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CATEGORY ARCHIVE: Neighborhoods

May 18, 2012

Groundbreaking Mid-Market News: 900 Folsom At Fifth

Speaking of San Francisco's housing pipeline and new construction slated to rise, while site work has already commenced at the corner of 5th and Folsom, Avant Housing will officially break ground on 900 Folsom this coming Monday, May 21. The build is slated to take 19 months with 282 new units and retail along Fifth ready for occupancy at the end of 2013.

Full disclosure: We were engaged by Avant Housing to consult on the development of 900 Folsom but received no compensation for this post.

∙ San Francisco’s Total Housing Inventory And Pipeline Report [SocketSite]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]

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

A Foreclosed Upon Noe Home Sells For Over...What Wells Was Owed

As we reported last month:

With a 2008 era mortgage for $910,000 long past due, last year Wells Fargo foreclosed upon the Noe Valley home of Kathryn Galves at 1164 Church Street [with $1,081,123 then owed including penalties and no bidders at that price on the courthouse steps].

Ms. Galves ended up accepting $7,500 to voluntarily leave the property prior to eviction by the Sheriff and not sue Wells Fargo, she has since vacated the property.

Yesterday, 1164 Church Street hit the MLS listed for $849,000 and touting "Great price, won't last!" with "offers due 5/1 by noon." And yes, priced at $494 per square foot, we’d be willing to bet the sale will be "over asking!" (and perhaps even more than was owed).

The sale of 1164 Church Street closed escrow yesterday with a reported contract price of $1,200,000 ($697 per square), well "over asking" and over what Wells was owed.

∙ Will Wells Profit From This Noe Valley Foreclosure? [SocketSite]
∙ Have You Heard The One About The House With Over 50 Offers? [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (16) | (email story)

May 17, 2012

Bernal Heights Contemporary Cage Match

We’re not sure it's a fair fight, but with the "modern architectural view home" at 118 Elsie having just hit the market listed for $1,295,000, a reader suggests a bare knuckles cage match with the contemporarily rebuilt 1687 Alabama Street which hit the market last week listed for $1,249,000 but has since been raised to $1,299,000.

118 Elsie has been listed at 1,931 square feet versus 1687 Alabama which was listed without but a reader reports to be 1,500. Both homes offer three bedrooms and two baths.

∙ Listing: 118 Elsie Street (3/2) 1,931 sqft - $1,295,000 [talklein.com]
∙ From Contractors Special To Reborn Contemporary Home On Alabama [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (9) | (email story)

May 16, 2012

North Beach Pagoda Theater Set To Be Sold To New Yorkers Today?

According to a tipster, Joel Campos who purchased the long shuttered North Beach Pagoda Theater in 2004 and waged a long battle to secure approvals to develop the blighted building is in contract to sell the shell to a New York based developer today.

While we haven’t been able to confirm the details, we’ll keep you posted and plugged-in.

And once again, as the approved conversion of the Pagoda Theater into 18 condos over ground floor commercial and 27 parking spaces was last rendered:

∙ North Beach Pagoda Theater Plans Approved By Planning, But... [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
∙ Pagoda Theater Preview (And Signs Of Progress All Around) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (28) | (email story)

May 15, 2012

8 Washington Watch: Development Approved!

In just under an hour at 4pm, San Francisco’s Board of Supervisors is scheduled to hear the appeals and either uphold or overturn the Planning Commission’s approvals for the 8 Washington Street development. Feel free to plug in and comment during the hearings.

Bonus points for breaking the Board's news as well as best quotes.

UPDATE: A plugged-in Steven Aiello reports at 12:58AM:

[Environmental Impact Report approval] upheld 8-3
[Conditional Use Authorization approval] upheld 8-3

The 8 Washington Street development has been approved by the Board of Supervisors.

∙ 8 Washington Could Be Approved, Financial Deal And All, Next Week [SocketSite]
∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ Protest Alert: Rally Against 8 Washington [SocketSite]

Posted by socketadmin at 3:05 PM | Permalink | Comments (25) | (email story)

The Vision (And Financing) For SF’s Wholesale Produce Market

With a vision for reinventing the San Francisco Wholesale Produce Market that's been on the boards, the city of San Francisco is preparing to back the $96 million initiative.

Under legislation that Lee and Supervisor Malia Cohen will introduce Tuesday, the nonprofit San Francisco Market Corp. will sign a new 60-year lease that calls for rent revenue from merchants to be used in a three-phase effort to redevelop and expand the market to an adjacent city-owned parcel at 901 Rankin St., currently a parking lot and storage site.

The nonprofit San Francisco Market Corp. is expected to borrow to cover up-front construction costs and pay it off with rent revenue. Once the upgrades and expansion are paid for, remaining rent revenue would go to the city's general fund, its main spending account.

As proposed, the two blocks of Jerrold Avenue that currently bisect the market will be closed and the market will expand from 300,000 to 500,000 square feet.

∙ SFWPM Past and Future [sfproduce.org]
∙ S.F. produce market to get $100 million upgrade [SFGate]

Posted by socketadmin at 9:00 AM | Permalink | Comments (6) | (email story)

May 14, 2012

55 Laguna: The Latest Rehabilitation Plans And Progress

Having purchased the former UC Berekely Extension campus at 55 Laguna last year, the new owners have filed an application to rehabilitate Richardson and Woods halls.

The proposal is to rehabilitate Richardson Hall for use as senior services, senior housing (40 dwelling units), and retail and/or office space in new excavated space created behind the Hermann/Laguna Street retaining wall; to rehabilitate Woods Hall for use as housing (21 dwelling units); and, to rehabilitate Woods Hall Annex for use as a community center.

At the exterior, the work at all three buildings will generally include creating several new wall openings, selective window replacement and/or modification, seismic upgrades, maintenance and repair work, and in‐kind roof repair and/or replacement.

The redevelopment and building of 413 housing units on the six acre Hayes Valley campus was first approved by Planning in 2008 and subsequently entitled.

With respect to the latest designs for the buildings and open space to be built in the middle of the campus, which includes 109 apartments sponsored by Openhouse for low-income LGBT seniors, we’ll keep you plugged-in.

∙ 55 Laguna Back In Play [SocketSite]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

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

Behind Salesforce's San Francisco Campus Debacle

A few days before Salesforce.com was poised to receive the City's approval, Salesfoce pulled the plug on their plans for a 14-acre campus in San Francisco’s Mission Bay.

From Reuters on Friday:

The company's stated reason for changing course was that the new campus would not be big enough for its growing workforce. But people closely involved with the ill-fated development paint a picture of an out-of-control project that lurched forward even in the face of stratospheric costs and tepid support among employees. Only a construction expert hired late in the planning process convinced Benioff that moving forward would be folly.

The canceled development has already cost Salesforce tens of millions of dollars, and the price tag could rise further if the Web-based software maker fails to find a ready buyer for the land it bought, according to recent regulatory filings.

The cancellation has also singed the company's relationships with city officials, including San Francisco Mayor Ed Lee, who had touted the development as an economic boon and was stunned when it was suddenly abandoned.

From 2010 to 2011, the projected cost of constructing the campus ballooned from $750 per square foot to roughly $1,000 per square and a project cost of roughly $2 billion.

∙ First Four Salesforce.com Campus Buildings Poised For Approval [SocketSite]
∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]
∙ Salesforce.com Kills Mission Bay Campus, Open To Offers For Land [SocketSite]
∙ Insight: Salesforce's plan for opulent campus a costly debacle [reuters.com]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (22) | (email story)

Facilitating Development Of The Chinese Hospital Project

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a proposed ordinance amending San Francisco’s Planning Code and Zoning Map to create a Special Use District which would facilitate the development of the proposed Chinese Hospital Replacement Project at 835 Jackson.

∙ Chinese Hospital Special Use District Ordinance [sfbos.org]
∙ The Chinese Hospital's Plans, Will The Mayor Make Demands? [SocketSite]
∙ Is Bruce Lee's Birthplace Historic Or Soon To Be History? [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (4) | (email story)

May 11, 2012

8 Washington Could Be Approved, Financial Deal And All, Next Week

Approved by San Francisco’s Planning Commission in March, next Tuesday, May 15, San Francisco’s Board of Supervisors will hear the appeals against the proposed 8 Washington Development and vote on whether or not to green-light the project.

Having participated in a protest related to the development, no word on whether or not Board of Supervisors President David Chiu will recuse himself from any votes.

Anticipating the Board of Supervisors will approve the project next week, the Port has scheduled a special meeting for 9am the next day, Wednesday, May 16, to approve the development deal for Seawall Lot 351. And an hour after that, the Board's Budget and Finance Committee is scheduled to hold its only public hearing and vote on the deal.

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ San Francisco Board of Supervisors Agenda: 5/15/12 [sfbos.org]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ Protest Alert: Rally Against 8 Washington [SocketSite]
∙ Port Commission Special Meeting: Seawall Lot 351 Development Deal [sfport.com]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

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

May 10, 2012

The Design And Details For Rapid Transit (BRT) Down Van Ness Avenue

Following years of planning, analysis and public feedback, the design for San Francisco's first Bus Rapid Transit (BRT) route on Van Ness Avenue has been selected with busses to run down the center median from Mission to Lombard.

Under this proposal, BRT lanes would flank the center median except at stations where the BRT vehicles would transition to the center of the roadway and be protected by right side boarding platforms. This alternative would have the best attributes of [the center median alternatives] (e.g., faster, more reliable performance) while avoiding the need to acquire left-right door vehicles or rebuilding the entire median.

This alternative would also eliminate all left turns from Van Ness Avenue between Mission and Lombard streets with the exception of a southbound (two lane) left turn at Broadway in order to gain the most transit travel time benefits.

The touted benefits of the BRT route include a 32 percent reduction in travel time, a 40 percent reduction in delays, and a 50 percent increase in reliability.

Construction of the Van Ness Avenue BRT line could begin as early as 2015 with service in 2017. The plan will be presented to San Francisco's Planning Commission this afternoon.

∙ Van Ness Avenue Bus Rapid Transit (BRT) [sfcta.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (46) | (email story)

May 9, 2012

Protest Alert: Rally Against 8 Washington

San Francisco Supervisor David Chiu is expected to join the San Francisco Tenants Union, a couple of "Occupy" groups, and a few neighborhood associations who oppose the 8 Washington Street development that was approved by Planning in a protest this evening.

Protestors plan to rally at 550 Battery Street at 5pm and march to the office of Golden Gateway’s Oak Hill Partners at Montgomery and Columbus at which point the protestors will present Golden Gateway (which owns 80% of the 8 Washington site) with a tax default notice from "the people."

According to Ted Gullicksen of the Tenants Union, the "people’s default notice" is on account of Golden Gateway having "found a way to avoid paying taxes on the real value of their property, resulting in a potential loss of $30 million to the city."

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ Art Agnos’ Open Opposition To The Development Of 8 Washington [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (32) | (email story)

May 8, 2012

What The F-Line

The discussion surrounding the design competition for concepts to "enliven and integrate" Fort Mason appropriately turns to the proposed extension of Muni's F-line from Fisherman’s Wharf to the Fort (click the image to enlarge).

The extension would cover less than a mile along City streets and through an existing rail tunnel adjacent to Fort Mason Center. The new terminus of the extension would be in the Fort Mason Center parking lot adjacent to Building A. The National Park Service has completed the environmental impact Statement (EIS) for the extension.

It would cost an estimated $40 million to design and construct the extension.

∙ Creative and Practical Concepts To Enliven and Integrate Fort Mason [SocketSite]
∙ Extension of F-Line Streetcar Service to Fort Mason Center [nps.gov]

Posted by socketadmin at 6:00 AM | Permalink | Comments (24) | (email story)

May 7, 2012

Open Space Or Condos For The Francisco Reservoir?

In early 2008, the San Francisco Public Utilities Commission floated the idea of selling off the Francisco Reservoir to developers with hopes of getting as much as $50 million for the site which has sat unused for 71 years, an idea which was quickly sunk by neighborhood and local Supervisor opposition, not to mention a market turnabout at the end of 2008.

While San Francisco’s Board of Supervisors passed a resolution reaffirming the reservoir’s status as open space, the resolution was non-binding, the site remains undeveloped and in disrepair, and the market for developable property is picking up.

Perhaps sensing another turning point, a consortium of four neighborhood groups is holding a community-wide meeting to review "proposed ideas and conceptual plans for public open space uses" for the reservoir on May 23, 6pm in the Galileo High Auditorium.

We'll keep you plugged-in.

∙ The SocketSite Scoop: Francisco Street Reservoir On The Market [SocketSite] 

Posted by socketadmin at 10:00 AM | Permalink | Comments (27) | (email story)

Creative and Practical Concepts To Enliven and Integrate Fort Mason

While there’s currently no budget to implement, invitations have been sent to a select group of firms to participate in a design competition for "creative and practical" concepts to "enliven and integrate" the 13-acre waterfront campus that is San Francisco’s Fort Mason.

While Fort Mason Center has been successful in offering programming and events that are diverse and engaging, the campus lacks a clear identity and cohesion that often prevents visitors from understanding the variety of uses on the site.

In addition, the campus includes spaces and amenities that have not been fully utilized to further Fort Mason Center’s mission, notably the vacant Pier One and the campus’s public realm, with a 437-space parking lot and an advantageous location on the bay.

Designed by the military with gates and retaining walls to separate the Fort from the city, ideas for improving its connection is a key element on which concepts will be judged.

A public presentation of the finalists' concepts is tentatively scheduled for October 15.

∙ Fort Mason Center 2012 Design Competition Brief [fortmason.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (12) | (email story)

May 4, 2012

Dusting Off Plans For New Dwellings On The NW Slope Of Mount Sutro

On the boards since 2004, the plans to build 34 dwelling units on the northwest slope of Mount Sutro have been dusted off and are making their way through Planning.

Twenty-four of the 34 units would be constructed as duplexes (with a two-story upper unit above a two-story lower unit) in 12 structures. A single building with ten townhomes would be constructed on the western portion of the site.

The proposed buildings would range between approximately 16 to 40 feet in height above the new street grade. The buildings would be four stories, with one to four stories above street level, and at the rear, down-sloping portion of the project site, at most two stories below street level (click design to enlarge).

The duplex buildings would have a total of 32 parking spaces, of which 26 would be in the form of two-car stackers, and six would be independently accessible, and the parking garages would contain room for bicycle parking. The townhome building would have 36 spaces in an enclosed parking garage, consisting of three nine-car rotating stackers and nine independently accessible spaces, and a minimum of six bicycle parking spaces.

If approved, construction of the "San Francisco Overlook" project will take an estimated two years to complete. A public hearing on the project is currently scheduled for June 7.

Posted by socketadmin at 1:00 PM | Permalink | Comments (15) | (email story)

May 2, 2012

The Plan To Transform San Francisco's Transit Center District

First drafted in 2009, the Planning Department's Transit Center District Plan for the area bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is making the Planning Commission rounds this week to prepare for a public hearing on the adoption and implementaion of the amended plan currently scheduled for May 24.

Once again, the plan's five Core Goals:

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

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

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

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

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

Core recommendations of the plan include: identifying and funding opportunities for new public open spaces (including an expanded Oscar Park); widening sidewalks, providing dedicated transit lanes, augmenting the bicycle network, adding signalized mid-block crosswalks, and converting certain alleys into pedestrian plazas; and, of course, increasing allowable density and height limits within the Plan area.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Draft Transit Center District Plan [sf-planning.org]
∙ Presenting Oscar Park (And A Chance To Provide Feedback) [SocketSite]

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

May 1, 2012

San Francisco’s 31 Natural Resource Areas And Plans To Protect

Thirty-one (31) Significant Natural Resource Areas have been identified within San Francisco, Natural Areas of unique plant and animal habitats within the parks that are managed by the San Francisco Recreation and Park Department.

With Areas ranging in size from a 0.3 acre patch of native oak trees and habitat for resident and migratory bird species by the 15th Avenue Steps, to the 395 acres of Lake Merced, the mission of the Natural Areas Management Program is to preserve, restore, and enhance the Areas armed with a proposed plan for the next 20 years.

∙ Significant Natural Resource Areas Management Plan Project EIR [sfplanning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (17) | (email story)

April 30, 2012

After 480 Days On The Market, A Boutique Soma Buyer Is Found

Picked-up as 2,275 square feet of industrial "flex space" for $820,000 in 2009, in 2010 the bathroom at 765 Clementina was enlarged and remodeled, the kitchen updated, and radiant heating was installed at an estimated cost of $50,000 per the permits.

Repositioned as a "boutique Soma residence," the property returned to the market 480 days ago listed for $1,200,000. Today, the sale of 765 Clementina closed escrow with a reported contract price of $940,000.

∙ 765 Clementina Returns As A "Boutique SoMa Residence" [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (1) | (email story)

April 26, 2012

100 Van Ness Repurposed, Redesigned And Rendered

In the background of the aerial rendering for the proposed tower to rise at One Van Ness, the existing 400 foot building at 100 Van Ness lurks.

As proposed and rendered above and below, however, the old AAA headquarters will be re-skinned and re-purposed as a 399-unit apartment building with ground floor retail, 118 parking spaces, and a 12,000 square foot rooftop resident’s playground above.

Features of the proposed 29th floor roof deck (click image to enlarge) include fire pits, lounges, a dog walk, a hot tub, lawn, plants and trees.

And yes, there's a good reason why apartment buildings are currently all the rage.

∙ An All-Star Architect's Design For The All Star Site At One Van Ness [SocketSite]
∙ AAA Complex At Van Ness And Hayes About To Get A Jump Start [SocketSite]
∙ Surprised By A Spike In San Francisco Rents? There's No Excuse. [Socketsite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (38) | (email story)

April 23, 2012

Cathedral Hill Hotel Demolition Paperwork Filed, Poised To Fall

With a special Planning Commission hearing scheduled for Thursday, at which approvals for CPMC’s Long Range Development Plans, including a new Cathedral Hill Hospital, are expected to be approved following the "extraction" of $115 million in affordable housing, transit and streetscape concessions from California Pacific, as a plugged-in tipster reports, CPMC has officially applied for the permit to demolish the Cathedral Hill Hotel.

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]
∙ Planning Commission Special Meeting: CPMC's Development Plans [sf-planning]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

April 20, 2012

La Boulange On 9th Avenue Unanimously Approved

As a plugged-in reader reports, San Francisco’s Planning Commission has approved the Conditional Use Authorization necessary for La Boulange to open its 13th San Francisco café and bakery within the mixed-use development being built at 1266 9th Avenue.

∙ Under Construction On 9th Avenue With (Or Without) A La Boulange [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (5) | (email story)

April 18, 2012

Under Construction On 9th Avenue With (Or Without) A La Boulange

The demolition of the vacant two-story funeral home and parking lot at 1266 9th Avenue was approved in 2008 along with plans to construct a four-story building with 15 residential units over 5,650 square feet of ground floor retail and a 16-space subterranean garage.

Having recently just started site work and targeting a late 2012 completion, tomorrow San Francisco’s Planning Commission will hear a request to allow the ground floor retail space to house a La Boulange Café and Bakery, now a formula retail (i.e., "chain") restaurant with 12 San Francisco locations, 18 in the Bay Area.

As proposed, the La Boulange would provide roughly 2,216 square feet of dining space including 341 square feet approximately outdoors at the front of the property. As proposed in 2008, the retail space was to be divided into three.

With approximately 250 written comments and a petition signed by 25 Inner Sunset merchants supporting the project versus approximately 50 written comments opposing, the Planning Department recommends approving the use.

And while rendered above without so you can see the full façade, there will be street trees.

∙ 1266 9th Avenue: Conditional Use Request to Open A La Boulange [sfplanning.org]
∙ Keep Chain Stores out of the Inner Sunset [arizmendibakery.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (33) | (email story)

April 16, 2012

A La Aboard The Titanic, The "Occupy" Band Played On

As plugged-in people know, the three existing buildings on 17th Street between De Haro and Carolina are slated to be razed with 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 proposed to rise in their place.

From a plugged-in tipster this weekend:

Just walked past this address where there is some sort of "Occupy" style protest in progress... I gather (strictly from word of mouth) that there are either squatters or tenants in the process of being evicted.

Apparently there was a three-man band playing on the roof (à la on the Titanic). And according to our tipster, the band wasn’t too bad.

∙ 1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (6) | (email story)

Up 11 Percent On An Annualized Basis In The Heart Of Noe Valley

As we wrote last month:

Purchased for $1,560,000 eight months ago, the single-family Noe Valley home at 152 Clipper Street has just returned to the market listed for $1,549,000.

While short-term holds make it difficult to recoup hefty transaction costs, they do provide a nice measure of the market, apples-to-apples style (albeit in this case, with $17,000 of permitted pest work completed in-between sales).

If you think you know Noe, now’s the time to tell. And with respect to the reason for selling, word on the street is that it’s related to work.

The sale of 152 Clipper closed escrow on Friday with a reported contract price of $1,680,000, up 7.7 percent versus its August 2011 sale, up 11 percent on an annualized basis for the remodeled three-bedroom (and bath) home "in the heart of Noe Valley."

∙ Think You Know Noe? Now’s The Time To Tell [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (37) | (email story)

April 11, 2012

Free The Toasters! (AKA Rationalizing Restaurant And Bar Controls)

Speaking of Neighborhood Commercial District controls, yesterday San Francisco’s Board of Supervisors unanimously approved a simplification of San Francisco’s Planning Code and permitting process which currently defines 13 different eating and drinking uses.

As parodied in the animation above:

Having definitions that attempt to differentiate between how restaurants operate and what types of food they sell is problematic for restaurant owners, and it’s also confusing for members of the public. Further, overly specific definitions are difficult for the Planning Department to enforce.

For instance, the current controls prohibit retail coffee stores from toasting bagels due to a prohibition on food preparation, and small self-service restaurants are required to serve their food in disposable wrappers. Not being in compliance with these rules could result in an enforcement action by the Planning Department.

In the works for over a year having been prompted by a bit of legislation proposed by then Supervisor Mirkarimi, the newly approved legislation for which Supervisor Wiener gets credit will go into effect in May and reduces the 13 categories of restaurants to three (3).

Eating/drinking establishments without on-site alcohol sales will be Limited Restaurants; restaurants with wine and beer will be Restaurants; and establishments with a full liquor license will be classified as Bars.

∙ Formulating Controls To Chase Financial Services Away [SocketSite]
∙ Rationalizing Restaurant & Bar Controls [sf-planning.org]

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

April 10, 2012

Formulating Controls To Chase Financial Services Away

There are 39 Districts within San Francisco in which Formula Retail controls which limit or prohibit formula retail apply, controls "adopted to maintain the unique visual character of the City’s neighborhood commercial districts [NCDs]."

Currently defined as "a type of retail sales activity or retail sales establishment which, along with eleven or more other retail sales establishments located in the United States, maintains two or more of the following features: a standardized array of merchandise, a standardized facade, a standardized decor and color scheme, a uniform apparel, standardized signage, a trademark or a servicemark," the definition of Formula Retail will be amended to include Financial Services as proposed.

From the Planning Department with respect to reasoning for the amendment:

In addition to having a standardized look and signage, Financial Services typically lack active or visually interesting store fronts. Therefore, having an over concentration of Financial Services in an NCD not only erode the visual uniqueness of that neighborhood, they can also negatively impact street life and vitality.

That being said, "there is a concern that there are very few Financial Service establishments in San Francisco, which would not be categorized as Formula Retail."

While some local Financial Service operations with fewer than 11 locations exist in San Francisco…most of the banks and even some Credit Unions are nationwide chains with more than 11 locations. While there will be additional limits on the provision of “financial services” under this proposed Ordinance, it should be noted that banking services provided through Limited Financial Services, ATMs, and online banking would still be permitted.

The proposed legislation will effectively prohibit new Financial Services in the Hayes Valley and North Beach commercial districts as both prohibit Formula Retail outright.

∙ Formula Retail Financial Services Amendment [sfplanning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (46) | (email story)

A Piers 30-32 Warriors Stadium Pipe Dream

With an estimated $50 million to simply prepare Piers 30-32 for any major development (on top of the $8 million the port has already committed for the America’s Cup) and only five years before the team’s Oracle Arena lease runs out over in Oakland, we’ll put the odds of the Golden State Warriors building a stadium upon Piers 30-32 at 5 percent.

If the Warriors were serious about making a move, we don’t believe they would have passed up the proposed Mission Rock development, irrespective of a Chronicle source’s claim that the Warriors "do not want the Giants to be their middleman.”

That being said, we would love to be proven wrong. And of course, there is another large parcel of undeveloped land around the corner that recently became available.

∙ Piers 30-32 Back In Play For The America’s Cup (And Beyond) [SocketSite]
∙ Warriors Sold, Plans To Move Untold [SocketSite]
∙ Mission Rock Plans Dusted Off With Giants Swinging For A 2015 Start [SocketSite]
∙ Warriors pass up S.F. Giants' arena offer [SFGate]
∙ Salesforce.com Kills Mission Bay Campus, Open To Offers For Land [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (15) | (email story)

April 9, 2012

The 280 Seventh Street Scoop (And Evolving Neighborhood Editorial)

A little while back the owners and operators of the Café in the Castro purchased the Rawhide II club building at 280 Seventh Street, once "the largest and…only Country Western Dancing club in San Francisco."

As proposed, the existing building will be razed and a four-story building with a club featuring an "entertainment area with stage for live performances, seating and a dance floor," a restaurant "in the style of a locally owned and sourced 'Cheesecake Factory' style eatery," a roof top garden, and two residential apartments facing Langton Alley will rise.

From the owners with respect to their plans:

We will be a neighborhood-serving restaurant while still recognizing the importance of visitors to the city coming to such places as Moscone Center. Our nighttime focus will be on the diversity you find at an LGBT entertainment venue with the inclusiveness found at Café duNord or Slim’s. Yes, that means we will have a stage and will be featuring performance as well as dance events. We envision the mix of entertainment as diverse as possible and are planning for a small but well equipped stage for live performances.

From Lodging in Public with respect to mixed feelings on a disappearing barrier dividing SoMa, a "[defense] against the good and bad effects of encroaching prosperity":

The Sixth Street skid-row corridor down the middle of SoMa served for the past three decades as a dangerous-looking (sometimes actually dangerous) buffer that prevented boring or timid people in the convention and financial zones to the east of us from walking very far at all west of the Yerba Buena complex around Third that includes Moscone Center. (Yerba Buena, of course, replaced San Francisco's former Skid Row in the hard-fought 1970s urban renewal rip-out. A lot of the people and functions it displaced moved over to Sixth.)

So even through the Web 1.0 boom, those of us living South of Market and west of Sixth were spared the glass-front high-rises, the loud after-work joints full of junior stock traders in mating plumage, and the restaurants and night spots catering to Midwestern conventioneers venturing out from Moscone Center -- that's all in the alien territory, confusingly also called SoMa, that stretches from Fifth east to the Embarcadero by the Bay Bridge. Over here, things have managed to stay a little more alternative.

Sixth Street, however, is losing its fear factor. It's going hipster. Its function as a containment zone for vice and dysfunction is fading as its property values rise. I think its future really is what a younger-generation SRO landlord predicted to me more than ten years ago: to provide hostel-type accommodations and entertainment for young people who want to go somewhere a bit different, but not perhaps too different.

Assuming Planning’s approval, the developers hope to host a grand opening in 2014.

∙ 280 Seventh Street [280seventh.com]
∙ Western SoMa: here come the conventionaleers [lodginginpublic]

Posted by socketadmin at 11:45 AM | Permalink | Comments (29) | (email story)

Market Rate Development On Track In SF, Affordable Housing Isn’t

As determined by the state Department of Housing and Community Development (HCD) and the regional Association of Bay Area Governments (ABAG), the current Regional Housing Needs Allocation (RHNA) calls for a target of 31,193 housing units to be built in San Francisco between 2007 and 2014.

With 7,826 market rate units having been produced from 2007 to 2011, market rate production is at 95 percent of the RHNA goal to date with a final goal of 12,315 units, 40 percent of the total RHNA target, by 2014.

With 4,500 affordable units, including those deemed to be affordable for those with household incomes up to 120 percent of the area median, having been produced from 2007 to 2011, the production of affordable housing is at 36 percent of the RHNA goal to date with a final goal of 18,878 units, 60 percent of the total RHNA target, by 2014.

∙ It's Two Years Later And Time To Adopt San Francisco’s Housing Plan [SocketSite]
∙ Regional Housing Needs Allocation (RHNA) Production to Date [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (2) | (email story)

The Renderings For The Corner Of 8th And 16th Streets As Proposed

As plugged-in people know, the building in which the Axis Café currently resides at 1150 16th Street will be razed as proposed and in its place a four-story building for production, distribution, and repair (PDR) will rise with a connected five-story, but shorter, building with 15 residential units over retail will rise on the gravel lot to its east.

The northwestern building (1201 8th Street) will be 68 feet tall as proposed and contain 12,826 sf of PDR space, divided into 15 units, on three levels above ground-floor retail.

The southeastern building (1150 16th Street) will be 58 feet tall as proposed and contain 15 residential units over ground-floor retail that's proposed for restaurant use.

Both buildings would share a common basement level with 14 residential parking spaces and eight commercial parking spaces, including one disabled-accessible space.

We don’t believe either of the buildings will actually be leaning when built, the designs for which have evolved a bit since those which were on the boards in 2009:

∙ The Axis Of…New Development At The Intersection Of 8th And 16th [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (10) | (email story)

April 6, 2012

A Maniscalco Designed Modern Apple Atop Dolores Heights

Another 2011 AIA Home Tour property, the modern John Maniscalco redesigned "Hill Street Residence" at 350 Hill Street sold for $2,900,000 ($853 per square foot) in 2009.

Featuring four bedrooms across three levels with big windows, an open floor plan, and some rather nice and recognizable indoor-outdoor living off the kitchen, the 3,400 square foot home is back on the market in 2012 listed for $3,395,000 ($999 per square).

And yes, by the book, it's actually Dolores Heights.

∙ Listing: 350 Hill Street (4/3.5) 3,400 sqft - $3,395,000 [teedhaze.com]
∙ 2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]
∙ A Week Of Atonement [SocketSite]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]

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

April 5, 2012

Art Agnos’ Open Opposition To The Development Of 8 Washington

Former San Francisco Mayor Art Agnos came out swinging today against the proposed and Planning approved 8 Washington Street development. From Agnos' open forum letter published in the Chronicle:

City leaders have been lamenting recently the continuing flight of families from San Francisco. Chronicle stories state a family earning $111,000 a year could afford only 23 percent of the houses for sale primarily in the city’s southern neighborhoods. Each year it gets worse. The response is civic hand wringing.

8 Washington, a project that combines public and private land, is a perfect place to begin a new policy by insisting that any residential development involving public land include middle-class family housing on the site. The current proposal is for a vertical gated community of luxury condos selling at $2.5 million to $7.5 million each. To get the best views, the developer is asking for the first height increase on northern waterfront in more than 40 years, from the current limit of 84 feet to 136 feet, as well as doubling the allowed bulk to make the project as wide as a football field.

The developer claims the project will meet the city requirement to fund 27 units of affordable housing — but somewhere else in the city, not on this partially city-owned lot. This deal also requires the city to continue to turn a blind eye to the loss of more than 100 rental apartments that have been converted to hotel use as corporate and vacation rentals. Those units are part of the Golden Gateway apartment complex, which is providing 80 percent of the 8 Washington site as a partner in the project. The result is that we accept an ongoing loss of affordable housing in order to aid in the development of luxury housing on the waterfront.

The alternative plan supported by Agnos and others, "a mix of hotels, restaurants, retail and a Downtown Transit & Bicycle Center on the Port of San Francisco’s remaining seawall lots, including 8 Washington."

With respect to "the loss of more than 100 rental apartments that have been converted to hotel use as corporate and vacation rentals," as we first reported earlier this week, an amendment to San Francisco Administrative Code Chapter 41 sponsored by Supervisor Chiu would "extend the restrictions against converting apartment units to short-term occupancies to tenants or guests of corporate entities that rent such apartments."

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ We tore down the Embarcadero Freeway for this? [SFGate]
∙ Airbnb: A Potential Civil And Criminal Penalty Hit List? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (41) | (email story)

Mission Rock Plans Dusted Off With Giants Swinging For A 2015 Start

The four year old plans to develop San Francisco’s Seawall Lot 337/Pier 48 dubbed "Mission Rock" have officially been dusted off with the Giants and their surviving development partner, the Cordish Cos., touting a plan to break ground for the massive project, currently the site of the San Francisco Giants Parking Lot A, by 2015.

As proposed, the 27-acre development would yield up to 1,000 housing units, 125,000 square feet of retail (down from 240,000), 1.7 million square feet of office space (up from a million), a garage with 2,690 parking spaces, and over eight acres of public open space.

As we first reported last month, the ten year lease for Seawall Lot 337 between the City and County of San Francisco and the China Basin Ballpark Company, a subsidiary of the San Francisco Giants, expired at the end of 2009 and was month-to-month before being extended five years by San Francisco’s Board of Supervisors to 2017.

∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Five More Years For Giant's Parking Lot A And Big Development Delay [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (31) | (email story)

April 4, 2012

On Again, Off Again, And Back Again For The Apple At 946 Elizabeth

As we reported last month:

Having been reduced to $2,495,000 two weeks ago, the listing for 946 Elizabeth was withdrawn from the MLS yesterday without a reported sale.

Once again, the single-family Noe Valley home was purchased for $2,375,000 in November 2010 having previously traded for $2,675,000 in April 2007, apples-to-apples style.

Relisted "under contract" two weeks later, 946 Elizabeth is back to being active and available for $2,495,000 on the MLS.

Once again, if you think you know the Noe market, now's the time to tell.

∙ Listing: 946 Elizabeth (3/3.5) 3,120 sqft - $2,495,000 [946elizabethstreet.com]
∙ No Noe Apple For You As 946 Elizabeth Is Withdrawn Without A Sale [SocketSite]
∙ Can You Correctly Re-Pick This Noe Valley Apple To Be? [SocketSite]
∙ 946 Elizabeth Is Picked Up Down At 11 Percent Under Its 2007 Sale [SocketSite]
∙ Think You Know Noe? Now’s The Time To Tell [SocketSite]

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

March 30, 2012

Think You Know Noe? Now’s The Time To Tell

Purchased for $1,560,000 eight months ago, the single-family Noe Valley home at 152 Clipper Street has just returned to the market listed for $1,549,000.

While short-term holds make it difficult to recoup hefty transaction costs, they do provide a nice measure of the market, apples-to-apples style (albeit in this case, with $17,000 of permitted pest work completed in-between sales).

If you think you know Noe, now’s the time to tell. And with respect to the reason for selling, word on the street is that it’s related to work.

∙ Listing: 152 Clipper Street (3/3) 1,723 sqft - $1,560,000 [MLS]

Posted by socketadmin at 7:00 AM | Permalink | Comments (74) | (email story)

14 Stories At 1415 Mission Street Back In Play

As plugged-in people know, the site at 1415 Mission at the corner of 10th has been entitled for a 14-story building, the design for which Heller Manus Architects rendered.

While sidelined by R&K Investments for the past two years, according to the Business Times, Martin Building Co. is in contract to purchase the site on which 165 units could rise.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]
∙ People Over Parking As 1415 Mission Gets A Land Use Thumbs Up [SocketSite]
∙ 1415 Mission Street Design [hellermanus.com]
∙ Martin Building Co. to buy Mission Street site [Business Times]

Posted by socketadmin at 6:30 AM | Permalink | Comments (9) | (email story)

March 28, 2012

CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan

With Mayor Ed Lee asking for $108 million to approve California Pacific Medical Center’s comprehensive plans, including a new medical center at Van Ness and Geary on Cathedral Hill and to rebuild St. Luke’s in the Mission, according to a statement from California Pacific CEO Warren Browner, CPMC has agreed to fund $115 million worth of affordable housing, transit and streetscape improvements in return for the city's blessing.

Assuming Planning Commission and Board of Supervisors approval, site prep for the Cathedral Hill Hospital project could commence by mid-summer.

∙ SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital [SocketSite]
∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ California Pacific, Mayor Ed Lee reach agreement on Cathedral Hill [Business Times]

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

Amended America's Cup Host Agreement Approved

San Francisco’s Board of Supervisors unanimously approved a scaled-down development and host agreement for the 34th America’s Cup in San Francisco with warm-up races, the World Series, scheduled to begin next month in Italy and hit San Francisco on August 21.

While Piers 30-32 are back to being pit row, the long-term development rights will remain with the Port of San Francisco as will the $8 million tab to ready the piers for team use.

And while the public's "America’s Cup Village" will remain at Piers 27/29, once again, development rights for Pier 29 will remain with the Port as will the cost of improvements.

We’re still waiting for a reaction from "Waterfront Watch," the group which filed a lawsuit in an attempt to block, or at least delay, any race related development, but we expect they'll be okay with the watered-down agreement.

∙ Piers 30-32 Back In Play For The America’s Cup (And Beyond) [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed [SocketSite]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ Pier Pressure And The Price San Francisco Taxpayers Might Pay [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (10) | (email story)

March 26, 2012

Electrifying Mission Bay And Transbay Transit Center News

As we wrote and quoted back in 2008:

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).

Last week, a plan to spend $1.5 billion dollars to electrify Caltrain by way of a mix of bonds, tax revenue and federal grants was agreed upon and included a "pledge by Bay Area leaders to build a 1.2-mile tunnel through downtown San Francisco to connect the line to the new Transbay Terminal."

The electrification is expected to take five years and construction could commence as early as next year. Now about the potential to develop the Fourth and King Streets railyard we first mentioned a few years ago…

∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]
∙ California High-Speed Rail Peer Review Questions Plans For HSR [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ $1.5 billion Caltrain deal packs some big extras [SFGate]
∙ Fourth and King Railyard: Now You See It, Perhaps One Day You Won’t [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (13) | (email story)

March 23, 2012

Planning Approves 8 Washington Street Development As Proposed

San Francisco’s Planning commission has approved the Environmental Impact Report (EIR) for the proposed 8 Washington development and voted in favor of increasing spot height limits, from 84 feet up to 136 feet, and permitting the subsequent shadows that would be cast over Sue Bierman Park in order for the project to be constructed as proposed.

Next up for the four to twelve story development that would yield 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club: San Francisco’s Board of Supervisors and the Port Commission.

And then, of course, will come the lawsuits and appeals.

∙ 8 Washington: Special Meeting And Votes To Approve This Week [SocketSite]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

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

March 22, 2012

Central Subway Station Site "Under Wraps" (And Renderings)

With bids to build the Chinatown Station for San Francisco’s Central Subway due May 8th, and construction scheduled to be completed by the end of 2017, the now-vacant building at 933-949 Stockton Street that was acquired by way of eminent domain to make way for the station has been wrapped for its protection prior to being razed later this year.

The solicitation for bids to build a $189 million Union Square/Market Street Subway Station is expected to be advertised next month.

∙ Central Subway Eminent Domain And Last Resort Housing Plan [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ Decorative wrap at Chinatown Station site [centralsubwayblog.com]

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

March 21, 2012

Envisioning San Francisco’s Central Corridor As An EcoDistrict

With an opportunity to build between 6,600 and 14,000 new housing units, and office space to support 22,900 to 46,700 new workers, San Francisco’s Planning Department is working to develop an innovative vision for San Francisco’s Central Corridor.

One of the visions presented earlier this month, the redevelopment of the Corridor as a central "EcoDistrict," improving self-reliance and reducing environmental impacts.

∙ Preaching To The Choir With Respect To Architectural Innovation [SocketSite]
∙ San Francisco’s Central Subway Corridor Project [SocketSite]
∙ Central Corridor EcoDistrict And Public Realm Improvements Presentation [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (29) | (email story)

Home Depot Applies Again: Can They Do It In San Francisco?

Four years ago, following a decade long battle to develop, Home Depot walked away from the former Goodman Lumber site on Bayshore Boulevard.

With Lowe’s having since successfully developed the site on Bayshore Boulevard, Home Depot has just filed an application to build a 120,000 square foot store at 1901 Cesar Chavez, formerly the site of a printing facility for the Fang family Chronicle and currently employed as a staging facility for construction at the San Francisco General Hosptial.

∙ Coming Soon! Bayshore Boulevard Home Depot Development Is Dead [SocketSite]
∙ Home Depot Bayshore (San Francisco): Let’s Get Ready To Rubble! [SocketSite]
∙ T-Minus Two Days (And A Decade In The Making) For Lowe’s In SF [SocketSite]
∙ Home Depot takes third shot at San Francisco store [Business Times]

Posted by socketadmin at 6:45 AM | Permalink | Comments (13) | (email story)

March 20, 2012

Breaking Ground At 530 Folsom For The Rene Cazenave Apartments

Construction, or parking lot deconstruction, might have commenced a few months ago, but in two weeks the ceremonial groundbreaking for the Rene Cazenave Apartments at 530 Folsom and the corner of Essex will take place.

Once again, it’s an eight story building with 120 below market rate apartments for the formerly homeless, a suite for supportive services, and two market-rate retail spaces that's rising on the former surface area parking site and the building is slated to be construction complete by the end of 2013.

∙ Construction Commences On 120 Units At Folsom And Essex [SocketSite]
∙ Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (46) | (email story)

March 16, 2012

One Rincon Hill Tower Two Site Sold, Rentals Likely To Rise

As we first reported in January, the One Rincon Hill second tower site was in play, but Miami based Crescent Heights wasn’t the buyer. Instead, Principal Global Investors picked it up for $29.75 million out of foreclosure (which plugged-in people knew to expect).

According to the Business Times, "the development team is aiming to start construction by this summer, and...the units will likely be rented out rather than sold as condos."

Or as a reader suspected a few months ago, "this tower will be built as apartments, with a condo map put on it so that it can be converted at some point in the future."

∙ One Rincon Hill Tower Two Site In Play [SocketSite]
∙ One Rincon Hill Phase II Partnership Interests Headed For Foreclosure [SocketSite]
∙ New tower to rise on San Francisco's Rincon Hill [San Francisco Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

March 13, 2012

The Latest Fad Sweeping Through SoMa

Citing an office vacancy rate of 8.65 percent in SoMa at the end of 2011 versus rates of 23.6 percent in 2008 and 25.5 percent in 2009, and an overall office vacancy rate of 9.3 percent for San Francisco, the owners of 808 Brannan are seeking Planning’s approval to legally convert the 45,723 square foot building from showroom (PDR) to office use.

Formerly the headquarters for Georgiou Studio, a local clothes designer, Mr. Georgiou lost the building to foreclosure in 2010 and it’s been vacant since. The Planning Department recommends approval of the conversion.

∙ 808 Brannan Street: Request for Office Authorization [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (6) | (email story)

March 12, 2012

CityPlace Parcels Along Market Scheduled For Foreclosure This Week

As we first reported last year:

Five parcels along Market Street between 5th and 6th Streets have been hit with Notices of Default (NOD's) including 935-939 Market, 943 Market, and 949-961 Market.

If that stretch of Market sounds familiar, it should. For as plugged-in people know, and PropertyShark catches, those parcels comprise the site of the proposed and approved CityPlace development.

Apparently Connecticut-based Commonfund Realty, which partnered with San Francisco based Urban Realty on the CityPlace development, "has stopped investment in real estate projects as it seeks to restructure a $1 billion fund that lost most of its value."

As best we can tell there’s approximately $36 million of cross collateralized debt on the three parcels and it’s a $9,680,000 note from 2007 which filed the notice of default.

While the Notice of Defaults noted above were cancelled, new Notices were filed soon thereafter. And as a plugged-in tipster notes, the CityPlace parcels along Market Street are now scheduled to hit the courthouse steps in San Francisco this Wednesday, March 14.

∙ Notice Of Default Filed For CityPlace Parcels [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ CityPlace EIR Approved Appealed Approved! [SocketSite]

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

Five More Years For Giant's Parking Lot A And Big Development Delay

The ten year lease between the City and County of San Francisco and the China Basin Ballpark Company, a subsidiary of the San Francisco Giants, for Seawall Lot 337, also known as Parking Lot A, expired at the end of 2009 and has been month-to-month since.

Slated for development, but struggling to secure equity investors since 2010, the proposed development of Seawall Lot 337 and Pier 48 (a.k.a. Mission Rock) 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 over the next 17 years.

This week, San Francisco’s Board of Supervisors will vote on a resolution to approve a new five year lease for the China Basin Ballpark Company, effectively delaying the development of Seawall 337 until at least 2017.

∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (7) | (email story)

March 7, 2012

The Bluepeter Building Loses Its Battle

As a plugged-in reader reports, the fight to save the Bluepeter building at 555 Illinois is over and the wrecking balls and heavy machinery have won.

While neighbors had wanted the building to be repurposed as a community center, the land on which the Bluepeter Building sits will become part of Bayfront Park, part of the Blue Greenway and Regional Baytrail open space initiative, stretching over seven acres along the waterfront from Agua Vista Park to Mission Bay.

∙ Not A Typical NIMBY Fight To Preserve The Bluepeter In Mission Bay [SocketSite]
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (8) | (email story)

March 6, 2012

Piers Exploratorium 60 Percent Complete, Opening Spring 2013

Having broken ground (or Piers) at the end of 2010, construction of the new Exploratorium on Piers 15 and 17 has reached the 60 percent complete mark and is on schedule for a spring 2013 opening with $70 million of the budgeted $300 million left to be raised.

The new Exploratorium will yield 330,000 square feet of indoor space for the institution; edcuational space for teacher development, after-school programs, and educational camps; and a cafe and bay view restaurant.

Outside, there will be 1.5 acres of free, open civic space with educational displays.

∙ Embarcadero Exploratorium Ceremonially Breaks Ground Today [SocketSite]
∙ Piers On Which People Can Play (Albeit More With Their Minds) [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (0) | (email story)

Clearing The Way For Postcard Row 2.0

As a tipster captured last week, the demo of the non-historic addition behind the mansion at 940 Grove Street has begun in order to clear the way for the three new houses to rise at 802-808 Steiner, down the street from San Francisco's historic Postcard Row.

As the block recently looked before:

And yes, the three new house will have views.

∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ Rendering Scoop: Proposed For 802-808 Steiner Below Postcard Row [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (6) | (email story)

March 5, 2012

8 Washington: Special Meeting And Votes To Approve This Week

With the replacement tennis courts having been shed and number of groups opposing the development, San Francisco’s Planning Commission will hold a special meeting this Thursday at 10 am to consider certifying the Environmental Impact Report (EIR) and shadow studies for the proposed development at 8 Washington Street.

As proposed, the existing Golden Gateway Swim and Tennis Club and parking lot on Seawall 351 would be demolished and residential buildings ranging from four to twelve stores with 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club would rise (click either image to enlarge).

The health club would be situated in the northern portion of the site with the enclosed portion fronting the Embarcadero with an undulating roofline reaching a height of approximately 35 feet and planted as a non-occupied green roof. Green "living wallsʺ are also proposed for portions of the Embarcadero elevation of the building.

The Planning Commission is also scheduled to vote on a recommendation to San Francisco's Board of Supervisors to approve the reclassification of a southwestern portion of the site from the existing 84-foot height limit to a height of 92 feet in one portion and 136 feet in another in order to clear the way for the buildings to rise as proposed.

The Planning Department recommends approval of the project with the condition that parking for residents be reduced from 145 to 131 spaces, a reduced parking to unit ratio that is "compatible with the parking ratios permitted within C-3 Districts nearby, and would therefore be appropriate to the transit-rich, pedestrian-friendly context of the Project Site."

∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ Planning Commission Special Meeting (3/8/12): 8 Washington [sfplanning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (18) | (email story)

March 2, 2012

Preliminary Designs For 801 Brannan On The Boards

Representing a little over half the 824 housing units proposed to rise across the full project area, and as has long been massed, David Baker + Partners has posted their preliminary design work for 801 Brannan which includes a "SFMade local-food marketplace," multiple green spaces and a redwood grove.

The last we heard, the goal was to get 801 Brannan built by 2014. And as plugged-in people know, SKS Investments is seeking approval to convert 257,243 square feet to office use "suited to technology tenants" at 888 Brannan across the street.

∙ Plans For 800 New Showplace Square Units Moving Forward [SocketSite]
∙ 801 Brannan And One Henry Adams: 819 Units As Proposed [SocketSite]
∙ On The Boards: 801 Brannan [dbarchitect.com]
∙ Converting 888 Brannan To Attract Tech Tenants (And Rents) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (8) | (email story)

17th And Folsom Street Park Funded And Opening 2014

The proposed subdivision of the 219-space surface area parking lot on the north side of 17th Street between Folsom and Shotwell and the building of a 34,300-square-foot neighborhood park on half the site has been funded thanks to grant from the State.

The design of the park will be refined and finalized over the next twelve months with construction planed to commence next Spring and be completed in early 2014.

∙ Parking Not Parks! (A Less Popular Mission District Bumper Sticker) [SocketSite]
∙ OMG! ODC Connected Appeal Of 17th And Folsom Park Is Withdrawn [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

March 1, 2012

Conversion Of 1945 Hyde Street Set To Get Started

Following a two year approval process and failed appeal led by the Russian Hill Community Association to block development, permits have been pulled for the Ogrydziak/Prillinger led residential conversion of the two-story garage at 1945 Hyde Street.

The project will yield 7 new housing units over ground floor commercial and 17 parking spaces, all unbundled from the dwelling units and with one space for car share.

And according to a plugged-in tipster, they’re about to start (re)construction.

∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ Appealing The Impact Of The Approved Rebuilding Of 1945 Hyde [SocketSite]
∙ 1945 Hyde: Planning's Decision Upheld As Appellant A No-Show [SocketSite]

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

February 28, 2012

Ooh And Ahh (And Ouch)

As we first reported with respect to 1422 Douglass this past September:

Purchased for $925,000 in 2007, the single-family Noe Valley home at 1422 Douglass returned to the market two weeks ago listed for $875,000 while noting: "Be prepared to ooh and aah (sic) over this charming Victorian home that packs a big impression."

On Friday, the list price for 1422 Douglass was reduced to $849,000. We’re not sure if that’s an "ooh" or an "ahh," but we do know that's 8 percent ($76,000) below its 2007 sale price on an apples-to-apples basis.

The sale of 1422 Douglass closed escrow on Friday with a reported contract price of $775,000, 16.2 percent ($150,000) below its 2007 sale on an apples-to-apples basis.

Once again, based on PropertyShark’s stats, the median price per square foot for neighborhood single-family homes dropped 19 percent from 2008 to 2011, down 8 percent from 2010 to 2011. The drop from 2007 through 2011 was 16.4 percent.

∙ Ooh, Ahh...And Now Reduced For The Noe Apple At 1422 Douglass [SocketSite]
∙ A Quintessential Noe Valley Apple Falls Into Our Cart [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (19) | (email story)

February 27, 2012

Salesforce.com Kills Mission Bay Campus, Open To Offers For Land

Poised to receive Planning's approval to move forward with the first four buildings at the center of their proposed 14-acre campus in South Mission Bay this week, Salesforce.com has just killed any near-term plans for the massive development.

According to the Business Times, Salesforce "needs space faster than it can build it and thus will focus its efforts on expanding into existing buildings in downtown San Francisco."

"We just took a look at our long term and really our short term needs. The reality is we are going to need the square-footage before we can build it," said Bruce Francis, Salesforce vice president of corporate strategy. "We came to the conclusion this is the way to go."

While there are no immediate plans to sell the Mission Bay land that Salesforce bought in late 2010 for $278 million, Francis expressed openness to offers.

No, it's no February Fools. And yes, the salesforce story does sound a bit iffy. One more strike and it's officially a development turkey for San Francisco today.

∙ First Four Salesforce.com Campus Buildings Poised For Approval [SocketSite]
∙ Salesforce suspends plans for huge San Francisco campus [Business Times]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (45) | (email story)

Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed

Following weeks of contentious negotiations, the America’s Cup Event Authority is dropping Piers 30-32 from its development plans and giving up its claim on Seawall 330, the undeveloped lot adjacent to the Watermark. Race teams will now be berthed at Pier 80.

At the same time, having unsuccessfully appealed the Planning Commission’s certification of the Environmental Impact Report for the venue work necessary to host the 34th America's Cup in San Francisco, "Waterfront Watch" has since filed a lawsuit in an attempt to block, or at least delay, any race related development.

Former San Francisco Board of Supervisors president Aaron Peskin is listed as a petitioner in the lawsuit, which appears to have been filed as leverage to renegotiate the terms of the City's Host Agreement with race organizers.

Originally scheduled to be reviewed by San Francisco’s full Board of Supervisors tomorrow, a vote on the new new terms of the old host agreement is on hold.

∙ Pier Pressure And The Price San Francisco Taxpayers Might Pay [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ Appealing The Impact Of The America's Cup In San Francisco [SocketSite]
∙ Lawsuit filed over key America's Cup environmental report [Examiner]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (25) | (email story)

A Quintessential Noe Valley Apple Falls Into Our Cart

As we originally reported, the "quintessential renovated and expanded Noe Valley home" at 4245 23rd Street was purchased for $1,700,000 in September 2004 and returned to the market listed for $1,795,000 last month.

As we also noted at the time, based on PropertyShark’s stats, the median neighborhood price per square foot for single-family homes is up 11 percent since 2004 having increased 37 percent from 2004 to 2008 but then dropping 19 percent from 2008 to 2011, and having dropped 8 percent from 2010 to 2011.

This past Friday, the sale of 4245 23rd Street closed escrow with a reported contract price of $1,820,000, up 7 percent since 2004 on an apples-to-apples basis.

∙ Quintessential Noe Valley (And Price Per Square Foot Trend) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (19) | (email story)

February 24, 2012

First Four Salesforce.com Campus Buildings Poised For Approval

The office allocation for the first four buildings of Salesforce.com’s Mission Bay Campus is poised to be approved by San Francisco's Planning Commission on Thursday, March 1.

The four buildings will yield 1,488,996 square feet, 1,254,551 of which will be office space, 41,363 ground floor retail, and 6,000 square feet for childcare. 1,394 parking spaces will be built underground while parking for 260 bikes will be spread between the four buildings.

A four-acre open plaza will be at the center of it all.

Supportive of Salesforce’s overall plan, two design requests by way of the Mission Bay Citizens Advisory Committee: to be "thoughtful about where the brightest accent colors are placed, as they will be visible to the occupants of surrounding buildings" and "sensitive about rooftop uses, visible from Potrero Hill."

∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]
∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

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

February 21, 2012

Fresh & Easy At 1245 South Van Ness Set For Approval This Week

On the agenda for San Francisco’s Planning Commission this week, the division and conversion of the former Delano's Market at 1245 South Van Ness into a Fresh & Easy.

The Project will divide the existing grocery store of approximately 21,452 square‐feet into a new 16,241 square-foot grocery store (Fresh and Easy, the formula retail use) and a 5,211 square-foot commercial retail space (tenant t.b.d.).

The Project will also result in the removal of approximately 16 off-street parking spaces and will reconfigure the accessory parking lot to provide 49 off‐street parking spaces, additional landscaping and bicycle parking.

As proposed, bicycle parking for thirty (30) will be provided versus the six required; the existing mural created by Precita Eyes and the children of Cesar Chavez School will be moved south; and sidewalk seating (or a parklet) would be added along South Van Ness.

∙ Fresh & Easy Headed For The Mission, Could The Castro Be Next? [SocketSite]
∙ San Francisco Planning Commission Agenda: 2/23/12 [sf-planning.org]

Posted by socketadmin at 8:15 AM | Permalink | Comments (23) | (email story)

February 16, 2012

The 333 Fremont Scoop: Let The Shoring Begin

It’s a plugged-in tipster that first caught the construction equipment arriving on the 399 Fremont site yesterday, but it’s not for the Californian to start rising. No, it’s actually to shore up the property line and prepare for the excavation of 333 Fremont upon which the 8-story residential building rendered above (click to enlarge) will rise.

First permitted in 2005, the 333 Fremont site is entitled for 83 condos averaging 803 square feet over three levels of underground parking.

∙ 399 Fremont: From Condos To Rentals And Flowers For Another Year [SocketSite]
∙ An 8 Month Extension For 8 Stories And 88 Units At 333 Fremont [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (22) | (email story)

February 15, 2012

An Apple A Day: Dolores Heights 2008 To 2012

As we wrote last month:

Speaking of around the corner from a Bi-Rite, having been redecorated and remodeled a bit since purchased for $1,695,000 in August of 2008, the 2,350 square foot Dolores Heights home at 3769 20th Street has returned to the market listed for $1,849,000.

While not perfectly apples-to-apples, we’ll call it close enough for horseshoes, at least with respect to the property as the neighborhood has remodeled a bit since 2008 as well.

The sale of 3769 20th Street has closed escrow with a reported contract price of $1,750,000. Call it 5.4 percent under asking but 3.2 percent over 2008.

∙ Let’s See What’s Changed Since 2008 Up In Dolores Heights [SocketSite]
∙ Mission Bay Block 7 West Rendered With A Bi-Rite In Mind [SocketSite]

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

February 14, 2012

New Life, Food, And Beer For The New Mission Theater As Proposed

With plans for condos to rise where the Giant Value store at 2558 Mission Street currently stands in the works, tomorrow San Francisco’s Architectural Review Committee will review plans to convert the adjacent New Mission Theater to a five-screen venue with food and adult beverage service operated by Alamo Drafthouse Cinema.

Inside, the theater would be converted from one to five screens, "utilizing and dividing the existing balcony levels (one auditorium on the ground floor, three new auditoriums on the lower balcony, and one new auditorium on the upper balcony)" while the projection room on the first floor would become a bar (click image to enlarge).

On the outside, the plan "would maintain and restore the character-defining elements on the exterior, including the Art Deco façade; free-standing pylon sign with neon tubes spelling out “New Mission;” cantilevered marquee; and streamlined parapet."

UPDATE: By way of a plugged-in reader, a (good) feeling for the Alamo Drafthouse Cinema culture in the form of their R-rated "Don't Talk or Text" PSA:

∙ Giant Value Housing Or Headache To Come In The Mission? [SocketSite]
∙ New Mission Theater (2554‐2558 Mission) Plans [sfplanning.org]

Posted by socketadmin at 3:30 PM | Permalink | Comments (16) | (email story)

The 401 Grove Street Seven And Great Parking Debate Continued

As we first reported last month, the permits to build 63 units over ground floor retail and parking at 401 Grove Street have been held due to a dispute with Planning over the number of approved parking spaces.

While the plans for 401 Grove Street approved by San Francisco’s Planning Commission last year "included tables and graphics depicting seven of the residential parking spaces in a tandem configuration, which would result in a total of 39 residential parking spaces," the written application "indicated that the project was proposing parking in an amount which is principally permitted by the Planning Code…a maximum of 32 residential parking spaces for the project, at a ratio of one space for each two dwelling units."

The developer’s request to amend the project’s approval to include the seven additional spaces is back in front of the Planning Commission this week with the Planning Department recommending the request be denied. The basis for Planning's recommendation:

1. The requested amendment would contradict the vision of the General Plan, and specifically the Market and Octavia Area Plan to focus new housing in walkable, transit‐served locations in a manner that discourages private automobile use as a primary mode of travel.

2. The movement of additional vehicles around the project site resulting from the added parking may degrade the experience of pedestrians and bicyclists.

3. The requested amendment is not necessary or desirable for, or compatible with the surrounding neighborhood.

As of an hour ago there were 67 cars parked in the long-standing lot at 401 Grove Street which would be demolished in order for the proposed new building to rise.

∙ Permits For 401 Grove On Hold Over Parking Dispute With Planning [SocketSite]
∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: The Revised Designs And Density [SocketSite]
∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (15) | (email story)

February 13, 2012

Twist And Shout (Or Rather Don’t) After The Renovation

An aerial view of the Minnie and Lovie Ward Playfields at 650 Capitol Avenue paints the painful picture of the ankle twisting park as it current stands. As proposed, however, the former Ocean View Park and Recreation Center will be transformed.

The proposed project would renovate the approximately 6.1‐acre playfields and would include replacement of the existing grass turf with synthetic turf and installation of three 60‐foot‐tall light standards, three 70‐foottall light standards, and six 80‐foot‐tall light standards. The new light standards would be placed on the perimeter of the field area and would be controlled by an automated control system, which would turn the lights on at sunset and turn the lights off upon field closure at 10:00 p.m. daily.

The project would also include replacement of the existing bleachers at the baseball field; installation of new bleachers at the softball/little league field; two new volleyball courts; replacement of the existing metal chain link fence with black vinyl fence; replacement of baseball and softball backstops and baseball dugout areas; refurbishment of the pedestrian walkway; installation of new drinking fountains, benches, bike racks, trash and recycling cans; modification to the existing retaining wall in the northeast field area; installation of irrigation system for existing vegetation; removal of the existing cargo container; improve infrastructure to comply with ADA requirements; and removal and replacement of up to 21 on‐site trees due to poor suitability and condition.

Click the rendering of the proposed playfields renovation plan below to enlarge.

∙ Minnie and Lovie Ward Playfields Renovation Plan [sfplanning.org]

Posted by socketadmin at 11:15 AM | Permalink | Comments (9) | (email story)

February 10, 2012

Pier Pressure And The Price San Francisco Taxpayers Might Pay

The latest budget report analyzing the financial impact of the 34th America’s Cup to be held in San Francisco favors an outcry to remove Pier 29 from the deal between the city and the America’s Cup Event Authority. From the Examiner:

Under the terms of the current deal, the authority would initially invest $55 million in pier improvements in exchange for a 66-year lease at Piers 30-32 and ownership of Seawall Lot 330, a property already approved for condos.

The authority could then opt to do additional pier work and get 66-year leases on piers 26, 28 and 29, which would trigger repayment from The City with an 11 percent interest rate. The report recommends that a cap be placed on the amount race officials can spend on improvements, or else The City could end up being roped into repayment for up to 91 years after the event.

The report suggests The City should nix Pier 29, at the foot of Telegraph Hill, from being transferred to race officials after the event. Board of Supervisors President David Chiu has been pointing to the lucrative property as a problem spot in the deal.

The Event Authority, however, has a different take (so to speak).

Stephen Barclay, a board member of the authority and the group’s primary negotiator, has been talking tough in recent weeks, saying concessions have already been made to mitigate the financial stress on the Port. Barclay said on Tuesday he will "draw the line" with Pier 29, because it is essential to the authority seeing a return on the total $111 million it plans to spend.

Also according to the report, should the America’s Cup Organizing Committee fall short of their $32 million fundraising goal, San Francisco taxpayers will be on the hook for the vast majority of the difference. To date, The Committee has raised $8 million.

∙ Regatta deal might sink San Francisco's coffers [Examiner]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

February 9, 2012

Can You Correctly Re-Pick This Noe Valley Apple To Be?

As we reported in November 2010:

From October 2004 to April 2007 the value of the single-family home at 946 Elizabeth increased from $2,100,000 to $2,675,000 for total appreciation of 21 percent and effective annual appreciation of 10 percent per year.

Yesterday the sale of 946 Elizabeth closed escrow with a reported contract price of $2,375,000, an 11 percent ($300,000) drop in value over the past three years.

The winner of our "think you know Noe" closest to the closing price challenge? A plugged-in "tipster" on the record at $2,365,000.

Back on the market and listed for $2,575,000 today, if you think you know Noe and the market for 946 Elizabeth now's the time to tell or forfeit your right to say "I told you so."

∙ Listing: 946 Elizabeth Street (3/3.5) 3,120 sqft - $2,575,000 [946elizabethstreet]
∙ Can You Correctly Pick This Noe Valley Apple To Be? [SocketSite]
∙ 946 Elizabeth Is Picked Up Down At 11 Percent Under Its 2007 Sale [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (16) | (email story)

February 8, 2012

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop

Arquitectonica blows the 725 doors off the old Heller Manus design for Tishman Speyer’s development at 201 Folsom. And as promised, we’ve got the rendering and design scoop.

The 80 foot full-lot podium is gone, instead two podium buildings topped with park-like outdoor areas for residents rise on the northeast (Folsom and Main) and southwest corners of the site while the two towers rise on the northwest (Folsom and Beale) and southeast corners with pathways and green space between.

Continue on for a few more renderings, design details and links...

Once again, the two towers of 201 Folsom will still rise 38 and 43 stories, but instead of 725 units, the new plans call for 671 units with 12 studios, 234 one-bedrooms, 333 two-bedrooms and 92 threes across the four buildings.

Per the terms of Planning's approval, Tishman Speyer currently has until September 3, 2012 to commence work on the project, the "sister" to Tishman's Infinty across the street.

∙ 201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (40) | (email story)

February 7, 2012

201 Folsom: The Revised Plans For The Two New Towers To Rise

First approved for development in 2003 but subsequently granted an extension to start construction by September 2012, the plans for Tishman Speyer’s two towers to rise at 201 Folsom (aka 314 Main Street), the sister project to Tishman's Inifinty, have been revised.

The two towers at 201 Folsom will still rise 38 and 43 stories over an 80 foot full-lot podium, but instead of 725 units with a mix of 161 studios, 466 one-bedrooms and 98 two-bedrooms, the current plans call for 671 units with 12 studios, 234 one-bedrooms, 333 two-bedrooms and 92 threes.

The number of parking spaces over which the building will be built has been reduced from 1,010 to 701 as 272 parking spaces which were originally included to accommodate the Post Office at 390 Main Street are no longer needed (the Metropolitan Transportation Commission purchased 390 Main).

In terms of design, Arquitectonica has replaced Heller Manus as the architects of record, stay tuned for the revised rendering scoop.

∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]
∙ The Infinity Sales Center: SocketSite’s Inside Scoop [SocketSite]
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

February 6, 2012

As Proposed To Start Rising At 2800 Sloat And Wawona By 2015

Approved for development in late 2008, but having failed to have broken ground within the required three-years, this week Planning will review a request to extend the right to build 56 new housing units and 23,000 square feet of commercial space with an open-air market at 2800 Sloat until 2015 (click either image to enlarge).

The approved proposal allowed the demolition of the three existing commercial buildings and the construction of a new mixed-use building totaling approximately 117,000 gross square feet, and a one-story building dedicated to commercial use that together will provide approximately 23,000 gsf of commercial space, four levels of residential occupancy with 56 dwelling units (consisting of 19 one-bedroom units, 24 two-bedroom units, and 13 three-bedroom units).

The proposed project includes a below-grade parking garage divided into two separated parking areas: one dedicated to 56 residential parking spaces and the other with 56 commercial spaces, for a total of 112 proposed off-street parking spaces and a residential bicycle storage area for approximately 25 bicycles...

The existing commercial buildings proposed for demolition currently house the Aqua Surf Shop, John's Ocean Beach Café and Robert's Motel.

The Planning Department recommends the Commission grant the extension to develop.

∙ 2800 Sloat Boulevard Plans and Request To Extend Development [sfplanning.org]

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

January 30, 2012

Preaching To The Choir With Respect To Architectural Innovation

In an attempt to learn "how cities can capitalize on the de-industrialization of their urban core to sustainably address the demands of growth and modernization" and inform the development of San Francisco’s Central Corridor Project, the Planning Department’s Steve Wertheim looked at four European cities (Amsterdam, Copenhagen, Lyon and Torino) to understand strategies, successes, and the ability to enhance quality-of-life.

One of the "key lessons" from Wertheim’s study that couldn’t help but catch our eye:

Amsterdam (and perhaps more so Lyon) show the potential of outstanding architecture to create iconic buildings and neighborhoods, thereby supporting both development and a high quality of life. To achieve such standards in the Central Corridor, San Francisco may need to consider raising architectural standards by formalizing peer-to-peer design review and/or revising our internal processes to support architectural innovation. With increased land values, it may also be possible for developments to attract the interest of top architects to the area.

Can we get an amen and hallelujah?

∙ San Francisco’s Central Subway Corridor Project [SocketSite]
∙ Capitalizing on De-Industrialization to Address Growth & Modernization [sf-planning.org]

Posted by socketadmin at 5:00 PM | Permalink | Comments (14) | (email story)

January 27, 2012

Quintessential Noe Valley (And Price Per Square Foot Trend)

Having undergone a major remodel in 1999 following its purchase for $410,000 in 1998, the "quintessential renovated and expanded Noe Valley home" at 4245 23rd Street sold for $1,700,000 in September of 2004.

The 2,302 square foot four-bedroom, which is much larger and scarcer than the median neighborhood home, is now back on the market and listed for $1,795,000.

Although their records appear to be incomplete for 2011, if PropertyShark is to correct, the median sale price per square foot for 94114 single-family homes was $697 in 2004, peaked at $953 in 2008, dropped to $840 in 2010, and was $773 last year on median sized home sales of 1,360, 1,530, 1,512, and 1,650 square feet respectively.

Based on PropertyShark’s stats, the median neighborhood price per square foot is up 11 percent since 2004 having increased 37 percent from 2004 to 2008, dropping 19 percent from 2008 to 2011, and having dropped 8 percent from 2010.

Keep in mind that with a 21 percent increase in the size of the median home sold from 2004 to 2011, even if the price per square foot had dropped 20 percent the median price paid would have shown "appreciation," one of the reasons simply quoting changes in median or average sale price often misleads.

And yes, size matters when it comes to comparing price per square foot for homes.

∙ Listing: 4245 23rd Street (4/3) 2,302 sqft - $1,795,000 [4245-23rdst.com]
∙ Size Matters (At Least With Respect To Dollars Per Square Foot) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (21) | (email story)

Has The Fat Lady Sung For The Opera's Warehouse At 800 Indiana?

Contingent upon City approvals to develop the site, the San Francisco Opera has agreed to sell its set-construction warehouse at 800 Indiana Street to Archstone which has filed an application to build 350 units of housing on the site.

The opera’s building at 800 Indiana is a long, skinny parcel that stretches the length of two blocks between 20th and 22nd streets. Plans call for the property to be sliced in half, creating an "on-grade east-west plaza" where 21st Street would be if it didn’t dead-end 14 blocks to the west at San Francisco General Hospital.

The frontage of the complex would be further broken up by a series of courtyards. The five bottle-shaped courtyards are generally 50 feet wide, narrowing to 25 feet at the entrance.

Archstone has asked to build parking for 263 cars (and 350 bikes) and residents of Esprit Park should recognize the parcel as it runs the length of the development to the west.

∙ San Francisco Opera set-making site to become homes [San Francisco Business Times]
∙ Esprit Park Two Years Later, Apples-To-Apples Style [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (7) | (email story)

January 25, 2012

Appeal Of America’s Cup Environmental Impact Report Rejected

Rejecting an appeal we didn’t expect to be successful, San Francisco’s Board of Supervisors has unanimously certified the Environmental Impact Report (EIR) required to move forward with the construction of venues for the 34th America's Cup in San Francisco.

In the words of a plugged-in reader last night:

The appeal was denied, with the proviso that there will be supplemental EIRs. I don't know how much this addresses the ambiguity and structural deficiency of the EIR--perhaps they should split it into a program EIR and a project EIR for those projects that are known to-date.

Key other points that were made included that the mitigation funding was based on an expected attendee size of X, whereas later impact analysis assumed 0.2X. No resolution was reached on who will pick up the tab if mitigation funding predictions turn out to be optimistic. The ACEA voluntarily backed down on the floating jumbotron in the aquatic park, and there was much rejoicing amongst the aquatic park users.

∙ Appealing The Impact Of The America's Cup In San Francisco [SocketSite]
∙ Comments, Responses And Revisions To The America’s Cup Draft EIR [SocketSite]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (21) | (email story)

January 24, 2012

Converting 888 Brannan To Attract Tech Tenants (And Rents)

In 2010, the Planning Commission approved the conversion of 138,580 of the 423,133 square feet between the interconnected buildings at 850 Brannan and 870 Brannan, collectively known as the 888 Brannan GiftCenter and JewelryMart, from production, distribution and repair (PDR) to office use.

Foreclosed upon by Wells Fargo prior to conversion, SKS Investments acquired 888 Brannan for $36 million in 2011 and is now seeking approval to convert a total of 257,243 square feet from PDR to office use "suited to technology tenants."

The more prominent of the two buildings, 870 Brannan is the five-story reinforced concrete building on the corner of 8th and Brannan which was constructed in 1917 and is on the National Register of Historic Places and California Register of Historical Resources.

As part of the conversion, the exterior of 870 Brannan would be rehabilitated with repaired or replacement windows, behind which parking for 31 cars and 80 bikes will be added.

With the support of the Planning Department, and scheduled to be reviewed by the Commission this week, the sponsors hope to start reconstruction next month.

∙ Request and Plans for the redevelopment of 888 Brannan [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (5) | (email story)

January 23, 2012

Appealing The Impact Of The America's Cup In San Francisco

Certified by San Francisco’s Planning Commission in December, tomorrow San Francisco’s Board of Supervisors will hear an appeal of the Environmental Impact Report for the venue work necessary to host the 34th America's Cup in San Francisco.

The appeal was filed on behalf of San Francisco Tomorrow, Golden Gate Audubon Society, Waterfront Watch, Telegraph Hill Dwellers and the San Francisco Group of the Sierra Club.

A successful appeal, which we'd bet against, would cause a bit of both planning and political upheaval.

∙ Amercia's Cup Environmental Impact Report Certification Appeal [sfbos.org]
∙ Comments, Responses And Revisions To The America’s Cup Draft EIR [SocketSite]
∙ The 34th America's Cup Environmental Impact Report (And Issues)

Posted by socketadmin at 2:00 PM | Permalink | Comments (9) | (email story)

No Chairs For You In The Castro Commons Before (Or After) Nine

On the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, new regulations for the use of Jane Warner Plaza, also known as the 17th Street Plaza or Castro Commons, San Francisco’s first parklet to open at the intersection of Castro and 17th Streets.

As sponsored by Supervisor Wiener, a new use ordinance would prohibit sitting "on movable chairs or movable benches" in the plaza from 9pm to 9am and prohibit sleeping, camping, smoking or peddling merchandize in the plaza at any time.

The proposed restrictions will apply to Harvey Milk Plaza as well. And of course, please don't forget to wear your pants.

∙ Regulations for Jane Warner and Harvey Milk Plazas [sfbos.org]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ San Francisco Parklets Present And Proposed [SocketSite]
∙ Wiener’s Proposed Public Weiner (And Ass) Ordinance [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (18) | (email story)

January 20, 2012

The Designs For Daggett Park

This Monday, January 23, San Francisco's Planning commission will present the schematic design for Daggett Park to the San Francisco Arts Commission, which, through their Civic Design Review process, is tasked with reviewing the design of all public projects.

As proposed, the park will include a tilted lawn, "penta-step" installation, wave bench and a dog run amongst other features. The full presentation for the park to be built between 7th and 16th Streets and the buildings of Daggett Place:

∙ Daggett Park: Phase 1 Schematic Design Presentation [sf-planning.org]
∙ Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]

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

January 19, 2012

Construction Commences On The Decades-Old "Hole In The Ground"

Construction has commenced at the corner of Market, Noe, and 16th streets. Known as the "Hole in the Ground" for the past three decades following the fiery demise of the church that once occupied the site, as plugged-in people know, it’s a five-story building with 18 residential units over ground floor retail that’s being built (click rendering to enlarge).

It’s an Ian Birchall and Associates design that's rising. And no, the parallels between 2299 Market Street and what's happening with 1601 Larkin don’t end there, but we are keeping our fingers crossed that the "decades-old" bit ends up being unique.

∙ 2299 Market As Proposed, Opposed, And Recommended By Planning [SocketSite]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ An Attempt To Settle For With San Francisco's Planning Commission? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (26) | (email story)

January 18, 2012

The New And Improved Design Proposed To Rise At 147 South Park

Approved for demolition in 2003 and having sat in neglect since, it was a year ago we first plugged you in to the initial designs for the proposed four story building to rise at 147 South Park. Originally scheduled to be reviewed six months ago, a couple of Planning Commission hearings were postponed in order to provide additional time for the developer "to refine the design and…overall proposal" in conjunction with the Planning Department.

The proposed replacement structure is a four-story, 40 foot high, two-unit multifamily building with a ground floor commercial space identified as an eating and drinking establishment. The Project proposes to meet the usable open space requirement on site, through the provision of open space on decks at the 3rd floor, 4th floor and the roof.

The Project will provide one off-street parking space designated for the ground floor commercial use and one off-street parking space for a dwelling unit. Automobile access is from the rear of the lot, on Varney Place, and away from South Park Avenue.

In addition to the approximately 2,133 square foot ground floor commercial space fronting on South Park Avenue, a three-bedroom residential unit would be located on the second floor while a four-bedroom unit would occupy the third and fourth floors.

The Planning Department recommends the Planning Commission approve the project as long as façade finish materials are less reflective than rendered and the fourth floor is set back 15 feet from the main building wall, "as is standard for any proposed floor whose height exceeds those on adjacent structures."

Credit Geddes Ulinskas Architects for the design.

∙ 147 South Park As Proposed Within The South Park Historic District [SocketSite]
∙ 147 South Park: Designs And Planning Commission Hearing Packet [sfplanning.org]

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

January 17, 2012

The Proposed Model(s) For A Modern EV Changing Station In SF

As proposed, structures will rise on the surface area parking lot at 708 Davis Street and serve as an electric vehicle battery changing station and visitor center for Better Place Inc.

The proposed project [click image above to enlarge], based on architectural plans by Stantec Consulting Inc., would consist of a group of interconnected structures including a long, narrow building with roof deck, a drive-through garage bay, metal equipment containers behind screen walls, and and several...signs. The proposed structure would be clad with ACM (aluminum composite) panels, channel glass (Bendheim), and corrugated metal.

Located at the southeastern edge of the Northeast Waterfront Historic District, the proposed changing station project is scheduled to be reviewed by the Architectural Review Committee of San Francisco’s Historic Preservation Commission tomorrow.

As the site currently appears, without the deck on which models will apparently congregate:

∙ Plans And Review for 708 Davis Street Station As Proposed [sfplanning.org]

Posted by socketadmin at 10:30 AM | Permalink | Comments (33) | (email story)

January 10, 2012

Let’s See What’s Changed Since 2008 Up In Dolores Heights

Speaking of around the corner from a Bi-Rite, having been redecorated and remodeled a bit since purchased for $1,695,000 in August of 2008, the 2,350 square foot Dolores Heights home at 3769 20th Street has returned to the market listed for $1,849,000.

While not perfectly apples-to-apples, we’ll call it close enough for horseshoes, at least with respect to the property as the neighborhood has remodeled a bit since 2008 as well.

∙ Listing: 3769 20th Street (3/2.5) - $1,849,000 [20thvictorian.com]
∙ Mission Bay Block 7 West Rendered With A Bi-Rite In Mind [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (32) | (email story)

Mission Bay Block 7 West Rendered With A Bi-Rite In Mind

Perhaps it's simply wishful thinking, but as a plugged-in reader notes, the designs for the affordable mixed-use rental building to rise on Mission Bay Block 7 along Fourth Street between China Basin and Mission Bay Boulevard were rendered with a Bi-Rite in mind.

The development brings 200 residences and 10,000 sf of neighborhood-serving retail to the developing area. The retail arcade wraps around the corner at Mission Bay Boulevard North, creating a lively interaction with the adjacent UCSF campus.

The large building steps down from four stories at the west side of the block to three stories toward the east. The massing is broken into discrete volumes to create a varied, interesting, and accessible street edge.

The building wraps around a large communal open space for gathering and relaxing. At the west side, a second-level podium courtyard tops the embedded garage; at the east a ground-level courtyard features a community pavilion with space and amenities for residents to gather, cook, or do laundry. The courtyard, while secure and protected, is visually open, providing glimpses of green to to passersby through the entryway.

Along China Basin, a landscaped pedestrian corridor provides access to the exterior units, which connect to the mews via raised porches.

A joint development between the Related Companies of California and the Chinatown Community Development Center, the project is currently slated to yield 72 one-bedrooms and 128 two-bedrooms with parking for 100 cars and twice as many bikes.

∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ Mission Bay Block 7 West On The Boards [dbarchitect.com]
∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

January 9, 2012

Permits For 401 Grove On Hold Over Parking Dispute With Planning

First approved for development in 2008, acquired out of foreclosure in 2010, and then unanimously re-approved by Planning in 2011 to include 63 dwelling units (versus 61 as first approved), a dispute with Planning over seven parking spaces is holding up the permits for the building of 401 Grove Street to begin.

The perspective of the project sponsors:

Our project is being brought back to the Commission [on] January 12, 2012 due to an oversight concerning parking spaces in the original Staff Report.

Seven of our parking spaces were shown on our planning submission as tandem spaces but specific findings were not made by Staff to obtain approval for the extra spaces in each tandem spot, so our site permit submission was held up. Planning staff never expressed concern about these parking spots, but they were not properly documented in the Staff Report, forcing us to come back to the Planning Commission to complete our entitlements.

From the perspective of the Planning Department:

On July 13, 2011, the Planning Commission approved a Conditional Use Authorization for a project to demolish an existing surface parking lot and construct a new mixed-use project containing 63 dwelling units (including nine on-site inclusionary housing units), 5,000 square feet of ground floor commercial uses, 32 off-street residential parking spaces, three commercial parking spaces, and two car-share parking spaces. The plans presented to the Commission included tables and graphics depicting seven of the residential parking spaces in a tandem configuration, which would result in a total of 39 residential parking spaces.

However, the written application indicated that the project was proposing parking in an amount which is principally permitted by the Planning Code. The Planning Code principally permits a maximum of 32 residential parking spaces for the project, at a ratio of one space for each two dwelling units. Accordingly, the conditions of approval limited the total number of parking spaces in an amount that did not account for the seven additional parking spaces that would result from the tandem configurations.

This week the Planning Commission will review a request to amend the project’s approval to include the seven additional spaces, an amendment the Planning Department opposes and the value of which the project sponsors estimate to be $300,000 in "an environment where financing and equity are extremely difficult to put together."

As the site currently appears (and offers parking for more than 32):

∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: The Revised Designs And Density [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (27) | (email story)

January 6, 2012

Salesforce.com Campus Key Elements And Design Preview

Scheduled to be presented at San Francisco’s Planning Commission next week, we’ve got a preview of the key elements (no private cafeteria on campus), latest building designs (continue reading below), and phasing for the 1.9 million square feet of office, 65,000 square feet of retail, 4.2 acres of public open space, 2,111 auto parking spaces, and 450 bicycle parking spaces proposed for Saleforce.com’s Global Headquarters to rise in San Francisco’s Mission Bay.

Key programmatic and design elements of the proposed campus by way of Planning:

Retail Program and Childcare
In addition to 1.92 million square feet of office space, the Major Phase calls for 65,000 square feet of retail and 21,000 square feet of on-site childcare. The retail program will include a mix of sitdown restaurants, casual cafes, shops and services, located in key areas on the ground-floor to help integrate the campus with the larger community and activate the pedestrian realm.

The retail is intended to serve Mission Bay’s residents and daytime worker population, as well as Salesforce employees. Unlike other corporate campuses, Salesforce will not have private cafeterias or other eateries for its employees. Rather, Salesforce employees will use the public retail spaces, adding to the vitality of the area’s street life...

Under the Major Phase, Salesforce will provide up to 21,400 square feet of on-site childcare space, consistent with the Mission Bay Redevelopment Plan childcare requirements and Section 414 of the San Francisco Planning Code. The proposed on-site childcare will accommodate approximately 200 children. While priority will be given to children of Salesforce employees for the on-site childcare spots, to the extent space is available, Salesforce and the childcare provider may make spaces available to the public.

Open Campus and Active Pedestrian Realm
The proposed design is intended to create a vibrant, urban campus that is intended to be well integrated with the Mission Bay neighborhood and establish a clear corporate identity for Salesforce. The Salesforce headquarters is intended to be an open campus, with publically accessible and inviting ground floor uses such as retail, restaurants, childcare and open space. Each building will have its own entrances and the campus is designed to be permeable, with access points off all major streets.

The Salesforce campus will provide a total of 4.2 acres of publically-accessible open space including a large plaza on Blocks 29-32 – referred to as the Town Square – as well as a series of smaller, interconnected open spaces and plazas. The Town Square will be at the center of the campus and is intended to be a gathering place for the public as well as Salesforce employees. It will contain seating, farmer’s markets, outdoor café space, art work and other programming.

Several key elements will help define the open space and Town Square. There will be two pavilions that will serve as sculptural elements in the space. The pavilions will include retail, meeting spaces and other uses to help activate the open space. One of the pavilions will be designed by local or international artists to create architectural variety and interest. The second pavilion, located adjacent to the building on Block 31, will be designed by Legorreta + Legorreta in the same architectural vocabulary as the campus and will support an outdoor electronic screen. The screen will provide public programming, such as baseball games or movies, to help activate the central open space.

The Town Square will include water features that lead from 3rd Street to Terry Francois Blvd, – the visual axis to the Bay – fountains, runnels, a large vernal pool that will expand and contract, depending on the season or use in the center, terminating in a wetlands maze. This axis will also be marked at each end by two slim, vertical “pylons” rising to 165 feet. These pylons will help define the entries to the Town Square, and will relate to an existing visual language in Mission Bay of vertical elements in public spaces, including the Richard Serra sculptures on the UCSF campus and the tall campanile on the UCSF Community Center building. The pylons, to be built of natural red sandstone, are intended to be an iconic and easily identifiable part of the Salesforce campus.

Circulation, Transit and Automobile and Bicycle Parking
The Salesforce campus is well-served by local transit. The site is adjacent to the Third Street Light Rail line. In addition, the 22 Fillmore bus line will be rerouted to extend along 16th Street and will travel north along Third Street in front of the site. The Caltrain station is located less than a half-mile north of the site. The site is also well served by bicycle infrastructure, with dedicated bike lanes planned for 16th Street and Terry Francois Boulevard.

The Design for Development requires one parking space for each 1,000 square feet of gross floor area of office space. It also permits additional parking for retail space depending on the size and specific use. The Major Phase application therefore allows a maximum of 2,211 vehicular parking spaces. Salesforce will build two new parking structures on the campus to accommodate 1,836 parking spaces. Car parking will be concentrated in two above grade structures on Block 31, (accessed from South Street), and on Block 34 (accessed from Illinois Street). Vehicular curb cuts are not allowed on Third Street, the main transit spine in Mission Bay. The remaining spaces will be provided in the existing parking garage on Block 27 (Parcels 2 and 3), previously developed by ARE.

Lastly, the Design for Development requires one secured bicycle parking space for every 20 vehicular spaces for a total of 111 bicycle spaces. Salesforce is providing 450 bicycle parking spaces, well more than the number required. Salesforce will also provide showers and storage areas to support bicycle riders.

Building Siting and Massing complements Open Space and Urban Context
The location and massing of the buildings will reinforce Mission Bay’s urban setting, while being sensitive to the surrounding context. Buildings have been sited to preserve mid‐block views and pedestrian access to downtown and the waterfront. Blocks 29-32 on the Salesforce campus will be divided by north-south and east-west “varas” or privately-maintained, pedestrian public rights-of-way that help breakdown the scale of the development and improve pedestrian circulation. The north-south vara will connect to an existing vara on Blocks 26-28, referred to as Bridgeview Way. The east-west vara will allow pedestrians to walk from Third Street, through the campus, to Terry Francois Boulevard and beyond to the future Bayfront Park and the waterfront.

Along Third Street, the buildings will create a street wall [while] the buildings step down towards the waterfront along Terry Francois Boulevard, creating a sense of openness and expansiveness along the Bay. In addition, the stepped massing provides outdoor terraces that break down the mass and activate the facades. Taller building massing punctuates and anchors key locations and gives visual wayfinding cues to the town center as well as provides visual variation. The parking structures are located internally to the project and hidden from view.

Schematic Building Design of first phase Blocks 29, 30, 31, and 32
The first phase consists of a public open space bounded by four buildings. The first phase of development consists of 1,259,680 s.f. of office space, 49,318 s.f. of retail, and 6,000 s.f. of childcare space. A subterranean service tunnel provides access to loading docks to all four buildings.

The overall vocabulary of the buildings is a consistent but playful variation of a theme: boldly scaled solid masses that wrap around and past other masses, articulated by vertical and horizontal glazed curtain walls and punctuated by deep fenestration. The buildings are further punctuated with vertical masses; deep horizontal overhangs and thick walls layered with varied materials.

Block 29, Olive Building

The Olive building will clearly articulate the role of primary entry to Salesforce headquarters. Located on the corner of 3rd and South Street, the building contains office space and retail space in the heart of the town square. The building is composed of a 10-story tower that steps down to a 6-story mass that further steps down to a 4-story structure along 16th Street. The 6-story mass is covered by a folded plane overhang that is supported by colorful columns. A 165’ tall campanile attached to Building 29 will visually mark the center of the town square.

Block 30, Purple Building

This building, at South Street and Terry Francois Boulevard, contains six stories of structured parking and office space. In addition to the office and entrance lobby, the ground floor is programmed with a fitness center and retail space which is setback from the street, providing a plaza that faces onto the waterfront park across Terry Francois Boulevard.

The building is strongly articulated into three segments: the parking structure, which is clad with a vertical orange terracotta rainscreen; the office block, which is clad with orange terra cotta and punched window openings; and an amenity wing which is clad with a purple accent material fenestrated with a square lattice grid.

Block 31, Pink Building

The Pink building at the corner of 16th and 3rd St. occupies an important corner of two prominent streets. It is composed of three distinct building masses: a five to six-story bar along 3rd Street that intersects with a ten-story office building as it wraps around the 16th street corner, and a six-story building mass in the mid-block of 16th that is separated by the office entrance lobby.

Ground floor retail along 3rd street wraps around 16th Street and into the “town center” plaza, and office uses occupy the majority of the remaining sides. The composition is solidly massed blocks punctuated by deeply recessed punched fenestration, contrasted by upper story setbacks and clad with glazed curtain walls, and capped by a flat roof plane with deep overhangs that folds down into a thickened wall.

Block 32, Yellow Building

The smallest of the four buildings occupies the corner of Terry Francois Boulevard and 16th
Street. The building steps down to create a series of terraces that face the waterfront. A glass and steel bridge spans the vara to connect the Yellow building to the Pink building.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (65) | (email story)

January 5, 2012

One Rincon Hill Tower Two Site In Play

Back in 2008, the phase two second tower of One Rincon Hill was officially "put on hold." And as we first reported early last year, the 64 percent partnership interest held by Urban West Rincon Developers II, LLC in the One Rincon Hill Phase II Limited Partnership and the entire general partner interest held by Rincon Developers Phase II, LLC were headed for a foreclosure sale.

While not a done deal, according to a plugged-in source the undeveloped site for the second tower of One Rincon Hill is now in contract. And if our source is correct, Miami-based Crescent Heights which has started construction on 749 units at 1401 Market Street and owns the parcel at 45 Lansing on which a proposed 320 units will rise across the street from One Rincon Hill should emerge as the buyer, or possibly an equity partner.

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

∙ It's "Official," One Rincon Hill's Tower Two Is Indefinitely On Hold [SocketSite]
∙ One Rincon Hill Phase II Partnership Interests Headed For Foreclosure [SocketSite]
∙ 1401 Market Street: Redesigned And Cleared For Construction [SocketSite]
∙ 45 Lansing Site In Contract, No Imminent Eviction For The Bees [SocketSite]
∙ 45 Lansing Take Two: Latest Renderings And Smaller Units Proposed [SocketSite]

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

January 4, 2012

California High-Speed Rail Peer Review Questions Plans For HSR

The conclusion from the California High-Speed Rail Peer Review Group yesterday, a group formed by the State Legislature and headed by former Caltrans chief Will Kempton:

In [the report below], we have discussed a number of considerations under which the [California High-Speed Rail] Funding Plan and the Business Plan can be improved. Some of these suggestions can also reduced project risk and improve financial feasibility. We do not discuss a number of additional comments on the draft 2012 Business Plan than have less bearing on the feasibility of the project or the reasonableness of going ahead. With this said, we cannot overemphasize the fact that moving ahead on the HSR project without credible sources of adequate funding, without a definitive business model, without a strategy to maximize the independent utility and the value to the State, and without the appropriate management resources, represents an immense financial risk on the part of the State of California.

Until a final version of the 2010 Business Plan is received, we cannot make a final judgment on the Funding Plan. Therefore, pending review of the final Business Plan and absent a clearer picture of where future funding is going to come from, the Peer Review Group cannot at this time recommend that the Legislature approve the appropriation of bond proceeds for this project.

The full text of the Peer Review Group's report:

UPADTE: The response from the California High-Speed Rail Authority:

While some of the recommendations in the Peer Review Group report merit consideration, by and large this report is deeply flawed, in some areas misleading and its conclusions are unfounded.

Unfortunately, many of the most egregious errors and unsupported assertions would have been avoided with even minimal consultation with the CHSRA. Although some high-speed rail experience exists among Peer Review Panel members this report suffers from a lack of appreciation of how high speed rail systems have been constructed throughout the world, makes unrealistic and unsubstantiated assumptions about private sector involvement in such systems and ignores or misconstrues the legal requirements that govern the construction of the high speed rail program in California.

The full text of the Rail Authority's response:

Posted by socketadmin at 7:45 AM | Permalink | Comments (119) | (email story)

December 30, 2011

California Supreme Court Rules Against Redevelopment Agencies

The California Supreme Court has upheld the legislative move orchestrated by Governor Brown that effectively abolished redevelopment agencies across California.

The multi-million dollar question: can large-scale neighborhood revitalization and redevelopment projects thrive, or even simply survive, without agency dollars and support?

∙ Supreme Court Redevelopment Ruling [signonsandiego.com]
∙ Proposed Redevelopment Agency Elimination Puts SF Projects At Risk [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

December 28, 2011

Construction Commences On 120 Units At Folsom And Essex

Construction has commenced at the southeast corner of Folsom and Essex, also known as Transbay Block 11A. As plugged-in people know, it’s an eight (8) story building with 120 below market rate apartments for the formerly homeless, a suite for supportive services, and two market rate retail spaces that's rising on the former surface area parking site.

The project will also yield a wider Essex Street sidewalk, a bulb out on the corner of Folsom and Essex, and two new rows of urban trees (click image below to enlarge).

The building is now slated to be construction complete by September 2013.

∙ Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (63) | (email story)

December 19, 2011

Cow Hollow Infill And Ongoing Intrigue On Green

In 2007 the 6,800 square foot Cow Hollow home at 2151 Green Street sold for $9,000,000 which included the undeveloped lot at 2157 Green Street next door.

Following a lot split, a remodeled 2151 Green Street returned to the market in 2008 listed for $10,950,000 while the undeveloped lot at 2157 Green was listed for $24,000,000 including the construction of an approved 13,500 square foot home.

As plugged-in people know, 2151 Green Street ended up selling for $3,066,001 on the courthouse steps while the lot plus plans for 2157 Green sold for $3,700,000, purchased by the same buyer as 2151 Green Street for a total purchase price of $6,766,001 for the two District 7 pieces that sold together for $9,000,000 in 2007.

A full scale remodeling of 2151 Green Street has since commenced which will include an all new interior, roof deck and au pair suite. And yes, the permit to build a new five story home on the lot at 2157 Green Street has been re-approved and the lot has been cleared for construction.

In terms of the designs for 2157 Green Street, we’re happy to note all facades and floor plans have been revised per the permits, but we’re still looking for a rendering. Tipsters?

∙ Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
∙ Reader Versus Realtor: Did 2151 Green Street Just Sell At Auction? [SocketSite]
∙ But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
∙ Another District Seven Mansion Heads For Foreclosure (2151 Green) [SocketSite]
∙ The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

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

December 15, 2011

From Fill 'Er Up To Build 'Em Up At Ocean And Miramar As Proposed

As proposed and making its was through Planning, the gas station at 1490 Ocean Avenue and Miramar Avenue will be razed and on the site a four-story building with 15 residential units over 4,410 square feet of ground-floor retail and 15 parking spaces will rise.

∙ 1490 Ocean Avenue: Preliminary Mitigated Negative Declaration [sfplanning.org]

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

December 13, 2011

Round Three At Planning For 527-529 Stevenson As Proposed

The plans for the proposed conversion of 527‐529 Stevenson Street from a 42,600 square foot, four-story industrial building to residential use have once again been modified following another round of meetings with San Francisco’s Planning Commission and staff.

The number of proposed dwelling units has been reduced to 60 from 62 with the number of studios reduced from 43 to 27 and the number of one-bedrooms increased to 33. Parking has been reduced to five spaces from eight. And courtyards have been combined and expanded to provide more light and air to all units.

The Planning Department recommends the Commission approve the project this week.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]
∙ Fewer Units And A New Façade For 527-529 Stevenson As Proposed [SocketSite]

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

December 12, 2011

340 Fremont Seeks 12 More Months As Housing Recession Remains

The plans to raze the two existing and vacant buildings at 340 and 350 Fremont between Folsom and Harrison and construct a 400 foot tower over an 85-foot podium with up to 332 condominium mapped apartments at 340 Fremont Street was first approved in 2006.

Having since received three extensions to start construction, the latest of which officially expired last month, this week the developers of 340 Fremont will ask the Planning Commission for another twelve months.

In the words of developer Ezra Mersey:

The U.S. and Bay Area for-sale housing markets have endured a major recession that is not yet over. However, the rental housing market is showing signs of strength (both market rents and occupancy) which, if sustained, should be sufficient to allowing [sic] financing and construction of new downtown, high rise rental projects on a selective basis.

In anticipation of this more promising environment, Archstone has authorized up to $4,000,000 additional capital to be invested in 340 Fremont Street. We are using this investment to proceed with completion of project design and construction documents during 2012, and to prepare for financing and construction. During the coming year we will also be coordinating with City staff and preparing the site for construction. We believe that with this additional investment and commitment to the project, and a consistent and stable rental financing capital market, we will be in a position to commence construction in approximately 12 months time.

The extension is expected to be approved. And as always, we'll keep you plugged-in.

∙ New Developments: 340 – 350 Fremont [SocketSite]

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

1401 California: Trader Joe's And CVS Authorization This Week

With Cala Foods lease at 1401 California expiring in nineteen days, the Prado Group goes before San Francisco’s Planning Commission on Thursday seeking authorization for their proposal to divide and modify the existing 30,087 square foot space to house a 14,578 square foot Trader Joe’s and a 10,956 square foot 24-hour CVS Pharmacy.

The Planning Department recommends approval with the condition that a "no queue" policy is enforced for vehicles attempting to enter the parking lot at 1401 California.

If a recurring queue occurs, the owner/operator of the parking facility shall employ abatement methods as needed to abate the queue. Suggested abatement methods include but are not limited to the following: redesign of facility layout to improve vehicle circulation and/or on‐site queue capacity; employment of parking attendants; installation of LOT FULL signs with active management by parking attendants; use of valet parking or other space‐efficient parking techniques; use of off‐site parking facilities or shared parking with nearby uses; use of parking occupancy sensors and signage directing drivers to available spaces; travel demand management strategies such as additional bicycle parking, customer shuttles or delivery services; and/or parking demand management strategies such as parking time limits, paid parking or validated parking.

The Prado Group plans to start six to nine months of construction in January.

∙ From Cala To Condos To Trader Joe's At 1401 California [SocketSite]
∙ 1401 California Conditional Use Application [sfplanning.org]
∙ From Cala Foods To "1401 California" By 2012 Or Bust As Proposed [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (29) | (email story)

December 7, 2011

The Details Behind Yesterday’s 'Day Of Action' Home In San Francisco

As we reported, the property at 1479 Quesda Avenue which was picked to be the rally point for yesterday’s "National Day of Action" against unfair foreclosure proceedings in San Francisco was purchased for $215,000 in 1999, refinanced in 2007 with a $590,000 loan, and taken back by the bank earlier this year.

Protest organizers and members of the press have characterized Vivian Richardson, the foreclosed upon ex-owner of 1479 Quesada, as a victim of predatory lending. Or in the words of Ms. Richardson earlier this year:

Families have been ripped off by banks, scammed by brokers and nothing’s done to them. It’s time for the families and the community to stand up and take back what’s theirs.

We are losing families every day…The banks got bailed out, and we are being pushed out. But we’re going to fight, even if we have to do it one home at a time.

Yesterday, we took some heat for showing a perceived lack of concern for Ms. Richardson and for suggesting the "Occupy" movement wasn’t doing itself any favors by associating themselves with this case as an example of economic injustice in San Francisco.

Today, we offer a few more details and wonder if they might change a few minds.

Once again, Ms. Richardson acquired 1479 Quesada in 1999 from John Pereira with a recorded transfer price of $215,000. In 2002, Ms. Richardson refinanced the home with a $281,250 mortgage.

In 2003, Ms. Richardson refinanced the property with a new first mortgage for $318,760. And in 2004, Ms. Richardson refinanced the property with a new first for $381,000.

In early 2005, Ms. Richardson added a second loan to the property in the amount of $39,750, a loan which was paid off later in the year when the property was refinanced with a $500,000 first.

In March 2006, Ms. Richardson refinanced her home with a first mortgage for $556,000 to which another loan for $50,000 was added that October.

In July 2007, Ms. Richardson once again refinanced her home with a $590,000 first mortgage. At the same time, Ms. Richardson also secured a second for $74,000.

By the end of 2008, Ms. Richardson was already $14,695 past due on her first mortgage. And in May of this year, the bank foreclosed on the property with $728,129.33 in principal, fees and accrued interest due on that $590,000 loan alone.

Keep in mind that the foreclosing note from 2007 was fixed for five years with the $2,180,75 monthly payment spelled out in the note Ms. Richardson had signed, promising to pay the bank back in full or give up the property.

And that’s how Ms. Richardson came to be "pushed out" of her home.

∙ Over A Half Million Reasons It's Just And The "Occupiers" Aren't [SocketSite]
∙ Bayview Families Refusing to Leave Despite Foreclosures [rebuildthedream.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (97) | (email story)

A Potential Flag On The 49ers Move To Santa Clara

On the heels of Santa Clara announcing it has lined up $850 million in pledged financing to construct a new stadium for the San Francisco 49ers, the JMA Ventures led group which included the York family, owners of the 49ers, has dropped its plans to purchase the Great America amusement park down in Santa Clara.

That being said, while the current owners of Great America had once objected to the plans to build a stadium next to their park, they have now "reached a long-term agreement with the San Francisco 49ers related to the construction of the stadium and parking for NFL and other stadium-related events for the life of the new stadium" according to the San Francisco Business Times.

∙ Santa Clara Scores $850 Million To Finance New 49ers Stadium [SocketSite]
∙ 49ers "Affiliated Entity" Partnering On Acquisition Of Great America [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]
∙ JMA drops plan to buy Great America, but 49ers stadium plans proceed [bizjournals.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (0) | (email story)

December 5, 2011

Rendering Scoop: Proposed For 802-808 Steiner Below Postcard Row

Amongst the items on the agenda for San Francisco’s Historic Preservation Commission this Wednesday, a review of the revised designs as rendered above for three new homes to rise along Steiner down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

The original massings for the project and as the block and buildings currently appear:

∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Historic Preservation Commission Agenda: December 7, 2011 [sf-planning.org]
∙ 940 Grove Street And 802-808 Steiner As Proposed [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (50) | (email story)

December 3, 2011

Santa Clara Scores $850 Million To Finance New 49ers Stadium

Having stiff armed and broken a potential tackle in September, the San Francisco 49ers are now streaking towards an end zone in Santa Clara having announced Goldman Sachs, Bank of America/Merrill Lynch and U.S. Bank have pledged a combined $850 million to help finance a new 49ers stadium down south.

The target opening for the proposed Santa Clara stadium remains 2015, the year in which the 49ers’ lease expires at Candlestick, the long-term redevelopment plans for which most likley no longer call for a replacement stadium.

∙ 49ers "Affiliated Entity" Partnering On Acquisition Of Great America [SocketSite]
∙ Santa Clara Scores A Potential Stadium/Team As Measure J Passes [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]
∙ Four More Years For The 49ers At Candlestick [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

December 1, 2011

Comments, Responses And Revisions To The America’s Cup Draft EIR

Having received comments from 34 public agencies, 41 non-governmental organizations, 115 individuals, and 1 email form letter submitted by 300 people, the Planning Department has just released over 1,000 pages of responses and revisions to the Draft Environmental Impact Report (EIR) for the 34th America’s Cup (AC34).

The Dolphin Swimming and Boating Club and the South End Rowing Club are opposed to the use of Aquatic Park for AC34. Some question whether the EIR can even be completed in the timeframe required by the Host Agreement. And yes, the yacht marina slated for Rincon Point still raises some hackles despite already being downsized as rendered above.

Certification of the EIR is slated for December 15, the meeting should be a marathon.

∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]
∙ AC34 EIR Comments and Responses: Volume 5 | Volume 6 | Volume 7 [sfplanning]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ A Temporary Site That Could Become A Permanent Fixture [SocketSite]

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

November 28, 2011

Presenting Oscar Park (And A Chance To Provide Feedback)

Slated to bring over an acre of green and outdoor recreation space to the Transbay neighborhood, the bulk of Oscar Park will reside between Clementina and Tehama Streets, extending north and south along the new Oscar Alley.

In addition, "extensions of the park east to First Street, north to Howard Street, and south to Folsom Boulevard will provide enhanced pedestrian corridors that will facilitate pedestrian movements to and from the Terminal and Rincon Hill."

On December 8, the initial designs for Oscar Park, Essex Street, and portions of the Folsom Streetscape will be presented for community feedback from 5:30 to 7:30pm in the Yerba Buena Center for the Arts second floor conference room at 701 Mission Street.

∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (9) | (email story)

Team Picked For 300-Foot Tower (And More) At Folsom And Fremont

The development team of Chicago-based Golub & Company along with affordable housing partner Mercy Housing bid the most and has been picked by the San Francisco Redevelopment Agency to develop 557 units of housing on Transbay blocks 6 and 7 between Beale and Fremont on Folsom.

The development team was one of four that responded to the city’s request for proposals last summer. In winning the agency staff nod, Golub and Mercy beat out Related Cos., Avant Housing, and Grosvenor Americas. Golub agreed to pay $30 million for the market-rate site, 36 percent more than the $22 million runner-up Related agreed to shell out. Avant proposed to pay $18.05 million. Grosvenor Americas offered $21 million. The city guidelines required that the chosen developer would have to pay a minimum of $18 million for the land.

As proposed, a 300-foot glass tower designed by One Rincon Hill designer Solomon Cordwell Buenz will rise at the corner of Folsom and Fremont with 407 units of market-rate housing and 150 affordable units designed by Santos Prescott and Associates rising in an assortment of buildings across the site.

The San Francisco Redevelopment Agency Board which still needs to approve the deal is expected to review the Agency recommendation on December 6. Construction is expected to start in 2013, assuming it's approved.

∙ Four Teams Compete For 450 557 Units On Folsom At Fremont And Beale [SocketSite]
∙ Golub, Mercy get Transbay housing nod [San Francisco Business Times]

Posted by socketadmin at 12:00 AM | Permalink | Comments (2) | (email story)

Residents As Proposed On 17th (And Perhaps A Few On 16th As Well)

While not yet approved by either Planning nor Kaiser Foundation Hospitals and Health Plan board of directors, Walden Development is in contract to sell Kaiser Permanente half of its four parcel development site between 16th and 17th Streets west of Mississippi on which to construct a medical office building. From the Business Times:

In addition to the medical office building, Walden Development, which owns four parcels along 16th and 17th streets, is seeking approval of 200 units of housing on a portion of the land. Under the proposed scenario, the site — now occupied by the office moving and storage company Corovan — would be divided into two parcels, with the Kaiser building on one portion and the residential project next door. Walden bought the four parcels in March of 2006 for $12.4 million, according to city records.

The development site is over 150,000 square feet and includes four properties: 903 16th St., 941 16th St., 1200 17th St., and 1210 17th St. Josh Smith, president of Walden Development, said the medical office building would front along 16th Street, with the residential complex built out on 17th Street.

∙ Kaiser’s next operation: Mission Bay [San Francisco Business Times]

Posted by socketadmin at 12:00 AM | Permalink | Comments (5) | (email story)

November 22, 2011

San Francisco Parklets Present And Proposed

Since early 2010, 21 Parklets and the Powell Street Promenade have sprouted up across San Francisco, a few "parkmobiles" are making the rounds, and seeds have been planted for more to grow. Speaking of which, proposals for new parklets are due by December 5, the process, application, and guidelines for which (click image to enlarge) are online.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ Powell Street Promenade Making Progress [SocketSite]
∙ Bringing New Life And Portable "Parkmobile" Gardens To The YBCBD [SocketSite]
∙ Map of San Francisco Parklets [Google]
∙ Request for proposals for temporary Parklets [sfgreatstreets.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (18) | (email story)

November 18, 2011

Testing The Waters To Develop Four Infill Acres At Fifth And Mission

It was back in 2007 that the Hearst Corp. first started to seek a developer for their four-acre mid-market site on which the Chronicle Building stands. And now, four years later, Forest City has filed a preliminary project assessment application with San Francisco’s Planning Department to build "1.3 million square feet of commercial space, 700 units of housing and a wide array of cultural and arts uses" across the site at Fifth and Mission.

For now, the plan envisions eight buildings that will range from quite small on the western side of the property closer to Sixth Street to nearly 400-foot towers on the eastern side, closer to Fifth Street and downtown. The site, currently 50 percent surface parking, extends from Mission to Howard streets between Fifth and Sixth streets.

The project calls for 35,000 square feet of open space, including 22,000 square feet on the roof of the Chronicle building and 13,000 square feet of ground-level public open space. About 85,000 square feet would be dedicated to arts and cultural groups.

According to the San Francisco Business Times, "Forest City hopes to have the project approved by 2014 and build in phases between 2015 and 2026."

∙ Forest City unveils futuristic plan for Chronicle site [Business Times]
∙ A Huge (Potential) Development For The Mid-Market/SoMa 'Hood [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (6) | (email story)

From Seals Stadium, To Strip Mall, To 1,800 Rental Units On 16th?

The site of the old San Francisco Seals Stadium until 1959 and currently home to a 227,000-square-foot strip mall anchored by a 60,000-square-foot Safeway, the Potrero Center at 2300 16th Street has been put up for sale.

Under the Eastern Neighborhoods rezoning, the nine-acre site at 2300 16th St. is part of a mixed-use district that allows for 85-foot heights. The site sits on the top of a hill on the border of the Mission District and Potrero Hill. The property has 704 parking spaces.

Whatever development occurs at the site would have to involve Safeway, which has a long-term lease on its 60,000-square-foot market. No redevelopment plan has been filed with the city’s planning department, although the firm Christiani Johnson Architects has done some preliminary drawings of what might be built on the site.

Based on the size of the site, a redevelopment could yield up to 1,800 apartments.

∙ Potrero Center for sale; 1,800 apartments eyed [Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (49) | (email story)

November 11, 2011

The Benefits Of Marijuana Sales (Versus Pet Food)

Next week San Francisco’s Planning Commission will review the application to open a Medical Cannabis Dispensary (MCD) at 5258 Mission Street.

Opposed by 234 individuals, the Planning Department recommends approving the application for 5258 Mission, in part because the project "will eliminate a vacant storefront in a neighborhood commercial corridor" and "provide local employment opportunities."

An application to open a Medical Cannabis Dispensary at 5234 Mission Street, three buildings away, has also garnered the Planning Department’s recommendation for approval, again, in part because the project "will eliminate a vacant storefront in a Neighborhood Commercial corridor" and "provide local employment opportunities."

Apparently, eradicating vacant storefronts in commercial corridors and providing local employment opportunities aren’t considered to be as beneficial when pet food is involved.

And hey, it will save the feds some gas should they decide to marijuana crack-down.

∙ 5258 Mission: Medical Cannabis Dispensary Discretionary Review [sfplanning.org]
∙ 5234 Mission: Medical Cannabis Dispensary Discretionary Review [sfplanning.org]
∙ PETCO Withdraws Application To Revitalize 5411 Geary [SocketSite]
∙ A Real (Estate) Attack On Medical-Marijuana Dispensaries [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (20) | (email story)

November 8, 2011

Giving Berth(s) In Four Of San Francisco's Open Water Basins

As represented in the America’s Cup venue renderings we published last week, "assorted private vessels" would be allowed to temporarily berth in the Open Water Basin between piers 23 and 27 (click image to enlarge) during America’s Cup events in San Francisco.

With respect to the revised plan for the Rincon Point Open Water Basin, the original plan for which raised a bit of ire back in August, the proposed berthing for "mega-yachts" has been reduced "from the entire basin to an area that begins at the northern boundary of Rincon Park to Pier 14, leaving the area in front of the park unobstructed by vessels."

And with respect to the Brannan Street Wharf Open Water Basin, 1,600 lineal feet of floating docks will be installed for private yachts and support vessels while anchored moorings would be installed within the open water basin for the AC72 catamarans.

Private yachts would also be allowed to be temporarily "berthed perpendicular to Pier 9 and will fill the basin from Pier 9 to the Waterfront Restaurant."

While all the berths as proposed are temporary, the dredging of the Rincon Point Open Water Basin and the Brannan Street Wharf Open Water Basin does trigger "the rights to negotiate" long-term development rights for recreational marinas in the two basins per the Host and Venue Agreement for the 34th America’s Cup.

Preliminarily approved by the San Francisco Bay Conservation and Development Commission (BCDC) last week, the basin plan is slated to be finalized in January.

∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ A Temporary Site That Could Become A Permanent Fixture [SocketSite]
∙ Proposed San Francisco Waterfront Special Area Plan Amendments [bcdc]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (14) | (email story)

November 7, 2011

Up (And Down) In The Sunset Since 2003

As we reported last month:

Remodeled prior to being purchased for $530,000 in 2003, the nicely kept single-family two-bedroom home at 3501 Moraga is back on the market and listed for $579,000.

On a price per square foot basis, single-family home values in the area peaked in 2007 (up 39 percent from 2003) and have slipped roughly 20 percent since.

The sale of 3501 Moraga closed escrow on Friday with a reported contract price of $630,000, up 19 percent from it 2003 sale.

∙ Up And Down In The Sunset Yields A Single-Family Home Under Six [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (0) | (email story)

November 4, 2011

It's Time To Whet Our Weekend Whistles

It was fifteen months ago we first reported the Biergarten in the works for Parcel L, part of the Proxy project along Octavia Boulevard. Now open Wednesday through Sunday from three to nine, and with the sun having broken through the morning clouds, it seems an appropriate way to whet our weekend whistles this week.

∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (20) | (email story)

November 3, 2011

It’s Déjà Foreclosure All Over Again For 38 Alviso

In 1989 the Ingleside Terrace home at 38 Alviso Street was purchased for $355,000.

Five years later, with the median sale price per square foot in the neighborhood having dropped by 13 percent (from $236 to $206), 38 Alviso was foreclosed upon and resold by the bank for $240,000.

In 2006, with the median sale price per square foot in the neighborhood hitting $617 (climbing to $681 in 2007), and having been expanded in 2005, 38 Alviso sold for $1,100,000 by way of an $825,000 first, a $165,000 second, and $110,000 down.

In default by September 2009, and having skirted a couple of forced sales since, 38 Alviso is once again scheduled to hit the (somewhat less collusive) courthouse steps in San Francisco this afternoon with $1,106,630 now due on that $825,000 first mortgage alone.

The median sale price in the neighborhood is currently running around $557 per square foot, down from $564 per square in 2010 and below the $571 per square recorded in 2004.

∙ The San Francisco Foreclosure Rigging Four [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (2) | (email story)

November 2, 2011

Rendering Scoop: San Francisco's Major America’s Cup Venues

A plugged-in tipster delivers a copy of the most recent presentation from the organizers of the 34th America's Cup to the S.F. Bay Conservation and Development Commission Design Review Board which includes the latest renderings for the proposed build out of Piers 27-29 (above), Marina Green and Piers 30-32 (below) for use in 2012 and 2013.

∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]
∙ Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote [SocketSite]
∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (32) | (email story)

2950 Broadway Sells For $29,500,000 (And No, That's Not A Typo)

The sale of 2950 Broadway closed escrow yesterday with a reported contract price of $29,500,000 ($2,682 per listed square foot).

In the absolute, call it the second most expensive single-family home sale in San Francisco history, for as plugged-in people know, 2840 Broadway quietly sold for $33,000,000 this past August (albeit for only $1,909 per listed square foot).

As we first wrote about 2950 Broadway back in 2009:

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

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

And once again, it's the one with the heated outdoor pool.

UPDATE: Okay, while we weren’t going to name names, apparently the Wall Street Journal did, and the buyer of 2950 Broadway was German musician (think Tangerine Dream) turned real estate and natural resource investor Peter Baumann.

∙ 24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History [SocketSite]
∙ Belli Would Be Fired Up As 2950 Broadway Is Reduced By $5,600,000 [SocketSite]
∙ The Confidential Sale Price For 2840 Broadway On Billionaire’s Row [SocketSite]
∙ 24 Karat Gold Coast Coming Soon (2950 Broadway) [SocketSite]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (66) | (email story)

November 1, 2011

1401 Market Street: Redesigned And Cleared For Construction

Conceived as condos, converted to rentals, and with a site that’s been cleared for development since 2007, Crescent Heights has given the green light for Swinerton Builders to start construction on 1401 Market, their 749-unit development or the corner of 10th.

∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]
∙ Crescent Heights (1401 Market): No Condos For You! Apartments [SocketSite]
∙ Argenta Rises While Buildings For Crescent Heights Are Razed [SocketSite]
∙ Biggest S.F. apartment project in years gets go-ahead [Business Times]

Posted by socketadmin at 8:15 AM | Permalink | Comments (33) | (email story)

October 31, 2011

Long Brewing Fight To Develop Off Brewster Is Back On The Boards

First proposed for development in 2006 but met with resistance, the plans to construct single family homes on three of the twelve vacant Bernal Heights lots between Brewster, Holliday and Joy Streets are back in front of the Planning Commission this week.

As proposed, the three new homes to rise between 183 and 191 Brewster will be two stories at the street and step down the lot in the rear for a total of four stories at the rear, ranging from 2,165 to 2,231 square feet and with a single curb cut and two-car garage per home.

The Bernal Heights East Slope Design Review Board continues to oppose the project, raising the following concerns and requesting a Discretionary Review:

1. Exceptional and extraordinary circumstances exist because of the unique location on an extremely steep hill with very narrow and winding Street access and inadequate infrastructure.

2. An early proposal by one owner for the twelve vacant lots on the parcel was for nine houses. CEQA should be applied to a parcel this large, even if the project before you is now piece-mealed down to three houses.

3. The impact on neighborhood character by the bulk of the buildings which will be five stories high on the east side, towering over other houses on the block.

4. The removal of street parking on Brewster Street affects houses on the block which have no street for parking.

5. The insufficient infrastructure that makes emergency vehicle-access a life-safety issue. And the proven insufficient hydrant water pressure that was apparently not upgraded when other street work was done several years ago. The City street construction project was restricted to only serving the existing houses, thus the narrow (21-feet wide) street.

Based on the Planning Department’s analysis and consultation with the Fire Department, however, the Department recommends San Francisco's Planning Commission approve the plans for the three new homes as proposed, and perhaps paving the way for others.

∙ Discretionary Review Analysis: 183-191 Brewster Street [sfplanning.org]
∙ San Francisco Planning Commission Agenda: November 3, 2011 [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (10) | (email story)

Mission Bay Block 2 Watch (And Renderings)

The blacktop has been excavated and piles have been driven at 185 Channel Street between Third and Fourth Streets down in Mission Bay, also known as Block 2.

Rising on the block will be an 8-story concrete building consisting of 315 rental units, a two-story parking garage for 315 cars, and 8,000 square feet of retail along Fourth Street.

The building is expected to be construction complete by November 2013.

∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (4) | (email story)

October 28, 2011

SFMOMA Expansion Comments, Responses And Simulation

Comments and Responses to the Environmental Impact Report for the proposed SFMOMA expansion and Fire House One relocation to 935 Folsom Street have been published.

While the law firm for KSSF Enterprises (owner of the expansion adjacent W Hotel) starts "by expressing [their] support for the Project," their 17 pages of objections and concerns might suggest otherwise, at least for the project as proposed.

At the heart of KSSF’s concern, the impact of the proposed SFMOMA expansion design on views from their hotel, a subtle simulation of which they comissioned below:

∙ SFMOMA Expansion Context And 935 Folsom Street Station Design [SocketSite]
∙ SFMOMA Expansion and New Fire Station: Comments and Responses [sfplanning.org]
∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]

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

October 26, 2011

The New Plans And Latest Recommendations For Japantown

With the grand plans for a complete redevelopment of San Francisco’s Japan Center Mall and Peace Plaza waylaid by the economy back in 2008, a Japantown Organizing Committee has been exploring the possibility of forming a Community Land Trust (CLT) to acquire the property from 3D Investments and team with a development partner to renovate the mall, making it "more user-friendly, landscaped with plantings characteristic of Japanese gardens and [incorporating] Japanese style lighting and signage."

Assuming 3D would be willing to sell for $22,500,000 having paid $19,700,000 for the parcels in 2006, and assuming the ability to secure financing, the CLT would likely need to attract philanthropic funding/grants of between $5.1 million to $7.1 million, and raise average exisiting rents by up to 50 percent, in order to make the project "pencil."

On Thursday, Planning is scheduled to present the latest recommendations for moving forward with the redevelopment of Japantown to the Planning Commission, the plan for which plugged-in people can get a sneak peek (click any of the images to enlarge).

∙ The 4 Design Concepts For The Future Of San Francisco’s Japantown [SocketSite]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]
∙ Japantown Community Planning Process and Initial Recommendations [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

October 24, 2011

PETCO Withdraws Application To Revitalize 5411 Geary

As we wrote when we first reported the Planning Department's recommendation against allowing an Unleashed by PETCO to open at 5411 Geary Boulevard:

No word on who the Department or opposing neighbors have lined up to take over the lease in place of Unleashed, a storefront that has been vacant and contributing to the character of the neighborhood as pictured above for the past five years.

PETCO has since withdrawn their application to renovate and reopen the long shuttered storefront at 5411 Geary. And as far as we know, no other tenant is waiting in the wings.

∙ Target On Geary, Yea! Unleashed By PETCO On Geary, Nea! [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (11) | (email story)

October 19, 2011

1880 Mission: Revised Designs And Breaking (New) Ground

The site between Mission and Julian along 15th Street has been cleared, the design for the building has been redesigned, and today, the ground will officially be broken for 202 new rental units to rise at 1880 Mission (click either rendering to enlarge).

Think 1 to 1 secured parking, over 200 spaces, for...bikes (and 155 spaces for cars); flex space for residents to work (and play) and over 7,500 square feet of new street level retail; and yes, landscaped courtyards with outdoor lounge areas and a grill.

Target occupancy is spring 2013.

And as the long dormant and dilapidated site previously appeared, recycled materials from which will be incorporated into the new building:

Full disclosure: We were engaged by Avant Housing to consult on the development of 1880 Mission but received no compensation for this post.

∙ 1880 Mission (Gardens) Now Slated For Spring 2011 Bloom [SocketSite]

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

October 18, 2011

Fewer Units And A New Façade For 527-529 Stevenson As Proposed

Last month the project sponsors behind the proposed conversion of 527‐529 Stevenson Street from a 42,600 square foot, four-story industrial building to 67 residential units with eight parking spaces and a 210 square foot ground floor commercial space presented their plan to San Francisco’s Planning Commission.

At the hearing, the Commission "expressed concerns relating to the design of the building, the small size of the commercial unit, and the high number of dwelling units that require a Variance for the exposure requirements of Planning Code Section 140."

And at the request of the Commission, the sponsors have made the following changes:

• Reduced the number of dwelling units from 67 to 62,
• Decreased the number of studio units from 48 to 43,
• Reduced the number of affordable dwelling units from ten to nine,
• Expanded the commercial space from 210 square feet to 535 square feet,
• Dedicated one of the eight spaces in the garage for car-share parking,
• Moved bicycle parking closer to the residential entrances and exits,
• Expanded the interior courtyards to provide more light and air to all units and to reduce the number of dwelling units that require an exposure Variance from 40 to 24, and
• Modified the exterior design by: changing finishes, replacing the proposed windows with windows featuring a muntin pattern similar to the existing windows in the building, eliminating the “eyebrows” above the windows on the top floor, eliminating gates from, and recessing, the ground-floor residential entrances, and placing glass awnings over all the ground-floor commercial and residential entrances.

On Thursday, the Planning Commission will review the revised proposal and designs.

Click either of the images above to enlarge.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]
∙ 527-529 Stevenson Street Proposal and Variance Request [sfplanning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (1) | (email story)

October 11, 2011

Shining Light On The Shadows Of The Proposed Transit District Towers

The discussion around the proposed plans for a series of new towers rising up to 1,070 feet within the Transit Center District naturally turns to new shadows, the effects of which are extensively covered in the second appendix of the Transit Center District Plan and Transit Tower Environmental Impact Report.

For those who haven’t managed to make it all the way through the nearly thousand page report, we offer a few summary excerpts with respect to the proposed towers’ shadows:

Shadow effects of the draft Plan were analyzed by computer generation of shadows that would be cast by the proposed Transit Tower as well as shadows that would be cast by other buildings that could be built with implementation of the draft Plan….For potential future buildings other than the Transit Tower, shadows analyzed are based on massing models representative of potential future development in the Plan area.

[The shadows] from several potential future Plan area buildings at 500 feet in height or greater would reach a number of parks subject to Section 295 controls, including Union Square, Justin Herman Plaza, Portsmouth Square, St. Mary’s Square, Maritime Plaza, and Boeddeker Park.

With one exception, shadow from any given potential building would cover part of any affected Section 295 park for less than 45 minutes per day over a period of time ranging from 4 to 12 weeks (one to three months) per year; the exception would be that Union Square would be newly shaded by up to about one hour per day, over a period of six months, by a 600-foot tower addition to the southwest corner of the Palace Hotel on New Montgomery Street. Most new shadow on Section 295 parks would be in the early morning hours, except that Justin Herman Plaza would be newly shaded in the early afternoon in late fall and early winter.

Union Square, because it is in a retail and tourist hotel neighborhood, is generally not heavily used during the early morning hours (before 8:00 a.m.) when much of the new shadow from Plan area buildings would fall on the park. Between 8:00 a.m. and 9:00 a.m., when shadow from the Palace Hotel tower would fall on Union Square, activity is increased, although there is substantially more pedestrian activity on the sidewalks surrounding Union Square at this time than in the park itself, as many people pass Union Square when walking to work and other destinations.

Portsmouth Square, at the eastern edge of Chinatown, a very dense residential neighborhood, is relatively heavily used even between 8:00 a.m. and 9:00 a.m., when new shadow from Plan area buildings would fall on the park. Much of the activity in Portsmouth Square at this time of day consists of individuals, many elderly, exercising.

St. Mary’s Square, although near the southern edge of Chinatown, is not as heavily used as Portsmouth Square. However, it is used by people exercising in the early morning, when new shadow from Plan area buildings would fall on the park.

Justin Herman Plaza, which would be newly shaded in the early afternoon in late fall and early winter, is heavily used during the midday period by persons traveling to and from the Ferry Building, tourists, street vendors, and lunchtime office workers and strollers.

The non-Section 295 public open space that would be most greatly affected by Plan area development is Rincon Park along the Embarcadero. This open space would be newly shaded in the late afternoon throughout much of the year, except from mid-fall through mid-winter, by the Transit Tower, 181 Fremont, the 50 First Street project, and potential 700-foot buildings at the Golden Gate University site and at 350 Mission Street.

Click on either of the images to enlarge. Keep in mind it’s the orange bits ("Net New Shadow"), not simply the building outlines, that really matter. And beyond the effect on parks, plugged-in people might also note the unrestricted effects on other buildings.

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Transit Center District Plan and Transit Tower EIR Second Appendix [sfplanning.org]
∙ San Francisco Planning Code Section 295: Shadow Restrictions [amlegal.com]

Posted by socketadmin at 12:00 AM | Permalink | Comments (18) | (email story)

October 7, 2011

Four Teams Compete For 450 Units On Folsom At Fremont And Beale

Slated for 450 housing units, 150 of which will be below market rate, four development teams have submitted proposals to build a 300 foot tower, townhouses, and a series of mid-rise buildings on Transbay blocks 6 and 7 between Beale and Fremont on Folsom.

The four competing teams as first reported by JK Dineen:

1. Chicago-based Golub & Company along with affordable housing partner Mercy Housing. The market rate tower of the Golub/Mercy proposal is being designed by One Rincon Hill designer Solomon Cordwell Buenz, with the affordable component designed by Santos Prescott and Associates.

2. Avant Housing (a partnership of AGI Capital and TMG Partners ) with an affordable team of Chinatown Community Development Corp. and Bridge Housing. The lead architect is Skidmore Owings & Merrill with associate architect Fougeron Architecture. Saida + Sullivan Design Partners is the designer of the affordable component.

3. The Related Cos. with the affordable developer Tenderloin Neighborhood Development Corp. Handel Architects designed the market rate tower with David Baker + Partners doing the affordable.

4. Grosvenor Americas with Eden Housing heading up the affordable buildings. The architect of both projects is BAR Architects.

Based on the terms of the redevelopment deal, the winning team will pay $18 million for the land (or $15 million plus upside) with payment "due when the building receives its temporary certificate of occupancy, or December 2016, whichever comes first."

∙ San Francisco Transbay parcel attracts four bidders [Business Times]
∙ Transbay Blocks 6/7: Request for Proposals [sfredevelopment.org]

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

October 6, 2011

Up And Down In The Sunset Yields A Single-Family Home Under Six

Remodeled prior to being purchased for $530,000 in 2003, the nicely kept single-family two-bedroom home at 3501 Moraga is back on the market and listed for $579,000.

On a price per square foot basis, single-family home values in the area peaked in 2007 (up 39 percent from 2003) and have slipped roughly 20 percent since.

∙ Listing: 3501 Moraga Street (2/1) 1,038 sqft - $579,000 [3501moraga.com] [MLS]

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

October 5, 2011

Supervisors Reject NIMBY Appeal Against Transitional Housing

As we reported earlier this week, Supervisors Avalos, Campos, Chiu, Mar, Mirkarimi, and Kim were all sponsors of the proposed Special Use District legislation which would pave the way for the previously approved transformation of the Edward II Inn from hotel to group housing for transitional 18 to 24 year olds while Cow Hollow Supervisor Farrell was not.

And as a plugged-in reader reports today, the Board of Supervisors unanimously rejected the Cow Hollow Association’s appeal of Planning's approval for the project and only one Supervisor, Farrell, voted against the creation of the Special Use District in Cow Hollow.

Whether or not the project makes financial sense is a valid debate, but it wasn’t the basis of the Association’s appeal or stated in the opposition to the spot zoning for the corner of Lombard and Scott.

∙ NIMBY Opposition To Transitional Cow Hollow Housing Continues [SocketSite]
∙ Support For Supportive Housing...Just Not Here [SocketSite]
∙ Appealing The "Unappealing" Neighbors To Be At Scott And Lombard [SocketSite]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (46) | (email story)

Got Filtration? (A.K.A. Estimated Transit Center District Cancer Risks)

Speaking of the Plan for building out San Francisco’s Transit Center District, from the Plan’s Environmental Impact Report (EIR) with respect to the Transit Center’s estimated impact on air quality and resultant neighborhood cancer risk:

Regarding operation of the Transit Center, because bus operations can be estimated, air quality modeling of diesel buses that will serve the Transit Center was undertaken. The analysis focused on the new Transit Center, because that is where there will be the greatest concentration of diesel-powered buses in the Plan area. The analysis revealed that those bus operations could generate a lifetime cancer risk in excess of 10 in one million at locations proximate to the Transit Center and the ramp linking the terminal to the Bay Bridge, and at elevations from at grade to approximately 100 feet (30 meters) above street level.

Subsequent residential development projects (and other projects with sensitive receptors) in these areas, therefore, would be subject to a potential significant impact from diesel bus emissions, exceeding the 10 in one million BAAQMD project‐specific guideline for a single source impact on new receptors. Therefore, these projects would likely have to implement mitigation measures, such as [installation of a filtration system].

These potential significant air-quality impacts due to exposure to roadway pollutants and stationary source risks, including PM2.5 concentrations and cancer and non‐cancer health risks, would be reduced with implementation of…an overlay zone in which site specific analysis or refined modeling would be required in advance of the approval of subsequent development projects that would include sensitive receptors, and that the Transit Center District Plan include “goals, policies, and objectives to minimize potential impacts.”

Mitigation [Measures] would also require that residential development projects in the Plan area be designed to reduce air quality impacts to residents through building design (e.g., ventilation and air filtration systems). This measure would apply to the entire Plan area because of the large number of permitted and unpermitted stationary sources—mostly diesel generators and boilers—and the high percentage of streets with traffic volumes that could generate relatively high concentrations of PM2.5 throughout the Plan area and vicinity.

Because the pollutant concentrations vary by location, it is not possible to conclude that Mitigation Measures would bring concentrations or the resulting health risks below the BAAQMD‐specified levels for each subsequent project with sensitive receptors. Therefore, this impact would remain significant at the Plan level after mitigation.

Or as has previously been discussed, Freeway Pollution: Conjecture Or Consideration?

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Transit Center District Environmental Impacts and Mitigation Measures [sfplanning.org]
∙ Freeway Pollution: Conjecture Or Consideration? [SocketSite]

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

The Plan For San Francisco's Tallest Tower And Transit Center District

At the center of the 145 acre Transit Center District, the proposed Transit Tower to be on Mission between First and Freemont will rise 920 feet to its roof and 1,070 feet including its sculptural element, becoming the City’s tallest structure (1,000 feet to the highest enclosed space) and yielding 1.3 million square feet of office and 16,500 square feet of retail.

Currently zoned for heights ranging from 30 to 550 feet, as plugged-in people know, in addition to the the Transit Tower the Transit Center District Plan would allow for an additional six buildings to rise over 550 feet and up to 850 feet on First bewteen Stevenson and Elm Alley.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Transit Center District Plan and Transit Tower [sfplanning.org]
∙ San Francisco’s Transit Center District Plan: EIR Notice Of Preparation [SocketSite]
∙ A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

October 4, 2011

1501 15th Street Take Two And Likely Approval This Week

With the architects holding firm on the integrity of their design, on Thursday the Planning Commission continues the public hearing over the five-story Stanley Saitowitz | Natoma Architects designed development proposed to rise at 1501 15th Street.

A bit of background on the development. And as the site currently appears:

As proposed, the new 58-foot high building will yield 40 residential units, 39 parking spaces, and approximately 9,700 square feet of retail on the ground floor. Despite some objections, the Planning Department recommends the Commission's approval.

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Thank (Or Curse) Planning For Encouraging Development At 1501 15th [SocketSite]
∙ 1501 15th Street Proposal and Plans [sfplanning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

October 3, 2011

NIMBY Opposition To Transitional Cow Hollow Housing Continues

While authorization to convert the Edward II Inn on the corner of Scott and Lombard from tourist hotel to group housing for transitional 18 to 24 year olds was approved by the Planning Commission in July, an appeal of the approval is scheduled to be heard by San Francisco's Board of Supervisors tomorrow.

In addition, the establishment of a one building spot "Lombard and Scott Street Affordable Group Housing Special Use District" which would help pave the way for the project is back in front of the Board tomorrow as well.

Supervisors Avalos, Campos, Chiu, Mar, Mirkarimi, and Kim are all sponsors of the proposed Special Use District legislation, neighborhood Supervisor Farrell is not.

∙ Support For Supportive Housing...Just Not Here [SocketSite]
∙ Appealing The "Unappealing" Neighbors To Be At Scott And Lombard [SocketSite]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]
∙ Lombard and Scott Affordable Group Housing Special Use District Legislation [sfbos.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (26) | (email story)

September 30, 2011

Renovation Of 680/690 Folsom Slated To Get Going This November

We first showcased the proposed redesign of 680/690 Folsom back in 2008. In 2010, an equity partner in the project deeded their interest in the building back to Wells Fargo but has since been replaced by Rockwood Capital. And now, TMG Partners is expected to start the $87 million renovation of 680/690 Folsom in two months.

The renovated building will yield 505,000 square feet of commercial space and a new public plaza on the corner of Folsom and Third streets, "where there eventually will be a new 15,000-square-foot retail or cultural building constructed" (see rendering above).

∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
∙ The Latest Design For 680/690 Folsom: Back To The Bank [SocketSite]
∙ TMG ready to roll on $87M project [San Francisco Business Times]

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

September 27, 2011

The Renderings For What’s Rising At 1150 Ocean Avenue

With construction well underway on 173 rental units and a Whole Foods to be at 1150 Ocean Avenue, it’s a plugged-in reader that directs us to the renderings for what’s rising.

∙ From Auto Parts To Whole Foods (And Apartments) On Ocean Avenue [SocketSite]
∙ 1150 Ocean Avenue Prepares To Break Ground [SocketSite]
∙ Ocean Avenue [Pyatok Architects]

Posted by socketadmin at 2:00 PM | Permalink | Comments (33) | (email story)

September 26, 2011

The Confidential Sale Price For 2840 Broadway On Billionaire’s Row

As we first reported earlier this month, the sale of 2840 Broadway quietly closed escrow in August, selling to a couple from the 'hood and not to Larry Ellison as was misreported and then widely republished.

While the deed for 2840 Broadway was recorded with a "confidential" sale price and its transfer tax was hidden, tax records have caught up with the sale and suggest the property was purchased for $33,000,000.

While the sale price wasn't unsubstantial for the 17,000 square foot Pacific Heights property, it was $7,000,000 below the supposed $40,000,000 that Ellison never paid.

∙ 2840 Broadway Quietly Sells On Billionaire's Row (And Not To Ellison) [SocketSite]
∙ Another Big Billionaire's Row Home Coming Soon: 2840 Broadway [SocketSite]
∙ Ellison Report Kicked To The Curb [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (7) | (email story)

September 21, 2011

The Parking Is Of "Primary Concern" On Peralta

As is now proposed, two single-family homes will rise on the lot spanning 54-60 Peralta.

As originally proposed, two two-unit buildings with a total of 1,495 additional square feet of living space (and an extra floor at 60 Peralta) would have risen, but the plans were opposed by both neighbors and the Bernal Heights East Slope Design Review Board.

The Design Review Board’s primary concern: a lack of adequate off-street parking for four units which "is an important provision for reducing [a] project’s reliance on neighborhood parking." Based on the unit downsizing the Board no longer formally opposes the project.

The neighbors, however, continue to object to the project and question the functionality of the turntable driven four-car garage to be shared by the two homes as proposed.

On Thursday, San Francisco's Planning Commission will hear the neighbors’ objections in the form of a formal Discretionary Review request, the Planning Department recommends the request is ignored and the project be approved.

∙ Requests for Discretionary Review: 54-60 Peralta Street [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (34) | (email story)

September 20, 2011

The New Dome-icile Proposed To Rise At 275 Valencia

As proposed, the surface parking lot at 275 Valencia Street will be replaced with a 50-foot tall Annunciation Cathedral building topped by a dome rising to 68-feet and below which 58 off-street parking spaces will be provided for the church.

San Francisco's Planning Commission will review the proposal this week. Construction is expected to take roughly 18 months once ground is broken.

UPDATE: With respect to a reader’s comment as to the evolution of this block, keep in mind the gray massing to the right of cathedral above represents 299 Valencia:

∙ Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

September 19, 2011

A Proxy Vote This Afternoon

Originally scheduled to expire in 2014, a vote to extend the leases for the two Proxy Project parcels between Hayes and Fell on Octavia through September 2015 is on the agenda for San Francisco’s Board of Supervisors this afternoon.

∙ San Francisco Board of Supervisors Agenda: 9/20/11 [sfbos.org]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (2) | (email story)

September 15, 2011

Six Stories And 106 Rental Units At 2121 Third Street As Proposed

Currently a commercial fueling and storage facility adjacent to the 20 units at 700 Illinois, and stretching from Illinois to Third, as proposed a six-story, 68-foot building consisting of approximately 106 rental units and 80 parking spaces would rise at 2121 Third Street.

Despite "a dozen comments in opposition on the proposed project from members of the public...focused on dwelling unit density, lack of parking and the number of exceptions requested" for the project, the Planning Department recommends an approved by San Francisco’s Planning Commission this afternoon.

Posted by socketadmin at 12:00 PM | Permalink | Comments (24) | (email story)

CVS Slated To Start Construction At Market And 7th in 2012

Speaking of mid-market developments around 7th Street, a plugged-in reader reports: "CVS will begin construction on a new store at the corner of Market and 7th Streets in August 2012. The check cashing outlet, barbershop, and restaurant will close." Cheers.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

September 14, 2011

67 Units For Young Professionals Between 6th And 7th As Proposed

Currently vacant, as proposed the 42,600 square foot former garment manufacturing building at 527-529 Stevenson between 6th and 7th Streets will be converted to a mixed-use building with 67 residential units, eight tandem off-street parking spaces (currently four individual), and a 210 square foot ground floor commercial space.

A few of the "issues and other considerations" associated with the project per Planning:

The project proposes a dwelling unit mix of 48 studio units with lofts and 19 one-bedroom units with lofts. The studio units range in size from 250 square feet to 380 square feet in area. One‐bedroom units are either 440 square feet or 550 square feet in area. The project does not provide any units that are two‐bedroom or larger. The Planning Code does not require a specific unit mix in this area. The lack of family sized units is acceptable for this project as the location of the project, a small back street in an area of industrial and warehousing uses, is less desirable for family housing. However, the area is expected to increase employment in the technology sector and is a suitable location for housing young professionals.

The project features both one bedroom and studio apartments and provides 10 affordable dwelling units on‐site. The one‐bedroom apartments comprise 30% of the total units in the project but represent only 20% of the affordable units provided. The project should provide a minimum of 30% one‐bedroom affordable housing units for a total of three such units.

The project provides a Code complying number of bicycle parking spaces. However, 10 of the bicycle parking spaces are within the inner courtyard area and are not convenient to the building entrances and exits. The bicycle parking spaces should relocated as necessary to improve convenience for building residents and guests.

That being said, the Planning Department recommends the Planning Commission approve the project (with a few conditions) based on the following rational:

The project provides new housing in the Mid-Market area and provides an alternative to the Residential Hotels in the area.

The project develops a new commercial space providing business and employment opportunities for local entrepreneurs and area residents.

The project will provide 10 new affordable housing units on-site.

The project meets all applicable requirements of the Planning Code except for the dwelling unit exposure requirement of Section 140 from which a Variance has been requested, and...

The project is desirable for, and compatible with the surrounding neighborhood.

UPDATE: Floor plans for a few of the smaller units as proposed:

∙ 527-529 Stevenson Street Determination of Compliance And Plans [sfplanning.org]

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

September 13, 2011

Appealing The "Unappealing" Neighbors To Be At Scott And Lombard

Special Use District or not, the conversion of the Edward II Inn at 3151-3155 Scott Street from tourist hotel to group housing for transitional 18 to 24 year olds requires Conditional Use Authorization.

While the Authorization for the aforementioned conversion was approved by the Planning Commission in July, this afternoon San Francisco’s Board of Supervisors will hear an appeal filed by the Cow Hollow Association and joined by the Marina Community Association, Marina Merchants Association, Marina Cow Hollow Neighbors and Merchants and Union Street Merchants Association seeking to overturn the approval.

The basis of the appeal ranges from a perceived failure "to consider correspondence and public comment from neighborhood residents and community organizations in opposition," to a lack of sufficient kitchen facilities for its proposed use, to a failure to protect the building’s "historic façade."

∙ Conditional Use Appeal: 3151-3155 Scott Street [sfbos.org]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]
∙ Support For Supportive Housing...Just Not Here [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (44) | (email story)

September 12, 2011

The Cow Hollow Association Might Say Both Are For The Birds...

Amongst the items on the agenda for San Francisco’s Land Use & Economic Development Committee this afternoon, the establishment of a "Lombard and Scott Street Affordable Group Housing Special Use District" at the corner of Lombard and Scott.

The new one building "District" would facilitate the redevelopment of the Edward II Inn into 24 units of supportive housing for young adults transitioning from foster care. As plugged-in people know, the Cow Hollow Association hasn’t been very supportive of the plan, at least not if it happens in their neighborhood. But elsewhere? Apparently that would be fine.

Also on the Committee's agenda today, the amendment to San Francisco's Planning code establishing Section 139: Standards for Bird-Safe Buildings.

∙ Land Use & Economic Development Committee Agenda: 9/12/11 [sfbos.org]
∙ Lombard and Scott Street Affordable Group Housing Special Use District [sfbos.org]
∙ Support For Supportive Housing...Just Not Here [SocketSite]
∙ Establishing Standards for Bird-Safe Buildings [sfbos.org]
∙ It's (Not Just) For The Birds [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

September 9, 2011

SF's New Public Safety Building Officially Breaks Ground On Third

The ground has officially been broken for San Francisco's new Public Safety Building (PSB) down in Mission Bay. A replacement facility for the San Francisco Police Department (SFPD) Headquarters and Southern District Police Station currently located at 850 Bryant, the PSB will also contain a fire station to serve the burgeoning neighborhood.

The total budget for the building is $243 million and it’s expected to be open in early 2014. And yes, that’s the old firehouse at 1300 Third Street around which the PSB will wrap.

∙ San Francisco's Public Safety Building (PSB) [sfearthquakesafety.org]
∙ The Plans For The Old Firehouse At 1300 Third Street [SocketSite]

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

September 8, 2011

Speaking Of Mega-Yachts And Ellison's America's Cup Thing...

Speaking of mega-yachts, from the Business Times with respect to Pier 38:

The Port of San Francisco is evicting a cluster of technology companies and a venture capital firm from Pier 38 after wrestling control of the property from a man the city contended leased space to subtenants without authorization.

Tenants, including popular WordPress blogging maker Automattic Inc., the Dogpatch Labs technology incubator run by Massachussetts-based Polaris Venture Partners, 99 Designs and others, have been given until Sept. 30 to vacate the premises, which are located just north of the San Francisco Giants’ ballpark and the Caltrain station.

The eviction notices delivered Tuesday afternoon follow the Port's recent victory in its lawsuit to regain control of the decaying Pier from Carl Ernst and his Pier 38 Maritime Recreation Center Inc., with whom the Port has sparred repeatedly over a more than 15 year period.

Ernst claims Port officials have purposely frustrated his attempts to develop Pier 38 because they want to steal his vision for developing the property into a home for mega-yachts.

Port spokeswoman Renée Dunn said this week's evictions were prompted by safety concerns regarding Pier 38 that were identified by the city Fire Marshal and outside experts.

From Automattic's CEO: "There might be perfectly good reasons why they’re doing this, but because they are not talking about it, there’s all kinds of conspiracy theories forming that they just want to give the pier to Larry Ellison for his America’s Cup thing."

∙ San Francisco Port evicts tech tenants from Pier 38 [Business Times]
∙ A Temporary Site That Could Become A Permanent Fixture [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

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

August 22, 2011

A Temporary Site That Could Become A Permanent Fixture

From John King with respect to the proposed America’s Cup berthing facilities for mega motor yachts between Piers 14 and 22½:

Known officially as Rincon Point Open Water Basin, the quarter-mile stretch of bay between piers 14 and 22.5 was created in the 1980s by removing decrepit finger piers no longer needed by the port. Rincon Park followed with a grassy hillock crowned by the controversial but eye-catching Cupid's Span sculpture by Claes Oldenburg and Coosje van Bruggen.

In daytime, the broad views are wondrous. At night, there's a hypnotic beauty, as anyone can testify who has paused after a Giants game to absorb the illuminated sweep of the Bay Bridge above rippling darkness.

The importance of the space is spelled out in the Bay Plan of the Bay Conservation and Development Commission, which describes basins as essential to "enhance the ecological health of the Bay and ... provide new and substantial Bay views." The importance of the open water along Rincon Park is reaffirmed in the draft environmental impact report for the America's Cup that was released by the city last month - it is the only one of 18 race-related locations ranked "very high" in terms of visual quality and sensitivity.

The draft report also offers the only details released so far of the changes desired by the America's Cup Event Authority, the operational and development arm of the regatta.

The proposal would add a 1,300-foot-long, 12-foot-wide floating dock to the "open water basin venue," reached by gangplanks at either end. A diagram shows 26 vessels moored to the dock, none shorter than 100 feet and 10 with hulls extending 265 feet from stem to stern.

King’s big concern, whether the temporary berths could become permanent view-blocking fixtures as "long-term development rights in the Rincon basin are triggered if the temporary berths require dredging" according to the development agreement.

∙ Cup's yacht plan threatens our wide-open bay views [SFGate]
∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (54) | (email story)

August 19, 2011

Saitowitz Rising On The Blighted Corner Of Divisadero And Ellis

While the long vacant lot on which a 76 Station once stood was tagged with a notice of blight a few months ago, a plugged-in tipster reports that construction has commenced on the first of two Stanley Saitowitz/Natoma Architect designed condominium buildings that are rising on the corner of Divisadero and Ellis Streets (click image to enlarge).

The first building consists of 12 units and the second building of 21 units. Principal exterior materials will be similar to Saitowitz’s award winning Beth Shalom Temple at 15th and Clement. The first building is scheduled for completion summer 2012, the second in 2013.

As the site looked in June:

And as we wrote in 2008 when anti-blight legislation was adopted: "No word on whether or not a construction site on hold might qualify as well." Apparently the word is yes.

∙ Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]
∙ Saitowitz Scores With The Critics (But Not With Those Next Door) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (37) | (email story)

August 15, 2011

1300 Third Street Today And In The Context Of Tomorrow

Speaking of the proposed rehabilitation of 1300 Third Street, a bit of context for how the former station might fit into the plans for a fully developed third street in Mission Bay.

∙ The Plans For The Old Firehouse At 1300 Third Street [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

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

Hot Or Not: Two Three-Year Apples A Block Apart On Twentieth

While the asking price for 2405 Folsom #1 has been reduced to $1,210,000 (roughly 105 percent of its April 2008 purchase price), a reader notes that a block away the penthouse atop 3354 20th Street has hit the market listed for $1,499,000, twenty (20) percent over its purchase price of $1,245,000 in March 2008.

Keep in mind that while the median recorded sales price for condos in the area increased 10 percent from 2008 to 2010 (from $685,000 to $755,000), the median price per square foot actually fell 5 percent (from $640 to $610). Unfortunately we don't have the "apples-to-apples" numbers for 2011 to date.

∙ Listing: 3354 20th Street #302 (3/3) 2,600 sqft - $1,499,000 [MLS]
∙ From "Luxe" To "Luxury" For A Mission Apple On The Tree [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (5) | (email story)

August 10, 2011

Simply Lip Service For Green Landscaping In San Francisco?

It’s time for a (slightly edited) guest editorial from a plugged-in reader:

I am a homeowner in SF's 11th political district. The neighborhoods in my district have the potential to be charming, but unfortunately many people think it's OK to pave over their front yards to then use the space to park their cars on the sidewalk illegally.

Almost every month I see a new front yard disappearing to make space to park cars on the sidewalk. The result is blighted, dire looking neighborhoods, lower property prices, and an unsafe environment for pedestrians who have to navigate around cars parked on the sidewalk.

In addition to laws against sidewalk parking (which is not enforced by the city, only upon complaint), to my knowledge, the city of San Francisco has laws against paving over front yards, as well as the "Green Landscaping Ordinance" which stipulates that a certain percentage in front of every building has to be devoted to landscaping. Yet I have been unable to get the city to enforce the law in my district, even though I made repeated attempts to do so.

There are three cases I can mention, each of which I have filed a complaint for with the city authorities:

1. 730 Huron Ave: has their front yard paved over. The complaint can be tracked here. The case has been "abated", but I wonder how that came about, since the building clearly is not in compliance with the code. Thanks to the City "abating this case", in the space of the former front yard now often one or two cars are parked, blocking the entirety of the sidewalk, forcing pedestrians into the street. I do sometimes call this in to the DPT, but I do have a day job and it would be nice if instead the City authorities could do their job.

2. 40 Sears Street: had a very large front yard paved over on which now a pickup truck regularly parks. I have filed a complaint with the DBI and am awaiting the results.

3. 901 Huron Ave: a house that was one of the best looking on our street, a corner house with beautiful lawn all around it. It recently sold and yesterday my wife and I noticed that a part of the lawn was already paved over, with a pickup parked on the sidewalk and former site of the lawn.

My questions are these: are we simply we wasting taxpayer dollars on making ordinances and printing colorful brochures about sidewalk greening, since we don't actually take them seriously and enforce them? Or will these laws be ever enforced to prevent further blighting of the City's neighborhoods?

San Francisco is said to be a beautiful city, but once you look beyond the parks and beaches, City Hall, Russian Hill and Valencia Street, the neighborhoods where actual families live look more and more terrible by the day.

Good questions. Let's see if we can't drum up some equally good answers.

∙ Guide To San Francisco's Green Landscaping Ordinance [SocketSite]
∙ Coming Soon: Guidelines For Tending Concrete Gardens Out Front [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (54) | (email story)

August 3, 2011

Seeking Three More Years To Start Building Eleven Stories At 144 King

In 2005, San Francisco’s Planning Commission approved the demolition of the single-story concrete warehouse at 144 King and granted three years to commence construction of an 11-story, 130-room hotel with no off-street parking on the site.

In 2008 the approval was extended until September 2011. And tomorrow, the project sponsors seek another three year extension to start construction by September 2014.

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

August 2, 2011

Bringing New Life And Portable "Parkmobile" Gardens To The YBCBD

This evening, San Francisco Mayor Ed Lee will officially unveil the Yerba Buena Street Life Plan, 36 projects and initiatives to be implemented over the next ten years for new public spaces, redesigned alleys, public art and sidewalk improvements throughout the Yerba Buena Community Benefit District (YBCBD), including clean energy solar docking stations.

Other plan projects include new dog parks and dog runs, new garden streets with storm water improvements, new bike paths and bike parking, lighting, and artistic crosswalks.

In addittion, Mayor Lee will also unveil six "mobile gardens" dubbed "Parkmobiles."

The 16’ x 5’9” planted containers which will be circulated throughout the YBCBD will each borrow two parking spaces for two to six months, with the first placed in front of the Catharine Clark Gallery on Minna Street at 3rd Street, and another at the 5M Project on 5th Street at Mission Street.

Posted by socketadmin at 11:00 AM | Permalink | Comments (56) | (email story)

Appealing The Impact Of The Approved Rebuilding Of 1945 Hyde

Amongst the items on the agenda for today’s San Francisco Board of Supervisors meeting, an appeal of the Planning Department’s decision that the proposed adaptive reuse of 1945 Hyde Street is exempt from environmental review.

The appeal is being sponsored by the Russian Hill Community Association (RHCA).

If successful, the appeal could add years and hundreds of thousands of dollars in development costs to the proposed project which was approved by the Planning Commission in June.

∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ San Francisco Board of Supervisors Agenda: August 2, 2011 [sfbos.org]

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

July 29, 2011

Targeting Spring 2013 For Unanimously Approved City Center Target

Target’s application to open a 120,000 square foot store "offering clothing, personal accessories, household goods, including home furnishings, electronics and groceries" in the City Center development at the corner of Geary and Masonic was unanimously approved by Planning last night. The location could be open by Spring 2013.

∙ Proposed City Center Target Design (And Full Meeting) Scoop [SocketSite]
∙ Second San Francisco Target gets unanimous approval [Business Times]

Posted by socketadmin at 4:00 PM | Permalink | Comments (9) | (email story)

July 27, 2011

Target On Geary, Yea! Unleashed By PETCO On Geary, Nea!

While the Planning Department recommends the Planning Commission approve the request to open the formula retail known as Target at 2675 Geary, the Department recommends the Commission disapprove the request to open the formula retail known as Unleashed by PETCO at 5411 Geary, the site of a former formula Walgreens.

The Department’s reasoning:

The proposed new use will not provide a development that is necessary or desirable with the surrounding neighborhood. There are a number of pet stores and services within the area, including two smaller locally-owned pet supply stores in the immediate vicinity and several others within two miles of the subject site, making the proposed use unnecessary.

The subject area has a large concentration of formula retail establishments, and adding another formula retail store will only increasing this concentration.

The neighborhood is well served by smaller locally owned pet stores and a larger destination formula retail pet supply store (Pet Food Express, on California Street near Presidio Avenue).

The proposed formula retail establishment could have a negative impact on existing neighborhood character by displacing smaller local stores that provide similar products and services.

No word on who the Department or opposing neighbors have lined up to take over the lease in place of Unleashed, a storefront that has been vacant and contributing to the character of the neighborhood as pictured above for the past five years.

∙ Proposed City Center Target Design (And Full Meeting) Scoop [SocketSite]
∙ Request for Conditional Use Authorization For Unleashed at 5411 Geary [sfplanning.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

July 22, 2011

Proposed City Center Target Design (And Full Meeting) Scoop

As we first reported earlier this week, this coming Thursday the Planning Commission will hear Target’s request to open a 106,000 t0 120,000 square foot store "offering clothing, personal accessories, household goods, including home furnishings, electronics and groceries" in the City Center development at the corner of Geary and Masonic.

Target’s stated design goals for the project (click either image to enlarge):

Activate the street edges to make the building pedestrian friendly and contribute to an active street life
1. Increase the amount of street-front display windows along Masonic Ave.
2. Maintain and add display cases along the Geary elevation to create activity, visual interest and pedestrian scale.
3. Refurbish the base building materials to provide a higher quality, durable pedestrian environment.
4. Rehabilitate grade level planters and plantings along Geary Blvd.
5. Explore building-mounted, pedestrian scale lighting.

Apply elements to the facades to moderate the building’s bulky scale and give it an updated appearance
1. Add blade sign elements appropriate to the Mid-Century Modern character of the building that introduce rhythm, color and movement to the facades along Geary Blvd.
2. Add screen elements to key facade areas that provide contemporary hints of warmth, color and texture to the building.
3. Repaint the building in a new color scheme that emphasizes 1.g texture and articulation over monotonous bulk.

Create a more sustainable building
1. Update and reuse the existing building, employing recycled materials whenever possible.
2. Enhance bicycle parking and storage.

Add landscaping to soften the environment
1. Vines at existing retaining walls.
2. Add drought-tolerant plants.
3. Replace landscape in existing planters

The Planning Department recommends the Commission approve the request.

∙ Target Prepares For Planning Vote On Geary Store Next Week [SocketSite]
∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (16) | (email story)

July 21, 2011

8 Washington: A Chance To Hear And Be Heard This Afternoon

At three o’clock this afternoon, the Planning Commission will hold a public hearing on the Draft Environmental Impact Report (EIR) for the proposed 8 Washington Street project.

An opposing perspective from Frederick:

The present proposal is the 4th attempt to change the Golden Gateway Swim & Tennis Club from a recreational facility into part condominiums and part recreational.

The reason that the use of the site is still recreational is that the San Francisco Redevelopment Agency took control of the area in the 1960's, used Federal Funds to relocate business and residents and with 5 developers bidding, chose the Perini Corp of Boston to develop the Golden Gateway area. Perini won the rights to build the Alcoa Office Building (25 stories), the Golden Gateway Center (1,200+ rental apartments) and the Golden Gateway Commons (mixed use with 3 blocks of office & retail and 155 condominiums).

One of the reasons that Perini was accepted by the Redevelopment Agency is that Perini proposed to build a private 2 acre park (Sydney Walton Park) and build the Golden Gateway Swim & Tennis Club (Club) that was made available to the tenants at the GG Center and GG Commons. This helped create the neighborhood with both office and residential uses and today is the most successful project the SF Redevelopment Agency has completed.

Perini paid the Redevelopment Agency market rate land cost for the rights to build the Alcoa Building, the GG Center and GG Commons, but paid below market for the land for the Park & Recreational Club.

The neighborhood and anyone visiting has enjoyed both the Park and Club since the 1970's.

There have been 3 previous attempts to build condominiums on the Club and reduce the size of the Club. All 3 previous attempts were turned down, first by Mayor Diane Feinstein, then Mayor Art Agnos and most recently by the Board of Supervisors.

Members of the Club have formed an organization to "Save the Club" called Friends of Golden Gateway "FOGG" with over 1,300 members.

In December 2006, FOGG joined with the San Francisco Tennis Club, the Barbary Coast Neighborhood Association and numerous other City organizations to have the Supervisors (who voted 11-0) to require any changes in public or private recreational facilities in San Francisco to replace the recreational component with 100% of the existing recreational facilities. This action has saved the SF Tennis Club from being replaced with over 500 condominiums.

The neighborhood that enjoys using the Golden Gateway Swim and Tennis Club feels that the project that was approved by the Redevelopment Agency 30 years ago, did not call for it to change at a later date. If the recreational facility can be taken away, how soon will Sydney Walton Park have a 25 story building replacing that open space?

Get educated and make up your own mind.

Also noted by Frederick, a lawsuit backed by the Telegraph Hill Dwellers, Neighbors to Preserve the Waterfront, San Franciscans for Reasonable Growth, Golden Gateway Tenants Association, San Francisco Neighborhood Network, Barbary Coast Neighborhood Association, Russian Hill Neighbors, and the San Francisco Tenants Union amongst others has been filed in San Francisco's Superior Court in an attempt to prevent the development.

∙ The Impact Of 8 Washington [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (60) | (email story)

July 20, 2011

Target Prepares For Planning Vote On Geary Store Next Week

The request for authorization which would allow Target to develop and open a 120,000 square foot "formula retail" store in the City Center development at the corner of Geary and Masonic has been scheduled to be heard by Planning next week.

The proposed project, to occupy a portion of the former Mervyn’s and Good Guys stores, will consist of approximately 106,000 square feet of retail space, with a potential to add an additional 14,000 square feet if vacant space becomes available within the shopping center, for a project total of approximately 120,000 square feet.

The proposal involves interior remodeling work as well as exterior improvements including signage, which would require the creation of a Special Sign District. The existing City Center shopping mall has approximately 601 off-street parking spaces and five loading spaces; no additional parking or loading spaces are required or proposed.

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

∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

July 19, 2011

Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval

Plans for 468 new residential units, 14,625 square feet of retail including two restaurants, and 7,000 square feet for production, distribution and repair (PDR) to rise on the two vacant lots bordered by Hubbell, 7th, and 16th Streets are up for approval next Thursday.

Located on a triangular site at the base of Potrero Hill, the development includes a new 40,000 sf park and is further open to the community by a public mid-block pedestrian mews lined with active uses.

At the end of Connecticut Street, Daggett Place features a 7,000-square-foot community garden with raised planting beds. Including this pocket park, the project contains a total of approximately 50,000 square feet of open space dispersed around the project site at grade, within podium courtyards, and in a rooftop garden deck.

Originally envisioned for a 2008 start and 2010 occupancy, if approved on Thursday, once construction starts it will take 22 to 24 months (or up to 36 months if the project is built in phases) to complete the Daggett Place development also known as 1000 16th Street.

UPDATE: As a plugged-in reader notes, the proposed designs for the David Baker + Partners designed "Dagget Place" have been revised since the project’s EIR (the source for our original images) was approved in 2009. The unit count is up (from 408 to 468), the podium level pedestrian street is gone, and the images above are now current.

While the Planning Department's site currently reads, "On Thursday, July 21, 2011, the Commission will consider approval of the proposed project," we now believe the Commission will actually consider the project next Thursday, July 28.

And an earlier iteration of the design as we published two years ago:

∙ David Baker’s Daggett Place Destiny To Be (Partially) Decided Today [SocketSite]
∙ Daggett Place: Design [dbarchitect.com] [Slideshow]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

July 18, 2011

High-Speed High Jinks?

With the former chairman of the High Speed Rail Authority who has long opposed the proposed terminus setting the odds of high-speed rail ever reaching San Francisco’s Transbay Transit Center at 50-50, the "will it just be a bus station" talk has resumed.

That being said, keep in mind the $400 million Transit Center train station box has already been funded and will likely still be used by Caltrain or Amtrak absent any high-speed rail service.

∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ If high-speed rail never happens, Transbay center will be a bus stop [Examiner]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]
∙ San Francisco's Transbay Transit Center About To Has Broken Ground [SocketSite]
∙ A $400 Million High-Speed Stimulant for San Francisco’s Transbay [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (79) | (email story)

It's Time To Put The Rincon Hill Streetscape Master Plan In Place

First drafted in 2006 but never finalized nor adopted by the Planning Commission or Board of Supervisors, the draft Rincon Hill Streetscape Master Plan has been dusted off.

On Tuesday, the Planning Department will host a public meeting "to review and prioritize [the] public realm improvements" outlined in the Rincon Hill Streetscape and Traffic Plan, the underlying goals of which are:

Create “Living Streets” on Spear, Main, and Beale Streets, including calmed traffic and significant open space amenities. The calming of traffic is intended to facilitate a pleasant and safe residential, pedestrian, and bicycling environment, and the creation of lushly-landscaped streets with usable open space is necessary to augment the deficit of open green space in this dense urban area.

Improve pedestrian conditions at intersections, particularly near freeway ramps.

Widen narrow sidewalks on Fremont, First, and Harrison Streets to the greatest extent feasible.

Separate bridge-bound traffic from local traffic on First Street and from local traffic and peak hour transit lanes on Harrison Street.

Tomorrow, July 19th at 6 p.m. at Eucharist Commons (285 Main Street at Folsom) if you'd like to have a voice or say.

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Rincon Hill Streetscape Master Plan [sf-planning.org]
∙ Rincon Hill Streetscape Master Plan Public Meeting: 7/19/11 [sf-planning.org]

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

July 12, 2011

Thank (Or Curse) Planning For Encouraging Development At 1501 15th

As the five-story Stanley Saitowitz | Natoma Architects designed building that's proposed to rise at 1501 15th Street raises the hackles of a few hecklers in the Mission, we offer a bit of additional background and perspective.

In 2008, the project sponsor proposed to build a car wash, not condos, on the site. Noting that "due to the project site’s close proximity to the 16th Street BART Station, a mixed-use project offering both commercial and residential uses would be strongly encouraged," the car wash was disapproved by San Francisco's Planning Department on the grounds that such a use was inconsistent with the intent of the Eastern Neighborhoods plan.

And in terms of the project's proposed design, while the Planning Department "realizes that from the architect’s perspective, the design is very cohesive and deliberate, forming a minimalist façade" and acknowledges that "any attempts to change it would [therefore] compromise the integrity of the design," the Department still has a few concerns:

If the courtyards remain, in all likelihood gates will be needed to secure the outdoor activity areas after the retailers close in the evening. [Planning] would like to see the proposed treatment to address this issue in the design.

The Department would like to see the use of the neighboring property’s light-well preserved, such as matching the light-well.

The recessed wall on South Van Ness Ave. presents a blank wall above the ground floor and should have additional detail and fenestration to provide scale and interest.

Save the few concerns, however, the Planning Department recommends the Planning Commission approve the project sponsor's proposal on Thursday. And yes, for better or worse, the design has evolved from what was originally on the boards:

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Development at 15th and S. Van Ness Raises Hackles [missionlocal.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 1501 15th Street Request for Large Project Authorization [sfplanning.org]

Posted by socketadmin at 5:30 AM | Permalink | Comments (24) | (email story)

July 11, 2011

The 34th America's Cup Environmental Impact Report (And Issues)

The Draft Environmental Impact Report (EIR) for the 34th America’s Cup (AC34) and James R. Herman Cruise Terminal Project was just been published. The Report will be formally reviewed on August 11 with comments from the public accepted until August 25.

The San Francisco Planning Department published a Notice of Preparation on February 9, 2011 to notify the public of its intent to prepare an EIR on the AC34 and Cruise Terminal projects. During the public scoping process held in February and March 2011, the Planning Department received numerous comments from public agencies, organizations, and individuals regarding the scope and content of the EIR, including comments on environmental effects of the AC34 and Cruise Terminal projects as well as on the details of the projects themselves.

Comments received during the scoping process on the proposed projects and their potential environmental impacts are addressed in this EIR. This section lists the areas of controversy and major concerns raised during the scoping period as well as issues to be resolved. Issues to be resolved include those areas of concern that will be addressed either (1) during the permitting and approval processes for the projects subsequent to the completion of the CEQA process, (2) as part of the environmental review requirements under the National Environmental Policy Act (NEPA) for the applicable aspects of the project, (3) during design and implementation of the projects (assuming the projects are approved), or (4) as part of future proposals for long‐term development on Port properties as provided for under the Host Agreement and the associated environmental review process.

The areas of controversy and issues to be resolved include the following:

Details of the People Plan (including Transportation Management Plan), Waste Management Plan, Sustainability Plan, and other implementation plans as proposed.

Coordination of the AC34 project sponsors with federal, state, regional, and other local agencies for the planning and implementation of AC34 events.

Management and coordination of large private spectator yachts expected to view the AC34 events and impacts of increased boat traffic Long-term development rights of Port properties provided for under the Host Agreement following completion of the AC34 events, and environmental implications of such development.

Tenant relocation from Port properties that would be necessary for both the AC34 and Cruise Terminal projects.

Impacts of the AC34 events on views, traffic, services, utilities, recreational resources, and public access at proposed venue locations as well as at adjacent and nearby areas.

Potential conflicts of both projects with adopted plans applicable to the project sites, including effects on public access.

Effects of AC34 racing events on existing maritime and commercial uses of San Francisco Bay.

The first volume of the report is 746 pages while volume two is 698. So if you plan to comment or complain intelligently, you had better start reading now. Luckily volumes three and four are simply appendices.

∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]
∙ Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ 34th America’s Cup Draft EIR: Part 1 | Part 2 | Part 3 | Part 4 [sfplanning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (18) | (email story)

399 Fremont: From Condos To Rentals And Flowers For Another Year

As we first reported a year ago:

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Granted the extension to June 15, 2011, the project sponsors are now seeking another one year extension with plans to start construction by June 15, 2012 as they redesign the building to hit the market as smaller rental units versus condominiums, with no proposed changes to the height or envelope of the building.

∙ 399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
∙ 399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers [SocketSite]
∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

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

No Need To BYOB To Bowl In The Mission As Proposed

As the San Francisco Planning Code reads with respect to the Mission Alcoholic Beverage Special Use Subdistrict:

There is an unusually large number of establishments dispensing alcoholic beverages, including beer and wine, for both on-site and off-site consumption in this area. The existence of this many alcoholic beverage establishments appears to contribute directly to numerous peace, health, safety and general welfare problems in the area, including loitering, littering, drug trafficking, prostitution, public drunkenness, defacement and damaging of structures, pedestrian obstructions, as well as traffic circulation, parking and noise problems on public streets and neighborhood lots.

The existence of such problems creates serious impacts on the health, safety and welfare of residents of nearby single- and multiple-family areas, including fear for the safety of children, elderly residents and of visitors to the area. The problems also contribute to the deterioration of the neighborhood and concomitant devaluation of property and destruction of community values and quality of life. The number of establishments selling alcoholic beverages and the associated problems discourage more desirable and needed commercial uses in the area.

In order to preserve the residential character and the neighborhood-serving commercial uses of the area, there shall be a Mission Alcoholic Beverage Special Use Subdistrict to prohibit new establishments, or expansion of existing establishments, selling alcoholic beverages for the property in the area generally bounded by Guerrero Street, San Jose Avenue, Randall Street, Mission Street, Cesar Chavez Street, Potrero Avenue and Fourteenth Street.

Exemptions for "Bona Fide Restaurants" and "Non-Profit Theaters" are already on the books. And as proposed and sponsored by Supervisors Kim and Wiener, an amendment to allow "Bowling Alleys" in the Mission to serve alcoholic beverages will be added as well, paving the way for the proposed Mission Bowling Club at 3176 17th Street.

∙ Ordinance Permitting Bowling Alleys To Serve alcohol In The Mission

Posted by socketadmin at 7:00 AM | Permalink | Comments (17) | (email story)

July 6, 2011

California Pacific Medical Center Ups Its Cathedral Hill Ante

From the San Francisco Business Times:

California Pacific Medical Center said Tuesday it has offered to pay for $1.1 billion in community benefits for the poor and uninsured in San Francisco as part of its effort to gain city approvals for its proposed Cathedral Hill medical complex and rebuild of St. Luke's Hospital.

CPMC, part of Sutter Health, called the offer “an unprecedented commitment,” but it also clearly represents a response to political realities in San Francisco.

"We sent this to (city officials) on Friday, and we're hoping to have a reaction from them in the next week or so," said CPMC spokesman Kevin McCormack. A Planning Commission meeting on hospital projects scheduled for July 15 has been postponed until Aug. 11, he said."

∙ SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital [SocketSite]
∙ California Pacific Medical Center offers $1.1B deal for city OKs [Business Times]
∙ CPMC: Latest Designs, Renderings, And Architecture Review [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (14) | (email story)

June 30, 2011

Plans For 800 New Showplace Square Units Moving Forward

The plans for over 800 new housing units across 801 Brannan and One Henry Adams continue to make their way through planning with a Draft Environmental Impact Report has now been published. As we wrote last year:

The proposed development of 801 Brannan and One Henry Adams (click rendering to enlarge) has been in the works for over ten years, at one point hoping to be delivered in 2008 (and then 2010). The development would raze four buildings across two sites.

Rising on the sites would be five six-story/sixty-eight-foot buildings with up to 819 residential units over ground floor retail and 798 parking spaces. In terms of unit mix: 455 one-bedrooms, 315 two-bedrooms, 20 three-bedrooms, and 29 lofts as proposed.

The latest plans call for 824 units, with 425 one-bedrooms, 325 two-bedrooms, 50 three-bedrooms, and 24 lofts. And in terms of parking, 166 799 spaces in total.

As proposed, the two market-rate buildings for the 801 Brannan site would cost approximately $130 million to construct and would be constructed between 2012 and 2014. The two buildings proposed for the One Henry Adams site would cost approximately $65 million and would be constructed in 18 months, beginning in the fall of 2012. The BMR parcel would be developed "at such time as determined by [the Mayor's Office of Housing], dependent upon its resources and priorities."

UPDATE: Sorry folks, did we say 166 parking spaces? Make that 799, with 571 spaces at 801 Brannan alone. The 166 represents the number of spaces which will be dedicated to fulfilling current parking easements and agreements for tenants in neighboring buildings.

Our apologies for the confusion (and perhaps a heart attack or two).

∙ 801 Brannan And One Henry Adams: 819 Units As Proposed [SocketSite]
∙ 801 Brannan And One Henry Adams: Draft Environmental Impact Report [sfplanning.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

June 29, 2011

From Cala To Condos To Trader Joe's At 1401 California

As we wrote in 2009:

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."

And it didn’t (go as planned). Instead, renovations versus razing is expected to commence this coming January with a 14,000 square foot Trader Joe's in place by the end of 2012.

As the now defunct project had last been proposed to look (click on images to enlarge):

∙ From Cala Foods To "1401 California" By 2012 Or Bust As Proposed [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (30) | (email story)

June 27, 2011

Powell Street Promenade Making Progress

Construction is now underway between Ellis and Geary on the "Powell Street Promenade," the City’s latest Pavement to Parks project.

Over an average weekend, up to 100,000 pedestrians walk along this portion of Powell Street, contributing to a highly animated yet often congested sidewalk experience. The Powell Street Promenade will provide extra space for people to walk, sit at a table or on a bench, chat with a friend, or just watch as thousands of people pass by. Wood, stone, and metal trim will provide a rich visual quality to the space, softened by landscaping and pedestrian scale lighting.

Originally expected to be finished by April 2011, we’ll keep you plugged-in. And as that stretch has long appeared:

Posted by socketadmin at 1:30 PM | Permalink | Comments (36) | (email story)

June 23, 2011

A Bit Of (Unnecessary) Salesforce Saber Rattling

From the Wall Street Journal today with respect to the proposed designs for Salesforce’s new global headquarters campus in Mission Bay:

Renderings of the Salesforce.com campus, released earlier this month, feature a flashy design. A public square is anchored by a hot-pink Jumbotron video screen.

"That was my idea," Mr. Benioff, the Salesforce.com CEO, said of the screen. "Putting something like that there can add a lot of energy." The Jumbotron could be used for things such as employee presentations and public entertainment, he said.

Salesforce.com is hoping for design-review approval from the city by September. "If we can't get the approvals we could also end up somewhere else," Mr. Benioff said.

The redevelopment agency's Ms. Kahn said that while she didn't anticipate problems with the design review, the pink Jumbotron might face additional environmental scrutiny. Overall, Ms. Kahn said, "we're generally, based on what we've seen, pleased."

And in the words of JK Dineen:

Let's be real. It’s highly unlikely that the redevelopment agency board, which has rubber stamped pretty much everything that has been proposed for the 303-acre Mission Bay campus, will give Salesforce a hard time. We are talking about 10,000 Salesforce jobs. We are talking about at least $700 million of 100 percent union construction over the next five years. In Marc Benioff we are also talking about a philanthropic superstar who, along with his wife, donated $100 million for the UCSF Hospital that is driving much of the investment into Mission Bay.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]
∙ Mission Bay Prepares for Makeover [WSJ]
∙ Salesforce CEO: approve our HQ plan, or else... [Business Times]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (19) | (email story)

June 22, 2011

Fresh & Easy & Opening Today At Ten In San Francisco

As the Fresh & Easy Buzz correctly reported to expect (and corrected our overly optimistic construction worker’s account), San Francisco’s first Fresh & Easy opens its doors the corner of Clement and 32nd Avenue this morning at 10am.

The Fresh & Easy at 5800 Third Street is on track for a late August opening. And as was expected, the company has officially inked a lease for the shuttered DeLano's Market location at 1245 South Van Ness in the Mission.

UPDATE: A plugged-in tipster reports that as part of the grand opening weekend, Fresh & Easy will be hosting a free BBQ from 4-6pm this Saturday (6/25).

∙ Fresh & Easy Plans to Open First San Francisco Store June 22 [Fresh & Easy Buzz]
∙ San Francisco's First Fresh & Easy Should Open Second Week In May [SocketSite]
∙ 5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon [SocketSite]
∙ Fresh & Easy Headed For The Mission, Could The Castro Be Next? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

June 21, 2011

Transbay Transit Center Rooftop Park Community Meetings Tomorrow

Tomorrow at noon and 6:30 pm, the Transbay Joint Powers Authority will host a pair of community meetings at 201 Mission at which Peter Walker and Partners will present their vision for the 5.4 acre park to rise atop San Francisco’s future Transbay Transit Center.

And yes, refreshments (hopefully of the iced variety) will be served.

∙ Transbay Transit Center Rooftop Park Community Meeting [transbaycenter.org]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

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

Approved For 17 Stories But 34 Trees For Now As Proposed

The 17-story story building proposed to be built at 55 9th Street was approved by the Planning Commission at the end of 2007, but the now grassed over ground on the lot between Market and Mission has yet to be broken behind its chain link fence.

On Thursday the project sponsor will seek a three-year extension and window in which to start construction on the building which was designed to yield 260 housing units, 3,000 square feet of ground-floor retail, and 113 parking spaces.

In conjunction, or perhaps exchange, for the extension, the project sponsor "has proposed an interim landscaping plan that would plant a mix of trees and understory along the 9th Street frontage, in order to soften and screen views of the site."

More specifically, the sponsor has proposed a wall of 23 Pittosporum Tenuifolium and 11 Acer R. Bowhall trees along the fence line on 9th Street.

∙ Australian Anka Aims To Add 260 Condos At 55 Ninth Near The Argenta [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

June 20, 2011

A New Name Is Needed As Executive Park Nears Being Reborn

Approved by the Planning Commission, the plan to raze and redevelop the central office components of the 70-acre site adjacent to Candlestick Point with 1,600 housing units and 70,000 square feet of retail with buildings rising up to 240 feet tall is back in front of San Francisco’s Land Use and Economic Development Committee this afternoon to vote on the amendments to make it so.

With the development currently dubbed "Executive Park," as a plugged-in tipster writes: "Since the project will become mixed use, it could use a new name." That it could. And we know just who to ask.

Readers?

∙ Executive Park: From Office Park To Neighborhood As Long Proposed [SocketSite]
∙ Land Use and Economic Development Committee Agenda: June 20, 2011 [sfbos.org]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

June 16, 2011

Take Two For 1945 Hyde (And The Brannan Street Wharf)

Amongst the items scheduled to be voted on by San Francisco’s Planning Commission this afternoon: the proposed conversion of 1945 Hyde Street from garage to condos-over-retail and the Final Environmental Impact Report (EIR) for the Brannan Street Wharf project.

The Planning Department recommends the Commission approve both of the above.

∙ San Francisco Planning Commission Agenda: 6/16/11 [sfplanning.org]
∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 2013? [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (0) | (email story)

June 15, 2011

Defending The Design For 200 6th Street And Adieu To Defenestration

Located within the potential Sixth Street Lodginghouse District, the San Francisco Redevelopment Agency and Mercy Housing requested San Francisco’s Architectural Review Committee review and comment on their proposed project at 200 6th Street today.

The proposed work includes demolition of the existing four-story building and the new construction of a new nine-story residential building (dedicated to affordable housing) with ground floor retail and parking.

As designed by Kennerly Architecture & Planning, the new building will feature a total of fifty-six units composed of seventeen three-bedroom flats, twentytwo two-bedroom flats, and seventeen one-bedroom flats.

The new building will have two distinct masses: a larger nine-story mass at the corner of 6th and Howard Streets and a smaller eight-story mass along 6th Street. Overall, the design will be contemporary in style and will feature brick veneer cladding, dark patinated metal siding and exposed structural concrete on the exterior. In addition, the project will feature painted or dark anodized aluminum windows, steel and glass entry marquis, and concrete and translucent glass balcony rails.

The existing four-story building is better known and recognizable to most as the Hugo Hotel, canvas for Defenestration.

∙ South of Market Resource Survey Says…Five New Historic Districts [SocketSite]
∙ Review and Comment: 200-214 6th Street [sfplanning.org]
∙ Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (18) | (email story)

June 14, 2011

The Plans For 800 Presidio Avenue Don't Appeal To Everyone

On the agenda for San Francisco’s Board of Supervisors this afternoon, an appeal of the Environmental Impact Report (EIR) for the proposed Booker T. Washington Community Services Center at 800 Presidio Avenue which would yield 50 housing units (24 for low income households, 24 for low income transitional age youth) and a new gym.

From the appeal:

Neighbors for Fair Planning are residents and owners of property in the immediate vicinity of the low density, Victorian era neighborhood surrounding the site of the proposed out-of-scale project at the Booker T. Washington Community Service Center, (BTW). We have been working closely withy Supervisor Farrell to reach a compromise and actually reluctantly agreed to not opposed a four story - 40 unit project with restrictions on parking.

The developer refused any compromise and refused to cut its $1.5M fee and is insisting on the absurd, 70,000 square foot building which violates numerous provisions of the Planning Code and all common sense or fairness in planning.

The Planning Department's response:

The Appellant does not make a fair argument that substantial evidence exists that the EIR is in any way incomplete or inaccurate. Most of the Appellant's assertions are purely speculative, with no proof in the record to substantiate the claims.

The Planning Department recommends the Board uphold the Planning Commission's certification of the final EIR for 800 Presidio Avenue as proposed.

∙ 800 Presidio Avenue Refined And Re-Rendered [SocketSite]
∙ 800 Presidio Avenue Environmental Impact Report Appeal [sfbos.org]

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

June 13, 2011

While A Big One Sells, Another Is Scheduled For The Steps

As we wrote about 818 Steiner this past February:

Built for Louis Hartter, his wife Emily Geisel and their five children in 1899, the 5,693 finished square feet of 818 Steiner were completely refinished between 2004 when purchased for $1,620,000 and 2007 when sold for $3,400,000.

It's now four years later and the Martens & Coffey designed Alamo Square Victorian is back on the market and asking $3,200,000. The sale in 2007 was $550,000 under original ask.

On Friday, the sale of 818 Steiner closed escrow with a reported contract price of $3,050,000, five (5) percent under asking and ten (10) percent under its year 2007 price.

Down the street, 722 Steiner is no longer listed for sale despite its "Seller MUST sell, will consider all offers" listing at $2,950,000 last year. That being said, the Postcard Row developer's onetime home is current scheduled to hit the courthouse steps next month with over $100,000 past due on a $1,740,000 first (and a second for $290,000).

∙ Hartter’s Party Of Five Seven House Returns At 818 Steiner [SocketSite]
∙ "Seller MUST Sell" 722 Steiner [SocketSite]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (6) | (email story)

June 8, 2011

Treasure Island Redevelopment Plans Approved! (Appeal Rejected)

Narrowly passed by San Francisco’s Planning Commission in April, last night San Francisco’s Board of Supervisors unanimously approved the 550 acre redevelopment of Treasure and Buena Vista Island and rejected the appeal backed by the Sierra Club and Aaron Peskin.

Over the next few decades, 240,000 square feet of retail and commercial, 10,680 parking spaces, 8,000 new residences (2,000 of which will be affordable), and over 300 acres of open space will be developed on the islands, with ground slated to be broken next year.

UPDATE: As a plugged-in reader notes (and links to a good overview that's been modified a bit since), the maximum building height on Treasure Island will be 450 feet.

∙ Planning Commission Approves Treasure Island Redevelopment Plan [SocketSite]
∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]
∙ Treasure Island/Yerba Buena Island Redevelopment Project EIR Appeal [sfbos.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (74) | (email story)

June 7, 2011

Board Denies Appeal Of North Beach Branch Library Project Report

Having previously sided with the Land Use and Economic Development Committee with respect to voting against landmark status for the North Beach Branch Library late last year, today San Francisco’s Board of Supervisors sided with the Planning Commission and voted down an appeal of the Environmental Impact Report (EIR) for the North Beach Library/Joe DiMaggio Playground Master Plan, clearing the way for the current library to be razed and a new North Beach library and playground to rise.

∙ North Beach Branch Library: No Landmark Status For You! [SocketSite]
∙ North Beach Public Library and Joe DiMaggio Playground Master Plan Appeal [sfbos.org]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 8:15 PM | Permalink | Comments (20) | (email story)

June 3, 2011

San Francisco Neighborhoods Socio-Economic Profiles And Stats

From the summary of the Planning Department's recently released report profiling demographic, housing, employment and commuting statistics for San Francisco's neighborhoods:

San Francisco’s 2010 population – at 805,330 – has well surpassed its all-time high in the 1950s. Despite some long term shifts in proportional shares, San Francisco’s racial and ethnic composition remains diverse. The City’s Asian population is growing steadily but the number of Black residents continues to drop. San Franciscans of Latin or Hispanic origin are also increasing, although not at rates seen at state or national levels.

San Franciscans are also getting older, with a median age of 38.2 years. There are more children under 5 years old but San Francisco continues to be in the top three of major cities with the fewest children. The numbers of older San Franciscans are growing as well. Family households are increasing but there are also more single-person households.

Our citizens are also better educated: a third of San Franciscans over 25 years old have earned a B.A. diploma and about one in five hold a graduate or professional degree. Median incomes rose, although once adjusted for inflation, are almost unchanged from 2000.

More employed San Franciscans are taking transit to work. Commuting by car has dropped and other travel to work modes such as biking and walking are becoming more popular. Working at home is also increasing. A growing number of San Francisco households are car-free.

A couple of other tidbits: there are now 358,380 housing units in the San Francisco with 22,220 units having been built over the past decade. Thirty-eight (38) percent of units are owner occupied with a median move-in date of 1995 versus 2003 for renters.

Drill down in the report for neighborhood specific statistics and food for thought.

∙ San Francisco Neighborhoods Socio-Economic Profiles [sf-planning.org]

Posted by socketadmin at 11:15 AM | Permalink | Comments (25) | (email story)

June 2, 2011

A Bit Of Color On (And For) Salesforce's Campus In Mission Bay

From John King with respect to Legorreta and Legoretta’s colorful vision for Salesforce's 14-acre campus to be in Mission Bay:

The scheme that’s evolved has a wider range of colors and window patterns than the firm’s norm, and most building’s would come wrapped in stone or terra cotta rather than stucco. They’d also include brash twists – a corner fractured by stepped-back terraces here, a stone-clad canopy perched on a 90-foot-high column there. A stack of meeting rooms at the southwest corner of the campus is wrapped in a mesh-like purple skin.

At least three of the 14 acres would be publicly accessible at all hours, centered on a broad plaza leading from Third Street to a planned bayside neighborhood park. The office buildings along Third Street would include shops, a child care center and restaurants.

And the key concept, an open campus that embraces the evolving neighborhood.

∙ Salesforce plans a colorful jolt for Mission Bay [SFGate]
∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (41) | (email story)

May 27, 2011

1844 Market Street: Let’s Get Ready To Rumble Build!

As we wrote this past October:

As we first reported a week ago, builder Joe Cassidy’s 113-unit mixed-use project at 1844 Market Street was headed for a foreclosure sale on the courthouse steps next week with an estimated $12,329,428.48 owed.

And while a plugged-in reader noted that a lawsuit over a reneged loan agreement was to blame and forecast the property would not be lost to the bank, it’s a plugged-in tipster that reports that Cassidy has just filed a Chapter 11 bankruptcy petition for the entity which owns the 1844 Market Street property ("Upper Market Place, LLC").

The filing claims eight creditors, the largest of which is East West Bank with $12,330,254 owed. Cassidy's own Granite Construction & Demolition company is also listed as a creditor with $112,500 owed.

The non-performing note has been bought by MacFarlane Partners who has taken title. And according to the San Francisco Business Times, they're shooting for a quick re-start
and summer 2013 opening.

∙ Cassidy’s 1844 Market Street Holding Company Files For Chapter 11 [SocketSite]
∙ Cassidy's 1844 Market Street Project Facing Foreclosure [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ The Inside Scoop With Respect To 1844 Market’s Foreclosure Filing [SocketSite]
∙ It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
∙ MacFarlane makes $55M bet on Upper Market [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (51) | (email story)

May 25, 2011

Parkmerced Redevelopment Plan Passed In 6-5 Vote

In an emotional meeting, the redevelopment plan for Parkmerced was approved by San Francisco’s Board of Supervisors last night in a 6-5 vote with supervisors Avalos, Campos, Mar, Mirkarimi and Kim opposing.

∙ Comments: Parkmerced Poised For Board Vote And 5,700 New Residences [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Parkmerced Development Agreement Close To Board Vote [SocketSite]

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

May 24, 2011

Parkmerced Poised For Board Vote And 5,700 New Residences

In a special session this morning, San Francisco’s Land Use and Economic Development Committee is expected to back the Development Agreement and a host of related ordinances for the proposed redevelopment of Parkmerced which will then be presented to San Francisco’s full Board of Supervisors this afternoon for adoption along with a scheduled vote on the certification of the Final Environmental Impact Report for the massive project.

∙ Parkmerced Development Agreement Close To Board Vote [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (29) | (email story)

May 23, 2011

Petco Barks, Will It Come Back To Bite?

The proposed ordinance prohibiting "formula retail pet supply stores" along Geary Boulevard didn’t just catch our attention in March, but the attention of Petco as well, the formula retail at which the ordinance was aimed:

Petco sent a letter to Mar and the City Attorney’s Office calling the proposal illegal. "We believe the proposed ordinance exceeds the city’s police power, infringes on the project sponsor’s equal protection rights and, if enacted, would be invalid under federal and state law," said the letter from Andrew Junius, of the Rueben and Junius law firm, which is representing Petco.

Despite Petco’s legal questions, the bill moved forward in the legislative process with a unanimous vote of support from the Small Business Commission on May 9. "I don’t know if it’s going to get all the way to the Supreme Court ... to find out if it’s legal or not," commission President Luke O’Brien said. "I don’t think that we are going to turn this down because we are afraid that it’s not legal. I think we’ll take our chances on that."

City Attorney spokesman Jack Song said of the proposed legislation that "we are confident that we will reach an outcome that is legally sound and in the best interests of The City."

∙ Formula Food For You But Not For Fido Along Geary As Proposed [SocketSite]
∙ Petco vows legal fight over effort to ban pet-store chains on Geary [Examiner]

Posted by socketadmin at 7:45 AM | Permalink | Comments (10) | (email story)

May 20, 2011

SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital

From the San Francisco Business Times:

San Francisco Mayor Ed Lee is asking California Pacific Medical Center to pay to play on its proposed $1.7 billion Cathedral Hill hospital project, and $800 million in other major construction projects in the city that require San Francisco permits and approvals.

The mayor wants California Pacific, the city's largest private hospital, to fund $108 million in affordable housing, transit and other community projects in return for the city's OK on the controversial 555-bed hospital.

"We welcome the mayor's statement and thank him for his leadership on this issue," hospital spokesman Kevin McCormack told the San Francisco Business Times early Friday. That said, "We think this is a rather ambitious request of a non-profit hospital trying to meet its legally required seismic obligations."

No word on whether or not Mayor Lee has recently started frequenting the Buck Tavern.

∙ Hospital approval? That will be $108M, S.F. tells California Pacific [Business Times]
∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC: Latest Designs, Renderings, And Architecture Review [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (37) | (email story)

May 17, 2011

Calling All Comments For A Better Market Street

The first of three community workshops aimed at defining the vision for a Better Market Street will be held this evening from 6 to 8 PM at The Warfield (982 Market Street).

The stated overarching goal: "Make Market Street the signature sustainable street in San Francisco and the Bay Area by creating a memorable and active identity, with gathering spaces, the ability to promenade, and a vibrant public life."

Better Market Street: Market Street Improvement Initiative

Posted by socketadmin at 9:45 AM | Permalink | Comments (70) | (email story)

May 16, 2011

Parkmerced Development Agreement Close To Board Vote

With the relocation of existing tenants to new units at existing rents and an agreement to keep new construction replacement units rentals and bound by rental control for the life of the building the two key conditions for Board of Supervisors approval, the Development Agreement to rebuild Parkmerced over the next 30 years appears to be within reach.

Under the Development Agreement, the Developer proposes to increase residential density, provide a neighborhood core with new commercial and retail services, reconfigure the street network, improve and enhance the open space amenities, modify and extend existing neighborhood transit facilities, and improve utilities within the project site.

The project includes the retention of approximately half the existing apartments at the site. The remaining half would be demolished over time, provided these units will not be demolished until the Developer builds new units and relocates the existing tenants into these new units.

Upon completion, approximately 5,679 net new residential units would be added to the project site for a total of 8,900 residential units (1,683 existing-to-be-retained units + 1,538 newly constructed replacement units + 5,679 newly constructed units = 8,900 units). The parties have agreed that the Rent Ordinance, including the rent control provisions, will apply to the 1,538 replacement units.

The project also includes approximately 310,000 square feet of commercial use, 64,000 square feet of recreational/fitness center/community center use, 100,000 square feet of building and property maintenance use, 25,000 square feet of educational use, and newt new off-street parking for up to 6,252 vehicles…

This afternoon San Francisco’s Land Use and Economic Development Committee will review the proposed ordinace approving the Agreement and decide if it's ready for the Board's vote.

∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]
Development Agreement Ordinance: Parkmerced [sfbos.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (0) | (email story)

May 12, 2011

Plans To Build Six Stories At 376 Castro Back In Play

It’s been seven years since plans to raze the gas station on the northwest corner of the intersection of Castro, Market and 17th streets was filed with planning, plans which proposed to build a mixed-use building with twenty-four residential units over three thousand square feet of ground floor commercial space and parking underground.

Back in play according to the Eureka! neighborhood newsletter, designs for the proposed six-story building to rise at 376 Castro are a few weeks away from being revealed (or perhaps sooner if any plugged-in tipsters care to leak liberate share some rendering love).

And Castro plaza (and perhaps Lime...) goers take note, while it’s likely to be a few years until anything new starts to rise at 376 Castro, an application to park a Taqueria Quadulupe truck on site for at least a year was approved last week.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ There Goes The Neighborhood... [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (32) | (email story)

May 11, 2011

CPMC: Latest Designs, Renderings, And Architecture Review

At 5PM tomorrow, San Francisco's Planning Commission will host an informational presentation by California Pacific Medical Center (CPMC) which will "elaborate on the architecture, urban design, and public realm improvements" for five proposed buildings across three CPMC campuses (Van Ness and Geary, St. Luke’s, and Davies).

California Pacific Medical Center (CPMC) is made up of four medical centers in San Francisco, consisting of the California Campus (previously known as the Children’s Hospital of San Francisco), Pacific Campus (previously known as the Pacific Presbyterian Medical Center), Davies Campus (previously Ralph K. Davies Hospital), and St. Luke’s Campus.

Three of CPMC’s four acute-care hospitals (California, Pacific, and St. Luke’s Campus’) must be rebuilt or de-licensed in order to comply with state law about the seismic stability of hospitals. CPMC proposes to consolidate the acute-care services currently located at the California and Pacific Campuses, and locate them at a new medical center at Van Ness Avenue and Geary.

If you can’t make the meeting, you might take a peek at the informational packet which includes the latest color renderings and designs for all five buildings.

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC: Architecture, Urban Design, and Public Realm Improvements [sf-planning.org]

Posted by socketadmin at 12:45 PM | Permalink | Comments (9) | (email story)

May 10, 2011

Appealing San Francisco's Plan For Housing Growth

With objections and accusations including that the elimination of language requiring "a neighborhood-support community planning process" for planning code changes to further accommodate housing near transit will "make it likely that the efforts of the residents to maintain neighborhood character will be subordinated to the City’s growth objectives," it’s a long list of appellants behind the appeal of San Francisco's plan for housing growth.

The signed appellants include the Pacific Heights Residents Association, the Cow Hollow Association, the Presidio Heights Association of Neighbors, the Jordan Park Improvement Association, the Greater West Portal Neighborhood Association and eight others, all members of San Franciscans for Livable Neighborhoods (SFLN).

Other objections include "changing the definition of “major transit lines,” where infill housing would be encouraged, to include major bus lines running through the city," and the elimination of "the policy basis which maintained density limits designed to protect neighborhood character."

Approved by the Planning Commission in March, the Board of Supervisors will hear the appeal of the plan this afternoon.

∙ It's Two Years Later And Time To Adopt San Francisco’s Housing Plan [SocketSite]
∙ Appeal: 2004-2009 Housing Element Report EIR [sfbos.org]

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

May 9, 2011

There Goes The Neighborhood...

"There’s an old saying in San Francisco: Market Street is straight, until it reaches the Castro. Cartographically true, it refers to the city’s famously gay mecca. But these days, there are concerns that the neighborhood is becoming slightly less bent."

∙ Change With a Straight Face Barrels Into the Castro [New York Times]

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

May 6, 2011

SFJAZZ Center Set For Ceremonial Ground Breaking This Afternoon

With $45 million of its $60 million construction budget raised, San Francisco’s soon to be new SFJAZZ Center at 205 Franklin ceremonially breaks ground this afternoon with an opening targeted for Fall 2012 (as opposed to the Target opening that Spring).

As the corner of Franklin and Fell currently appears in its less jazzy state:

UPDATE: The ceremonial sledge hammer has been swung and the current building is scheduled to be razed next week.

∙ And All That SFJAZZ: Designs For New Center At 205 Franklin [SocketSite]
∙ Metreon Makeover Breaks Ground Today [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (11) | (email story)

May 5, 2011

Telegraph Hill Dwellers 2.0?

"We are taking on the [Telegrpah Hill] Dwellers," said Julie Christensen, a product designer who has had an office in North Beach since 1982. "Nobody wants to stir the wasp's nest, but why does the Planning Commission treat THD like a quasi-city agency?"

∙ Telegraph Hill Dwellers face strong opposition [sfgate.com]

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

May 4, 2011

Where The Development Fee Dollars Are (And Are Going To Be Spent)

Over the past twenty-two years, well over $116 million in development impact fees have been collected from developers in San Francisco which doesn’t include the value of 1,013 units of on-site below market rate (BMR) housing built over the past eight.

Over the next five years, the Planning Department is projecting over $45 million in impact fees will be collected with the largest contributions coming from the following areas: Balboa Park ($2.7 million), Rincon Hill ($6 million), Market and Octavia ($12 million), and $25 million from and for the Eastern Neighborhoods (which includes the Central Waterfront, East SOMA, Showplace Square/Potrero, and the Mission).

If you’re interested in the details in terms of what the fees are, where the fees have been collected, on what the fees are earmarked to be spent, and who is planning on doing the spending, be sure to review the 2009-2010 Development Impact Fee Report which will be presented to San Francisco’s Planning Commission tomorrow.

∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Development Impact Fee Anuual Report: 2009-2010 [sfplanning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (7) | (email story)

May 3, 2011

A Public Appeal Followed By Closed Door Deliberations For The Board

The appeal of Planning's approval to rebuild upon the contentiously cleared lot at 1268 Lombard Street continues this afternoon with another public hearing in front of San Francisco's Board of Supervisors today at at 4pm.

After the public hearing, and as a plugged-in reader long ago reported to expect, the room will most likely be cleared and the doors closed for a private session with the City Attorney to discuss "threatened litigation, potentially arising out of the proposed Parkmerced Development Project, where City may be either defendant or plaintiff in at least one case in either instance."

After the closed door session, the Board will vote on whether or not to disclose what was discussed.

∙ Appealing Planning's Approval To Willfully Rebuild 1268 Lombard [SocketSite]
∙ Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ San Francisco Board of Supervisors Agenda: 5/3/11 [sfbos.org]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 10:40 AM | Permalink | Comments (1) | (email story)

May 2, 2011

Historic Preservation Versus Public Policy Goals In San Francisco

The first item on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a report requested by Supervisor Wiener on "the impact of historic preservation policies on other major public policy goals, such as housing (e.g., affordable, infill, and accessible), parks, libraries and pedestrian safety; and whether legislation is warranted to ensure that all of these policy goals are met."

The background materials for the hearing are well worth a read for those interested in the subject or planning to join the debate.

One background letter written by Judy Irving in support of historic preservation also speaks to the ability of individuals to put their money where their mouths and interests lie, an approach we can't help but applaud:

∙ San Francisco Land Use and Economic Development Committee: 5/2/11 [sfbos.org]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ Effects of Historic Preservation Policies on Other Major Public Policy [sfbos.org]

Posted by socketadmin at 1:45 PM | Permalink | Comments (22) | (email story)

April 29, 2011

Inner Mission North Survey Says…Thirteen Historic Districts

Next week, San Francisco's Planning Department will formally present the results of their Inner Mission North Survey to San Francisco's Historic Preservation Commission with a motion to adopt, modify or disapprove their findings.

The study area was designed "to encompass the portion of the Mission District that was directly affected by the 1906 Earthquake and Fires and that was physically rebuilt in the decades that followed the disaster" and covered the 30 square blocks generally bounded by Duboce Avenue and Market Street to the north; 20th Street to the south; Folsom Street and Shotwell Street to the east; and Dolores Street to the west.

The survey documented approximately 2,009 individual properties that are located within the survey area, and included assessments of historic/non-historic statuses for approximately 1,745 individual properties that are at least 50 years of age and that are located within the survey area.

The survey identified a total of 824 properties as eligible for listing in the California Register and/or National Register (including individually eligible properties and/or contributors to eligible historic districts). The survey also identified a total of 921 properties as not eligible for listing in the California Register and/or National Register.

The survey included identification and assessment of groupings of thematically related historic properties that appear to comprise thirteen (13) eligible historic districts.

The thirteen eligible historic districts, four of which are already in place and a number of which are refinements or replacements to districts previously adopted:

1. 16th and Valencia Streets Post-Fire Historic District
2. Capp and Howard Streets Mid-Block Fire Line Historic District
3. Guerrero Street Fire Line Historic District
4. Hidalgo Terrace Historic District
5. Inner Mission North Boulevards and Alleys Reconstruction Historic District
6. Lexington and San Carlos Streets Reconstruction Historic District
7. Mission Miracle Mile 19th to 20th Streets Historic District
8. Mission Miracle Mile at 17th Street Historic District
9. Ramona Street Historic District
10. South Van Ness Avenue-Shotwell-Folsom Streets Historic District
11. Sycamore Street Reconstruction Historic District
12. Wilhelm’s Reconstruction Bungalows Historic District
13. Woodward Street Romeo Flats Reconstruction Historic District

∙ Inner Mission North Historic Resource Survey [sf-planning.org]

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

April 27, 2011

Designs For Salesforce's Global Headquarters Complex in Mission Bay

While salesforce.com has been tight-lipped about designs for their Global Headquarters Complex in Mission Bay, an RFQ for design, engineering, and consulting services to support Flad Architects and Legorreta + Legorreta (the executive and design architects) seeks those with experience designing swimming pools, water features and green roofs.

The project which is envisioned to include "offices, conference space, auditoria, retail, restaurants, structured parking for approximately 1,500 cars, public spaces/parks, and other amenities common to corporate campuses" will consist of eight main buildings, several specialty buildings, and open spaces.

Total building area will be approximately 2 million square feet and designed to accommodate eight to ten thousand employees.

∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ RFQ: Salesforce.com Global Headquarters Complex – Mission Bay [sfredevelopment.org]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

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

April 25, 2011

800 Presidio Avenue Refined And Re-Rendered

The renderings have been refined, the views from the court should be rather fan-tastic, and on Thursday San Francisco’s Planning Commission is scheduled to vote on the proposed new Booker T. Washington Community Services Center at 800 Presidio Avenue.

The project proposes to construct a state-of-the-art community facility space to support BTWCSC’s programs (which are targeted at at-risk youth), a gymnasium, and 50 units of housing, of which 24 units are affordable to low income households and 24 units are for low and very low income transitional age youth.

The approximately 68,206 gross square foot (gsf) mixed-use building would contain a 7,506 gsf, 175-seat gymnasium, 11,529 gsf of program space, a 1,691-sf child care center for 24 children, up to 50 units of affordable housing with supportive service space, building storage, and a basement garage containing 21 off-street parking spaces.

The Planning Department recommends approving the project (with a few conditions). And once again, the site and center as they currently appear:

∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]
∙ 800 Presidio Avenue Request for Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (10) | (email story)

It’s Time To Talk About Closing Down Mason For Reals (And Reading)

With the master plan for the proposed Joe DiMaggio Playground and North Beach Branch Library razing and rebuilding approved by San Francisco’s Planning Commission last week, the ordinance "ordering the vacation of the one block portion of Mason Street between Lombard Street and Columbus Avenue" is on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon.

The tentatively scheduled date for the Board of Supervisors to hear from "all persons interested in the proposed vacation of said public right-of-way" and then vote is June 7.

∙ North Beach Branch Library: No Landmark Status For You! [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]
∙ Joe DiMaggio Playground Master Plan Mason Street Vacation [sfbos.org]
∙ Land Use and Economic Development Committee Agenda: 4/25/11 [sfbos.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (14) | (email story)

April 22, 2011

55 Laguna Back In Play

While a joint venture between Barker Pacific Group, Luzzatto Co. and Lion Real Estate Group has acquired A.F. Evans $300 million affordable housing portfolio, according to the San Francisco Business Times, Atlanta-based Wood Partners is in negotiations to acquire and revive A.F. Evans Board approved development at 55 Laguna Street.

∙ Barker Pacific bites into A.F. Evans’ portfolio [Business Times]
∙ Wood Partners eyes housing prize: 55 Laguna St. [Business Times]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]
∙ 55 Laguna: The Plugged-In (And A.F. Evans) Development Update [SocketSite]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (1) | (email story)

Planning Commission Approves Treasure Island Redevelopment Plan

By a vote of 4-3 with commissioners Moore, Olague and Sugaya voting against, the proposed redevelopment plan for Treasure Island was approved by San Francisco’s Planning Commission last night. Next stop, San Francisco’s Board of Supervisors and a more than likely appeal of the project's Environmental Impact Report (EIR).

∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (19) | (email story)

April 19, 2011

Appealing Planning's Approval To Willfully Rebuild 1268 Lombard

Amongst the items on the agenda for San Francisco’s Board of Supervisors this afternoon, an appeal of the Planning Commission’s approval to construct four new units at 1268 Lombard Street, a Russian Hill cottage lot with a controversial recent past.

∙ San Francisco Board of Supervisors Agenda: 4/19/11 [sfbos.org]
∙ Conditional Use Appeal: 1268 Lombard Street [sfbos.org]
∙ Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard [SocketSite]
∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]

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

April 15, 2011

Mission Bay Neighborhood Block And Construction Watch

Blocks 5 and 11 down in Mission Bay have just changed hands for a combined $41.4 million according to the San Francisco Business Times. Entitled for 198 and 170 units respectively, the acquiring BRE Properties plans to start construction of rental units on the two blocks by the end of the year.

In related neighborhood block news, United Dominion Trust is planning to break ground on 315 rental units and 9,000 square feet of retail on Block 2 in the third quarter; Mercy Housing will likely break ground on 134 affordable units on Block 13 East by the end of the year (with Bosa following with 285 condos on Block 13 West); and Urban Housing Group is expecting to break ground on 147 rental units on Block 3 in 2012.

And of course, construction on Bosa’s phase two construction of close to 400 condos on Block 10 continues and has since been dubbed "Madrone" as Salesforce moves forward with plans for its 14 acre campus stretching from blocks 26 to 34 to the south.

∙ BRE pays $41.4 million for last apartment sites [San Francisco Business Times]
∙ Radiance West (325 China Basin Phase Two) Construction Underway [SocketSite]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]

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

OMG! ODC Connected Appeal Of 17th And Folsom Park Is Withdrawn

As a few plugged-in readers report, the appeal against the proposed park at 17th and Folsom which was filed by a board member and past President of the neighboring ODC Dance Center (which is building a new center cater-corner to the park), has been withdrawn.

∙ Parking Not Parks! (A Less Popular Mission District Bumper Sticker) [SocketSite]

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

April 13, 2011

Parking Not Parks! (A Less Popular Mission District Bumper Sticker)

As proposed, the 219-space surface are parking lot on the north side of 17th Street between Folsom and Shotwell will be subdivided with 26,625 square feet remaining for parking and a 34,300-square-foot neighborhood park rising on the rest.

Supported by Planning which determined the project did not warrant a full Environmental Impact Report (EIR), an appeal of Planning's decision will be heard by San Francisco's Planning Commission tomorrow. In the words of the appellant:

The project will cause 124 parking spaces will be lost in a parking lot that is 90% + capacity a majority of time during the workweek and serves as a vital resource to neighborhood health organizations, arts organizations and small and medium sized businesses.

The review documents have not described the usage of the parking lot, capacity or any alternatives other than existing public transit options. In fact, at a meeting held with the Municipal Transportation Agency in June 2010, there was indication that the neighborhood would have other projects that would further reduce supply of an increasing demand for parking spaces. This includes the consolidation of bus routes, the narrowing of Folsom street with wider sidewalks, a proposed bike lane along 17th Street.

This is all in an area where demand for parking has continuously increased as the neighborhood has become safer, the home to more small businesses and provides more health care, arts access and community outreach resources to the Mission neighborhood.

The parking lot is currently used by:
1. UCSF staff
2. Doctors, nurses and staff of the Mission Neighborhood Health Center, which draws medical professional staff at below market wages who are willing to work there due to the convenience and sponsorship of parking. Elimination of these available spaces could have a significant negative impact on the retention and attraction of needed medical expertise to provide health care services to Mission neighborhood residents. More than 10,000 people are served by the center each year and many of those use that parking lot as well. The parking lot is used day and night usage is expanding.
3. ODC students, teachers, staff and audience members including more than 25,000 theatre attendees, 13,000 individual students and lOOs of artists and staff members. As with the health center, usage is all day and increasing at night.
4. More than 100 small businesses are located within a full one block radius of the parking lot. Many of those have employees and customers who use that parking lot.

Elimination of more than half of the parking spaces alone, not to even consider the cumulative reduction of parking in the area due to other projects, will be detrimental to health care, arts, community outreach, businesses and employment in a low and moderate income neighborhood. As the Certificate of Determination states, people will initially circle for parking-and then ultimately give up without getting access to health care, arts and / or forcing businesses to reduce staff or close.

And while the appellant also cites concerns with respect to the cost of maintaining the park and its safety during a time of budgetary woes for San Francisco, the Planning department recommends the Commission uphold their support for the park.

∙ Preliminary Mitigated Negative Declaration for 17th and Folsom Park Appeal [sfplanning]
∙ Proposed Park Site at 17th and Folsom

Posted by socketadmin at 8:30 AM | Permalink | Comments (37) | (email story)

April 11, 2011

A Timely Good Samaritan Rent Ordinance As Proposed

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, another informational hearing on the proposed redevelopment of Treasure and Yerba Buena Islands and a proposed "Good Samaritan Base Rent" ordinance which would apply to the emergency dislocation of a tenant.

[The proposed ordinance would] provide for temporary Good Samaritan base rent when a landlord and new tenant agree for the tenant to commence occupancy following an emergency such as fire or earthquake or landslide that required unexpected vacation of the tenant's previous unit, and the agreement includes a reduced rent rate for up to the first three hundred sixty-five (365) days of occupancy (Original Good Samaritan Status Period); initial base rent for purposes of calculating annual CPI increases per Section 37.3 shall be the rent payable upon expiration of the Original Good Samaritan Status Period, or upon expiration of any Extended Good Samaritan Status Period as agreed by the landlord and tenant in writing, for a total of no more than 730 days of Original and Extended Good Samaritan Status days combined; Good Samaritan status may be utilized only upon written certification by a specified City Official, that identifies the emergency and the resulting unit vacation on grounds of public health, safety, and habitability.

With respect to Treasure Island, we’re assuming the Good Samaritan ordinance would apply in the case of tsunamis as well.

∙ Land Use and Economic Development Committee Agenda: April 11, 2011 [sfbos.org]
∙ Good Samaritan Base Rent Following Emergency Dislocation of Tenant [sfbos.org]
∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (33) | (email story)

April 8, 2011

Forest City Receives Port Staff’s Final Pier 70 Rose

From six suitors to a short list of four competing for the opportunity to redevelop San Francisco’s Pier 70, Port of San Francisco staff have awarded the Forest City development team their final rose and recommends that the San Francisco Port Commission endorse their choice of Forest City for the 69-acre and likely decade long redevelopment project.

Letters of intent to rehabilitate the six historic buildings along 20th Street which form the "portal" to Pier 70 are due by June 1.

∙ Forest City wins nod on San Francisco's Pier 70 [bizjournals.com]
∙ San Francisco's Pier 70 Redevelopment Attracts Six Suitors [SocketSite]
∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Let The Courting Begin For Pier 70’s Historic Core [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (5) | (email story)

April 7, 2011

Executive Park: From Office Park To Neighborhood As Long Proposed

One of the big items on the agenda for San Francisco’s Planning Commission this afternoon, General Plan, planning code, and zoning map amendments for the 70-acre site adjacent to Candlestick Point known as Executive Park.

The Executive Park area is divided into three subareas generally defined by property ownership and phase of entitlement. The central area includes three office buildings (approximately 307,000 gross square feet) and expansive surface parking. Two areas to the north and northeast of the office park are being developed for residential use. Signature Properties is developing the portion of Executive Park directly north of the office park, and when complete, will consist of approximately 450 dwelling units, and 14,000 square feet of retail. The Signature Project includes three podium buildings (between the heights of 60 and 90 feet tall) and a series of joined townhouse structures. At this point, only one podium building has been built along with roughly half of the planned townhouses. An expansive natural open space along the hillside has been improved in conjunction with the Signature development; it includes a public trail to a hilltop lookout.

To the northeast of the office development is another residential development being constructed by Top Vision. Five buildings consisting of roughly 300 units have been constructed, three of which sit atop a hilltop embankment overlooking Harney Way and the Candlestick Point State Recreation Area (CPSRA). A final phase for Top Vision has been approved for an addition 465 dwelling units upslope from the existing buildings which has not yet been constructed. These units would be within podium buildings and a 160‐foot residential tower.

In the works since 2006, the proposed amendments would allow the two sponsoring development groups, Universal Paragon and Yerby, to raze and redevelop the central office components of Executive Park as 1,600 housing units, 70,000 square feet of retail, and roughly 2,400 parking spaces with buildings rising between 65 and 240 feet tall.

Also on the Commission’s agenda this afternoon as plugged-in people know, the hearing to review the Environmental Impact Report for the proposed 25-35 Dolores street project.

∙ Executive Park: Proposed Plan, Code and Zoning Amendments [sfplanning.org]
∙ 25-35 Dolores Development Hits Precedence Setting Resistance [SocketSite]
∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]
∙ JustQuotes: Highrise Housing (And More) For Candlestick Point [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (2) | (email story)

April 6, 2011

399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers

As we wrote last June:

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

And while one curious tipster is hopeful that this weekend’s site work is a sign that the Californian is on the rise, as Jamie Whitaker reports, it’s actually the Fifield folks prepping the Fremont lot for the aforementioned wildflower meadow ten months into the interim.

Once again, a rough rendering of what’s expected to eventually rise on the site:

∙ 399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]
∙ Native California Wildflower Meadow Interim Use at 399 Fremont [rinconhillsf.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (53) | (email story)

April 5, 2011

San Francisco's First Fresh & Easy Should Open Second Week In May

According to a plugged-in reader and a construction worker on site, the first Fresh & Easy in San Francisco should open its doors in the Outer Richmond the second week in May at the corner of Clement and 32nd Avenue.

∙ Fresh & Easy San Francisco In The Outer Richmond By Early Next Year [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (29) | (email story)

Twitter Central Market/Tenderloin Tax Break Vote This Afternoon

The proposed ordinance "amending Article 12-A of the Business and Tax Regulations Code by adding Section 906.3 to establish a payroll expense tax exclusion for businesses located in the Central Market Street and Tenderloin Area," unfortunately better known as the Twitter Tax Break, is on the agenda for San Francisco’s Board of Supervisors this afternoon.

The proposed payroll tax exclusion would be in effect for eight years although any one company could only claim the benefits for six. And the exclusion only applies to the payroll taxes on net new hires, a company’s current payroll tax expense would be frozen for the duration of their benefit period. In the case of Twitter, their payroll tax would be frozen at roughly $535,500 per year (350 employees and an average annual salary of $102,000).

To address Twitter’s "concerns regarding public safety, transportation, and neighborhood conditions" in the area, the City has also agreed to expand the Mid-Market police foot patrol boundary a block from 9th to 10th street and provide a express service 47A bus line between the Caltrain Station and the Civic Center BART Station at 9th and Market during prime commuting hours at a cost of approximately $234,000 per year.

∙ Twitter Intent On Moving To Market Square Assuming Tax Break [SocketSite]
∙ Payroll Expense Tax Exclusion in Central Market Street and Tenderloin Area [sfbos.org]
∙ San Francisco Board of Supervisor’s Agenda: 4/5/11 [sfbos.org]

Posted by socketadmin at 8:15 AM | Permalink | Comments (31) | (email story)

April 4, 2011

Digging In At (And The Design For) 701 Golden Gate Avenue

The ground was officially broken for the Mary Helen Rogers Senior Community on Valentine’s Day, and the surface area parking lot on which the eight-story building will rise at 701 Golden Gate is nearly cleared.

As plugged-in people know, the community will provide 100 apartments for low-income seniors and construction is slated to last for 20 months with an opening in 2013.

∙ From Parking Lot To 100 Affordable Senior Apartments When Resolved [SocketSite]
∙ Mary Helen Rogers Senior Community [chinatowncdc.org]

Posted by socketadmin at 1:30 PM | Permalink | Comments (15) | (email story)

Mission District Streetscape Plan Close To Committee Adoption

With amendments emphasizing pedestrian safety and comfort, usable public space, and public transportation, this afternoon San Francisco’s Land Use and Economic Development Committee will likely vote on an ordinance amending San Francisco’s General Plan to adopt, and set the shovels in motion for, the Mission District Streetscape Plan.

∙ General Plan Amendment - Mission District Streetscape Plan [sfbos.org]
∙ Mission District Streetscape Project: Final Plan And Declaration [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (54) | (email story)

April 1, 2011

A Quick Foreclosure Flip For 500 Terry Francois

As we first wrote last year:

While the market is abuzz over Salesforce.com’s acquisition of 14 Mission Bay acres with plans to build 2 million square feet, it’s a plugged-in tipster that notes the never occupied and LEED Certified 280,964 square foot building at 500 Terry Francois Boulevard ("On the Waterfront in Mission Bay") is scheduled to hit the courthouse steps this Friday.

Financed with a $90 million construction loan which was sold to a private equity group for $52.5 million earlier this year, foreclosure proceedings have begun against the building’s owners (CB Richard Ellis Investors) with $93,514,916.79 now due.

Lionstone, the private equity group, successfully foreclosed and took possession. And today, Lionstone is in contract to sell the property to the Silicon Valley based Sobrato Organization for $91 million.

We’ll let you run the numbers on that return. And don't say you didn't have the heads up.

∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ 500 Terry Francois Boulevard Headed For Foreclosure [SocketSite]
∙ Sobrato hits Mission Bay [San Francisco Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (3) | (email story)

March 31, 2011

Giant Value Housing Or Headache To Come In The Mission?

Having purchased the fully entitled housing site at 1800 Van Ness last year for $4.25 million, Oyster Development is now in contract to purchase the Giant Value store at 2558 Mission Street which hasn’t been entitled for development but was targeted for almost a hunderd housing units over 14,000 square feet of retail by seller Gus Murad.

From J.K. Dineen at the San Francisco Business Times:

The site has long been one of the most contentious in the Mission, if not the entire city. It has faced strong opposition from groups like the Mission Anti-Displacement Coalition, which fights market-rate housing development and anything that it regards as gentrification. The group has particularly targeted Murad, an ally of former Mayor Gavin Newsom whose restaurant has been a popular gathering place for elected officials.

Murad bought [the adjacent New Mission Theater] and the Giant Value store from City College of San Francisco in 2005 for $4.35 million. Last year he went into default on a $2 million loan to CCSF, the junior lender on the property. A trustee sale was scheduled for March 22, but that has now been cancelled, according to [Oyster President Dean Givas].

Murdad, who owns Medjool and had a Noe Valley home on the market last year, didn’t sell his stake in the theater which he hopes to redevelop "into an entertainment complex with movies, music and dining."

∙ Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M [SocketSite]
∙ Oyster tries to crack Mission [San Francisco Business Times]
∙ A Medjool Of A Modern Noe Valley Home (767 27th Street) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (16) | (email story)

March 28, 2011

The Smitten Ice Cream Scoop: T-Minus Two-ish Weeks

It was a plugged-in reader that first caught the first few Proxy containers in transit with Smitten Ice Cream’s two leading the charge.

Since anchored with systems and three of four "Kelvin's" in place, it should be two-ish weeks before Smitten’s walk-up instant ice cream bar opens its roll-up door for the public.

∙ The Containers Are Coming! The Containers Are Coming! [SocketSite]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (7) | (email story)

More Green For The Red And Gold And New Urban Agriculture Rules

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon: Another informational hearing on the on the proposed Parkmerced Project, a planning code amendment related to urban agriculture, and a $12,852,000 settlement between the City of San Francisco and the San Francisco Forty Niners in the form of rent credits, rent reductions, and $3,000,000 in stadium improvements to settle a claim over the current state of Candlestick Park.

∙ Land Use and Economic Development Committee Agenda: March 28, 2011 [sfbos.org]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (0) | (email story)

March 25, 2011

Hot Or Not On Hampshire Continues With Number 725

Unfortunately it’s not an "apple" to be as the kitchen (and at least one bath) has been remodeled with a permitted estimate of at least $40,000 worth of new cabinets, counters and appliances since its purchase for $975,000 in 2006.

But the sale of 725 Hampshire will be another interesting data point on Hampshire having been priced at $959,000 and a little closer to market than was number 953.

∙ Listing: 725 Hampshire (3/2) 1,889 sqft - $959,000 [725hampshire.com] [MLS]
∙ Well "Over Asking" At $478 Per Square Foot For 953 Hampshire [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

March 24, 2011

It's Two Years Later And Time To Adopt San Francisco’s Housing Plan

It’s been almost two years since we first plugged our readers in to San Francisco’s Housing Element Report. As we wrote at the time, San Francisco's big picture (click to enlarge) housing pipeline was 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

In total, 54,790 new housing units were under construction, on the boards or under consideration to be built in San Francisco over the long-term.

The challenge, an estimated 31,000 new units, "60% of which should be suitable for housing for the extremely low, very low, low and moderate income households," will be needed in San Francisco to meet projected demand in the nearer-term.

The evening at 6pm San Francisco’s Planning Commission will review and vote on the adoption of the report’s objectives and policies, a report which is a treasure trove of San Francisco facts and figures for the real estate obsessed.

Oh, and did somebody say density?

∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]
∙ San Francisco Housing Element: Data and Needs Analysis | Objectives and Policies
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (19) | (email story)

Tomorrow’s Noe Buzz Today: Firehouse 44 Back In Contract

We’re not in the habit of mentioning a sale until it has closed. And considering 3816 22nd Street has been in and out of contract before, we should probably wait.

Then again, it appears as though all contingencies have been waived this time around. And the sale of Firehouse 44, which was first listed for sale for $6,375,000 in May of 2008 and currently listed for $4,250,000, is sure to generate a bit of Noe Valley buzz.

Let’s hear what you’ve heard so far and we’ll see if we can’t fill in the blanks.

∙ Firehouse 44 (3816 22nd Street) Catches On Contract [SocketSite]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]
∙ Transparency At Firehouse 44 (3816 22nd Street) [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (7) | (email story)

March 22, 2011

Officials To Investigate Alleged Hunters Point Collusion And Cover Up

"Federal and city officials announced Monday they would investigate new allegations that government staff colluded with developer Lennar Corp. to cover up health risks associated with the redevelopment of the Hunters Point Naval Shipyard in San Francisco.

The U.S. Environmental Protection Agency and the San Francisco Department of Public Health announced their investigations after Bayview neighborhood activists on Monday released emails from 2006 to 2009 in which officials asked the developer and its consultants to help draft public statements about the safety of dust kicked up by the controversial building project.

San Francisco’s Board of Supervisors approved much of the sprawling redevelopment plan last year after receiving assurances from federal and local officials that it was safe, despite toxic compounds, radioactive contamination and naturally occurring asbestos in swaths of the shuttered shipyard’s soil. A 75-acre outlying chunk of the project area was transferred to Lennar in 2005, but the construction of homes has not yet begun."

∙ Emails Reveal Alleged Cover-Up of Environmental Risks at Hunters Point [baycitizen.org]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Emails Between EPA and San Francisco Health Department Officials [amazonaws.com]
∙ Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (6) | (email story)

March 21, 2011

Well "Over Asking" At $478 Per Square Foot For 953 Hampshire

As we wrote in February:

The listing calls it a prized three-bedroom single-family home in the Mission with a three-car garage that’s listed for $425 per square foot ($799,000). We’ll call it perfectly livable with room for improvement(s) and bits of Victorian charm.

So, will a quick sale for 953 Hampshire be a sure sign of a "hot" market in San Francisco? Well, it all depends upon your perspective.

At $425 per listed square foot, 953 Hampshire would appear to have been priced between 2001 and 2002 values. And with a median sale price per square of $585 for single-family homes in the area in 2010 (down from $607 in 2009 and a peak of $699 in 2007), we’ll let you make a few calls of your own.

The sale of 953 Hampshire closed escrow last week with a reported contract price of $900,000. At $478 per square foot, call it just above the area average of $446 per square in 2003, albeit with 50 percent more listed square feet than the average home.

∙ Will 953 Hampshire Be "Hot" At $425 Per Listed Square Foot? [SocketSite]

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

March 17, 2011

45 Lansing Take Two: Latest Renderings And Smaller Units Proposed

Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the new developer's proposal for increasing the number of units in the building to 320.

While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.

As re-proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93. And with respect to the butterflies, the Pollinator Garden will be maintained until start of building construction, as early as the end of this year.

∙ 45 Lansing Site In Contract, No Imminent Eviction For The Bees
∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ 45 Lansing Street Request to modify and re-entitle [sfplanning.org]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (46) | (email story)

Twitter Intent On Moving To Market Square Assuming Tax Break

While the CityPlace parcels are in default, Twitter has signed a Letter of Intent to move to Market Square, the million square foot former wholesale furniture mart at 1355 Market Street which Shorenstein Properties acquired for roughly $110 million earlier this month.

Twitter’s lease is contingent on San Francisco’s Board of Supervisors approving a payroll tax exemption intended to jumpstart redevelopment in the mid-market area.

∙ Notice Of Default Filed For CityPlace Parcels [SocketSite]
∙ Market Square: 1355 Market Street [shorenstein.com]
∙ Shorenstein bags future Twitter home [bizjournals.com]
∙ Payroll Expense Tax Exclusion For Central Market Street/Tenderloin Area [sfbos.org]

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

March 16, 2011

802, 804 & 808 Steiner As Revised And Proposed Below Postcard Row

Plugged-in people have long known about the plans and original designs (which have since been revised, see the latest rendering below) for three new construction homes on Steiner behind 940 Grove and down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

Today, San Francisco’s Historic Preservation Commission will review the proposal which the Planning Department recommends for approval on the conditions that the developer "continue to work with Planning Department Preservation staff on the final design details" and "submit samples of all exterior materials to the Planning Department Preservation staff for review and approval prior to the issuance of any architectural addenda."

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ 940 Grove Street Historic Preservation Commission Hearing Packet [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (103) | (email story)

March 14, 2011

Formula Food For You But Not For Fido Along Geary As Proposed

It’s a relatively quiet day for San Francisco’s Land Use and Economic Development Committee with only two items on its regular agenda, a resolution related to proposed water pipelines and another informational hearing on the proposed Treasure Island/Yerba Buena Island Redevelopment Project.

In terms of legislation in the works, the item headline that couldn’t help but catch our eye: Prohibiting Formula Retail Pet Supply Stores in the Geary Boulevard Fast Food Subdistrict.

∙ Land Use and Economic Development Committee Agenda: 3/14/11 [sfbos.org]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Prohibiting Formula Retail Pet Supply Stores Along Geary [sfbos.org]

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

March 11, 2011

Notice Of Default Filed For CityPlace Parcels

Five parcels along Market Street between 5th and 6th Streets have been hit with Notices of Default (NOD's) including 935-939 Market, 943 Market, and 949-961 Market.

If that stretch of Market sounds familiar, it should. For as plugged-in people know, and PropertyShark catches, those parcels comprise the site of the proposed and approved CityPlace development.

Apparently Connecticut-based Commonfund Realty, which partnered with San Francisco based Urban Realty on the CityPlace development, "has stopped investment in real estate projects as it seeks to restructure a $1 billion fund that lost most of its value."

As best we can tell there’s approximately $36 million of cross collateralized debt on the three parcels and it’s a $9,680,000 note from 2007 which filed the notice of default.

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Foreclosure Proceedings Started Against City Place Site in San Francisco [PropertyShark]
∙ CityPlace EIR Approved Appealed Approved! [SocketSite]

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

March 8, 2011

1945 Hyde As Proposed And Opposed In Russian Hill

Built in 1920, the two-story and 19,739 square foot parking garage at the corner of Hyde and Russell contains 58 parking spaces. As proposed, the Russian Hill garage would be expanded by a floor and converted into a seven-unit residential project with fourteen parking spaces and a ground floor commercial space of approximately 860 square feet.

Specifically, the project includes the following alterations: Conversion of the ground floor front to commercial use; the second floor, and rear portion of the ground floor to residential condominiums; insertion of a pedestrian entrance to the residential spaces in the northern arch on Hyde St; infill of the remaining arches with compatible glazing and a retail entrance; conversion of the blind arch in the first Russell St bay to a window; conversion of one of the ground floor windows on Russell St to a vehicular entrance; addition of a penthouse structure set back 12+ feet from the Hyde St elevation and within the Russell St parapet; replacement of non-repairable windows with visually identical units.

Opposed by the Russian Hill Community Association and Russian Hill Neighbors claiming concerns over lost parking and "that the proposed fourth floor addition will make the building too massive, would cause a substantial adverse change to the historic nature of the building resource and would conflict with a proposed historic district on Russell Street," the Planning Department recommends the Planning Commission approve the project as proposed.

∙ 1945 Hyde Street Discretionary Review Analysis [sfplanning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (15) | (email story)

What Might Sir Isaac Newton Infer From These Apples?

The sale of 2416 Gough closed escrow yesterday with a reported contract price of $2,075,000. Purchased for $3,025,000 in July 2008, call it an apples-to-apples 31.4 percent ($950,000) decline in value for the "Exquisite Victorian Home on a wonderful tree lined street in Pacific Heights" over the past two years.

As we wrote in July: "Of course one could argue that the buyers of this property simply "overpaid" in 2008, but then so did everyone who relied on the individual sale as a market comp – or in the aggregate as it factored in to average and median sales price reports – at the time."

The "beautifully remodeled Pacific Heights Victorian home" at 2312 Gough remains available at $2,142,000 having been purchased for $2,600,000 in July of 2004.

∙ Obviously They Simply Overpaid In Pacific Heights... [SocketSite]
∙ Apples To Apples On A Pacific Heights Tree Lined Street [SocketSite]
∙ Apples To Apples To Apples Again As 2312 Gough Returns [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (43) | (email story)

Trader Joe's Withdraws Application For Castro Store

Despite a recent outreach campaign, according to a plugged-in source, Trader Joe's has withdrawn their application to open a store at the Market and Noe Center (2280 Market) in the Castro and San Francisco's Planning Department has closed the file.

∙ Disputing Parking Demand, Trader Joe’s Continues Castro Outreach [SocketSite]
∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]
∙ Trader Joe's In The Castro Currently Stymied By A Shack [SocketSite]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (89) | (email story)

March 3, 2011

Planning Commission Directed Refinements And Treasure Island Plans

While the proposed redevelopment at the southeast corner of California and 17th Avenue will be back in front of the Planning Commission any moment now following a Commission vote in January "directing the project sponsor to work with Department staff to refine the project's design" (revised design above versus as originally proposed), in three hours the Treasure Island/Yerba Buena Island Redevelopment Project will take center stage.

Following an informational presentation at 5pm which will provide an overview of the Parks and Open Space, Sustainability, Infrastructure, and Financing plans for the proposed Treasure Island redevelopment, the Planning Commission will vote on requests to initiate amendments to the Planning Code (height and bulk limits) and General Plan for the Islands to allow redevelopment to move forward.

∙ Don’t Get Your Tutus In A Bunch: California At 17th Ave As Proposed [SocketSite]
∙ San Francisco Planning Commission Agenda: March 3, 2011 [sf-planning.org]
∙ Treasure Island and Yerba Buena Island Open Space Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Sustainability Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Infrastructure Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Financing Plan [sftreasureisland.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (0) | (email story)

March 2, 2011

Let The Courting Begin For Pier 70’s Historic Core

With six suitors lined up to bid on the core redevelopment of San Francisco’s Pier 70, the Port of San Francisco has just opened up the interest list for the rehabilitation of six historic buildings along 20th Street.

These six [buildings] form the portal to a 69-acre historic shipyard site where a recently completed Master Plan calls for 3 million square feet of new development, two new parks along the Bay, retained ship repair operations, and a new national historic district.

Five of six buildings were built during the earliest period of San Francisco’s shipbuilding era – from the late 1880s through the early 20th century. Two were office building supporting the shipyard, the rest are industrial structures.

They are extraordinary, one-of-a-kind structures calling for creative approaches to reuse. The [Request for Interest] is explicitly to locate a variety of novel, interesting, lively, public-oriented uses at the entrance to the historic street to link Pier 70 to the adjacent Dogpatch neighborhood near Potrero Hill.

The historic core includes the Bethlehem Steel Office Building (Building 101), the Union Iron Works Office Building (Building 104), the Union Iron Works Machine Shop (Building 113/114), the Union Iron Works Foundry & Warehouse (Building 115/116) and the Powerhouse (Building 102) which is not to be confused with the Power Exchange.

Letters of intent are due by June 1 after which the Port will invite detailed proposals.

∙ San Francisco's Pier 70 Redevelopment Attracts Six Suitors [SocketSite]
∙ Pier 70 Area - 20th Street Historic Buildings Request for Interest (RFI) [sfport.com]
∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Pier 70 (Q)uestions, (A)nswers, And Interested (D)evelopers [SocketSite]
∙ Six big developers vie for San Francisco's Pier 70 [Business Times]
∙ Pier 70 Deadline Extended (Prior To Any Punking) [SocketSite]
∙ Did They Say November December? Make It January. [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (7) | (email story)

March 1, 2011

The Containers Are Coming! The Containers Are Coming!

A plugged-in tipster reports: "Looks like they're hauling the containers to the site of the [Proxy Project For Parcels K+L] at Hayes and Octavia today." Mmm…biergarten.

∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]
∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]

Posted by socketadmin at 7:30 PM | Permalink | Comments (3) | (email story)

California College of Arts Acquires Former Greyhound Yard

The California College of Arts has acquired the 2.5-acre former Greyhound maintenance yard on the Western edge of Mission Bay for $8.4 million according to the San Francisco Business Times.

While there are a number of ideas for temporary uses for the lot that's adjacent to the CCA's San Francisco campus, "development for long-term use is several years away" according to CCA President Stephen Beal.

∙ California College of Arts buys 2.5 acres in Mission Bay [bizjournals.com]

Posted by socketadmin at 6:00 AM | Permalink | Comments (4) | (email story)

February 28, 2011

Phelan Loop Sale On San Francisco's Land Use Agenda This Afternoon

Amongst the items the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, the sale of 25,772 square feet of the City owned parcel at Ocean and Phelan Avenues to the San Francisco Redevelopment Agency for $4,056,580.

The transfer would help clear the way for the parcel which current houses a bus turnaround and 1,000 square foot restroom building to be redeveloped as a five-story affordable housing development dubbed "Phelan Loop Housing" with 71 residential units over ground floor retail, community, and supportive services space along with an adjacent "Phelan Loop Plaza."

As you might recall, not everyone is particularly enamored with the project as proposed.

∙ Land Use and Economic Development Committee Agenda: 2/28/11 [sfbos.org]
∙ The Designs (And Approvals) For 1100 Ocean Avenue As Proposed Archives [SocketSite]
∙ Unsupportive Reaction To Proposed Supportive Housing's Parking Plan [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

February 24, 2011

Glen Park Plan, Arts Complex, And A Buena Vista Expansion Proposed

While the Planning Commission reviewed the latest Glen Park Community Plan in a special session this morning, this afternoon the Commission will review a request to convert the two-story building at 140 9th street into an arts complex ("including two dwelling units, eight group housing units, and artist studio and gallery space") and the proposed rebuilding of 449 Buena Vista East, a project that was first submitted to Planning in 2005.

The Project includes a major alteration to the existing one-and-a-half-stories-over-garage, two-unit residential building, built circa 1923.

It includes an approximately 5’‐0” horizontal front addition (which results in façade alterations), a horizontal rear addition that does not increase the overall depth of the building, and a vertical addition that results in a height increase of 12’‐0”.

Opposed by the elderly neighbors to their right above who believe the project "will substantially reduce direct eastern sun light exposure to the back of their house and to their rear balcony," the project sponsor offered to expand their neighbors deck in order to provide them with more accessible usable open space, an offer the neighbors declined.

After five-and-a-half-years years of review and revision, and a full story shorter than originally proposed, the Planning Department recommends the Planning Commission approve the plans for 449 Buena Vista Avenue despite their neighbors opposition.

∙ Glen Park Community Plan [sfplanning.org]
∙ San Francisco Planning Commission Agenda: 2/24/11 [sfplanning.org]
∙ 140 9th Street Arts Complex Proposal [sfplanning.org]
∙ 449 Buena Vista Avenue East Proposal [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (18) | (email story)

February 18, 2011

Disputing Parking Demand, Trader Joe’s Continues Castro Outreach

While Trader Joe's has ruled out charging for parking, it hasn’t given up on opening a store at Market and Noe in the Castro and is continuing its public outreach campaign.

A draft traffic study for the City which Trader Joe’s disputes estimates the store would draw up to 2,500 cars a day or 190 an hour while the capacity of the building’s garage is closer to 209 per day, leaving many neighbors (and the city) a bit concerned.

∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]
∙ Tensions flare over Trader Joe's parking [ebar.com]

Posted by socketadmin at 6:00 AM | Permalink | Comments (26) | (email story)

February 17, 2011

The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay

Originally constructed in 1937 as a possible site for the San Francisco Airport, first used to host the Golden Gate International Exposition from 1939-1940, a naval station for five decades, and now home to roughly 2,000 residents, Treasure Island is "characterized by aging infrastructure, environmental contamination from former naval operations, deteriorated and unoccupied buildings and asphalt and other impervious surfaces which cover approximately 65% of the site."

As proposed, the 550 acre redevelopment of Treasure and Buena Vista Island would yield 311,000 square feet of renovated historic buildings, 240,000 new square feet of retail and office space, 8,000 new dwelling units (2,400 of which would be “below market rate”), and 300 acres of open space, the latest plans for which will be presented to the Planning Commission this evening at six o’clock.

∙ Treasure Island and Yerba Buena Island Informational Update [sf-planning.org]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (16) | (email story)

February 16, 2011

South of Market Resource Survey Says…Five New Historic Districts

A request to approve the Planning Department’s recently completed South of Market (SoMa) Historic Resource Survey is another of the items on San Francisco’s Historic Preservation Commission agenda this afternoon.

The survey of 2,141 properties in the area bounded by Mission and Townsend and 1st and 13th Streets (click image above to enlarge) identified 282 potentially significant properties, 151 individually significant properties, and an additional 630 properties that together contribute to five (5) new historic districts:

1. The Bluxome and Townsend Warehouse Historic District: "Contributors to the Bluxome and Townsend Warehouse Historic District are all industrial warehouse buildings that were constructed in brick masonry or reinforced concrete."

2. South End Historic District extension: "The contributing resources included in the appended area appear to be compatible with the “warehouse architectural form” theme of the South End Historic District."

3. Sixth Street Lodginghouse Historic District: "The Sixth Street Lodginghouse District is a group of 33 low-budget residential hotels, or lodginghouses, built from 1906 through 1913, and a few low-rise commercial buildings."

4. South Park Historic District: "Contributors to the South Park Historic District are industrial, commercial, and residential buildings that feature wood frame or concrete construction. The district has associations with both the Japanese and Philippine communities."

5. West SoMa Light Industrial and Residential Historic District: "[This] Historic District is significant under Criterion A (Events) as a representation of a noteworthy trend in development patterns and the establishment of ethnic groups in San Francisco. It is also significant under National Register Criterion C (Design/Construction) as a representation of a group of properties that embody the distinctive characteristics of a type, period, or method of construction, and as a representation of a significant and distinguishable entity whose components may lack individual distinction."

∙ South of Market (SoMa) Area Historic Resource Survey [sf-planning.org]
∙ The Scene Of The Accident (And Proposed Liberty-Hill Alteration) [SocketSite]
∙ SoMa Historic Resource Survey Findings [sf-planning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (36) | (email story)

The Scene Of The Accident (And Proposed Liberty-Hill Alteration)

In front of San Francisco’s Historic Preservation Commission this afternoon, the application for exterior alterations and site work at 937 Valencia yields a rather bizarre background photo labeled "only known historic photograph of property" (top right circa 1931).

As proposed, the alterations for the Italianate residence within the Liberty-Hill Historic District include "replacement of the main entry staircase, relocation/replacement of the secondary stair, replacement of the side entry door, construction of a concrete garden wall, and replacement of the existing garage door."

∙ San Francisco Historic Preservation Commission Agenda: 2/16/11 [sf-planning.org]
∙ 937 Valencia Proposed Alterations Hearing Packet [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (16) | (email story)

February 11, 2011

The Scope Of Development For San Francisco’s First America’s Cup

Chances are you’re already familiar with the plans for major America’s Cup related development in San Francisco at Piers 26-28, 27-29, and 30-32. But are you familiar with the plans for Marina Green which include bleachers for public viewing; up to 100,000 square feet of food, retail, and interactive displays; and tents for up to 2,000 VIPs?

Or how about the proposed hospitality and viewing area for up to 2,000 on Alcatraz, the temporary moorings at Fort Mason and Aquatic Park, and the designation of the Brannan Street Wharf as a strategic public open space?

With the America’s Cup Event Authority projecting between 100,000 and 250,000 spectators in San Francisco on race days during the week, and between 250,000 and 500,000 spectators on weekend and final race days, there’s a lot of building to be done.

If you’re interested in when and where it’s all proposed to be built (click images to enlarge), this is the document to read: 34th America’s Cup Environmental Impact Report Notice of Preparation.

And if you want to weigh in, these are the two public scoping meetings at which to do it: Wednesday, February 23 from 6:30 to 8:30 pm at City Hall and Thursday, February 24 from 6:30 to 8:30 pm at the Port’s offices on Pier 1.

And note a new race area that now appears to extend beyond the Golden Gate bridge:

∙ 34th America’s Cup Environmental Impact Report Notice of Preparation [sfplanning.org]
∙ Free Commercially Reasonable Rents For America's Cup As Proposed [SocketSite]
∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]
∙ The Proposed 34th America’s Cup Course For San Francisco’s Bay [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 2013? [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (46) | (email story)

February 9, 2011

From Piers To Park And The Brannan Street Wharf By 2012 2013?

As proposed, the "Brannan Street Wharf" project will demolish the existing Pier 36 and marginal wharf at the site, and construct a new 57,000 square foot public open space in their place. From the project's Draft Environmental Impact Report (EIR):

The proposed Brannan Street Wharf would consist of a 26,000 sq.ft. lawn, shade structure, tables, chairs and benches, litter receptacles, drinking fountain, lighting, space for public art installations, and a 2,000 sq.ft. small craft float with accessible gangway.

Brannan Street Wharf would be wedge-shaped, generally oriented in a north-south configuration, connecting alongside The Embarcadero Promenade. The north end of the park would begin south of Pier 30-32, extending south for about 830 feet to a point south of Pier 36. The park would be approximately 10 feet wide at its narrowest point at the north end, widening to approximately 140 feet at the south end.

The new small craft float would be approximately 30 feet by 68 feet with a low edge suitable for small human powered craft such as kayaks and row boats, and which complies with Americans with Disability Act (ADA) requirements and would connect the float to the wharf. The lawn would primarily be flat with the lawn laid in a raised planter about 18 inches in height, and would accommodate a variety of passive recreation uses.

Project construction will cost an estimated estimated $25 million and take approximately 21 months. The U.S. Army Corps of Engineers has received federal funding for the demolition of Pier 36 and will most likely take the lead for that component of the project.

As the aforementioned Pier 36 and rendered outlook above currently appears:

∙ From Piers To Park And The Brannan Street Wharf By 2012 [SocketSite]
∙ Brannan Street Wharf: Draft Environmental Impact Report [sfplanning.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

February 7, 2011

Filling Up On Upper Fillmore

On the meeting agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, an ordinance amending San Francisco’s Planning Code to ease current restrictions on new non-formula restaurants and specialty food establishments within the Upper Fillmore Neighborhood Commercial District which runs from Jackson to Bush and extends west one block along California and Pine.

∙ Land Use and Economic Development Committee Agenda: 2/7/11 [sfbos.org]
∙ Upper Fillmore Neighborhood Commercial District Proposed Amendment [sfbos.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (0) | (email story)

Beach Chalet Athletic Fields Facility As Proposed

The long proposed renovation for the Beach Chalet Athletic Fields facility would convert the four existing grass soccer fields to synthetic turf and add lighting for evening use.

In addition to the turf conversion and lights, the project would include the following: installation of pedestrian and spectator amenities throughout the facility and adjacent parking lot; the installation of black vinyl fencing around the fields; the installation of a play structure, picnic tables and barbeque pits; the construction of a new maintenance shed; the renovation of the existing restroom building involving modification of existing openings and construction of a concrete paved entry plaza; irrigation and storm drainage improvements; and, re-configuration and expansion of the existing 50-space parking lot to accommodate approximately 20 additional stalls.

In conjunction with the Planning Department's preparation of an Environmental Impact Report for the project, a public meeting will be held on February 23rd at 6:30 p.m. at 6101 Fulton Street (Golden Gate Park Senior Center) for those who wish to weigh in.

∙ Beach Chalet Athletic Fields Renovation EIR Notice [sfplanning.org]
∙ Beach Chalet Athletic Fields Renovation Plan [richmondsfblog.com]

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

February 4, 2011

If You Think You Know Noe Now’s The Time To Tell

As best we can tell, we’ve got a perfect clean Noe Valley apple on the tree at 113 Valley. And even better, a sale pair that should be relatively year-over-year.

Purchased for $1,155,000 in October 2009, the "gorgeous light filled Victorian Home in great Noe location" was just listed for $1,199,000. While unaltered one year real estate holds aren't typically great investments, they are great as benchmarks for the market.

As a (Noe) Valley aside, the single family home at 374 Valley is currently scheduled to hit the courthouse steps in March while a notice of default for the single-family home at 254 Valley was filed two months ago.

If you think you know Noe, now's the time to tell.

∙ Listing: 113 Valley (2/2) - $1,199,000 [MLS]
∙ San Francisco Bucks CA Foreclosure Trends, But Not In A Good Way [SocketSite]

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

February 3, 2011

The Courthouse Clock Is Ticking For 99 Marietta Up In Miraloma

Speaking of single-family homes for sale up in Miraloma Park, when we last checked in on 99 Marietta the four-bedroom home had returned to the MLS as short sale listed for $685,500 having fallen out of contract when previously listed for $612,500.

Once again, the 1,966 square foot home was purchased for $850,000 in September 2005 with a rather reasonable 20 percent down and a $680,000 variable rate loan. Not previously mentioned, in February 2007 the property was refinanced with a first for $750,000 and a second for $149,000 (for which the property would have had to appraise).

A few minutes ago the list price for 99 Marietta was reduced to $675,000. At the same time, the property is currently scheduled to hit the courthouse steps on March 18 with $41,355 past due on Washington Mutual’s first (as previously noted by a reader).

And yes, Washington Mutual wrote that second as well. That's a good a thing if you're trying to negotiate a short sale, not so much for everyone else.

∙ Listing: 99 Marietta (4/2) 1,966 sqft - $675,000 [MLS]
∙ A Modern Miraloma Apple Returns At 801 Teresita Boulevard [SocketSite]
∙ 99 Marietta Comes Up Short (For The Sellers) In Miraloma [SocketSite]

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

A Battle Between The Well-Connected And The Well-Heeled Resumes

The battle between a well-connected development team renovating the big Pacific Heights home at 2507 Pacific and a well-heeled neighborhood of objectors is back in front of San Francisco’s Planning Commission tomorrow having been continued from two weeks ago.

Once again, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

For the sake of continuity, we’re directing all comments to our original thread.

∙ Comments: We’ve Got Ours (And Don’t Want Yours) In Pacific Heights [SocketSite]

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

February 2, 2011

A $1,568,176 "Waiver" For Rincon Hill Park (And $6,331,824 To Go)

The land fronting the proposed 333 Harrison Street development has been valued by the city at $6,000,000. And the budget to develop the parcel into the proposed Rincon Hill Park has been estimated at an additional $1,900,000.

Subject to $2,140,471 in impact fees for the development of 248,892 new occupiable square feet, the sponsors of 333 Harrison Street are requesting $1,568,176 of the fees be "waived" as in-kind partial payment for the acquisition and development of the land.

How the City will close the $6,331,824 gap necessary to acquire and develop the Park Land has yet to be determined, but the $22 million in proposed Rincon Hill Area Infrastructure Financing District bonds we mentioned last week are currently high atop the list of hopes.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison [SocketSite]
∙ Energy Audits And Twenty-Two Million In Rincon Hill Area Bonds [SocketSite]
∙ 333 Harrison Street Impact Fee Waiver [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (0) | (email story)

February 1, 2011

147 South Park As Proposed Within The South Park Historic District

The proposal is to build a contemporary four-story building with a restaurant on the ground floor and two residential units above where a vacant two-story, single-family building "with no discernable architectural style" at 147 South Park currently stands.

And while the request to raze the current structure is subject to a mandatory environmental review per the Eastern Neighborhoods Interim Permit Review Procedures for Historic Resources, we can’t help but be reminded how much more historic San Franciso's South Park District once stood.

And then came 1906.

∙ South Park Historic District Record [sfplanning.org]
∙ 147 South Park Historic Resource Review [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (32) | (email story)

Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab

On Wednesday, San Francisco’s Architectural Review Committee will review and comment on the proposed rehabilitation and integration of the Aronson Building at 706 Mission into the 550-foot-tall tower slated to rise on the 25,000 square foot parcel next door.

As proposed, the 47-story tower being designed by Mexican architect Enrique Norten and Glenn Rescalvo of San Francisco’s Handel Architects will contain up to 215 condos over a three-floor Mexican Museum and ground floor retail/restaurant space.

While simply conceptual elevations at this point, we’re digging the direction the tower design is headed. And with respect to the proposed rehabilitation of the existing Aronson building, we're big fans of the proposed redesign for the building's north façade.

As said north (and east) façade of 706 Mission currently appears:

∙ 706 Mission Tower (And Mexican Museum) Back In Play [SocketSite]
∙ Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission [SocketSite]
∙ ARC Review and Comment: 706 Mission Street – The Aronson Building [sfplanning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (26) | (email story)

January 31, 2011

Could It Really Be An Unlucky 13 (Years) For 1269 Lombard In 2011?

While the Planning Commission has approved all the necessary permits and variances necessary to raze and rebuild at 1269 Lombard, and the proposed project has survived three Discretionary Reviews and a number of appeals over the past year, the project is back in front of San Francisco’s Board of Supervisors tomorrow as an opponent is now challenging the Planning Department’s determination that the current property is not a historic resource and as such should be subject to an extensive Environmental Review.

As we wrote this past June:

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

As noted above, the Planning Commission is now on board, but will the Board be as well or could it really be an unlucky 13 years in the making for the project as proposed?

∙ Will 1269 Lombard Finally Break Free From Its Suspended State? [SocketSite]
∙ San Francisco Board of Supervisors Agenda: February, 1 2011 [sfbos.org]
∙ 1269 Lombard Street: Appeal of Exemption from Environmental Review [sfbos.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (13) | (email story)

January 25, 2011

Fresh & Easy Headed For The Mission, Could The Castro Be Next?

With San Francisco's first two Fresh & Easy locations scheduled to open their doors in Bayview and the Outer Richmond early this year, according to the San Francisco Business Times Fresh & Easy is also close to inking a lease for the (not so long) shuttered DeLano's Market at 1245 South Van Ness in the Mission.

And while there's no official word on the newly defunct DeLano's Market in the Castro, according to a plugged-in reader early last month:

I heard Tesco's Fresh & Easy is interested in the closing Delano's on 18th in the Castro. Ralphs Supermarkets sub-leases the building to DeLano's. They evicted them because they owe back rent on the store plus 5 others.

Could this be one DeLano's down for Fresh & Easy with five to go?

NOTE: As a plugged-in reader adds, if you want to lobby Trader Joe's to open in the Castro (or elsewhere in San Francisco) you might start by filling out a location request form.

UPDATE: Apparently the new new rumor has it that Mollie Stones will be taking over the defunct DeLano’s in the Castro but a lease has yet to be signed. If so, perhaps that’s how Fresh & Easy is ending up in the Mission (and why we don't typically cover the changing of exisiting grocery store flags). Cheers.

∙ Fresh & Easy San Francisco In The Outer Richmond By Early Next Year [SocketSite]
∙ 5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon
∙ Could DeLano’s Loss Be A Trader Joe’s Gain For The Castro? [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (17) | (email story)

January 24, 2011

Tales From The Courthouse Steps And Contrasts Across Town

Perhaps we missed a piece of the puzzle. But if not, and we don't believe we did, these are the types of stories that are difficult to tell but important to hear.

In March 2005 the small ("but bigger than what tax records show") and rather rough looking single-family Bayview home at 1129 Ingerson Avenue was purchased for $426,000 by way of two loans totaling $426,000.

A year later the home was listed for sale at $499,000, it sold for $530,000 in July 2006. Represented by a Realtor, the buyer appears to have put $132,500 (25 percent) down. Call it an effective $86,700 more skin in the game than the buyer of the $1,249,000 Marina condo at 3208 Pierce across town.

After a four years of making payments (versus two for the property on Pierce), a notice of default was filed against 1129 Ingerson with $10,833 past due. In December a notice of trustee sale was filed. And last week the property was taken back by the bank with no bids at $147,328 on the courthouse steps.

∙ From "Sold" To Actually Sold To Facing Foreclosure At 3208 Pierce [SocketSite]

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

Energy Audits And Twenty-Two Million In Rincon Hill Area Bonds

Amongst the items on San Francisco’s Land Use and Economic Development committee agenda this afternoon is an ordinance requiring owners of nonresidential buildings to conduct "Energy Efficiency Audits" of their properties and file annual "Energy Benchmark Summaries."

Under the proposed ordinance, building owners would be required to annually "benchmark" the energy use of their buildings and conduct energy audits of buildings. Energy reports would be made available to buyers, lenders and the city. The rules would apply first to commercial properties larger than 50,000 square feet starting in October 2011, and then phase in so that by 2013, the rules would apply to all commercial properties 10,000 square feet or larger.

Also on the Committee's agenda, legislation establishing a Rincon Hill Area Infrastructure Financing District and authorizing up $22 million in San Francisco bonds to finance "public improvements of communitywide significance" related to the development of ten proposed residential buildings within the Rincon Hill area.

∙ Land Use and Economic Development Committee Agenda: 1/24/11 [sfbos.org]
∙ Infrastructure Financing District Ordinance: Rincon Hill Area [sfbos.org]
∙ Rincon Hill Area Infrastructure Financing District Bonds [sfbos.org]

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

A Restless Noe Neighbor Turns To Paint In Their Time Of Need

As J. Branch Development continues to beat the bushes for financing to build "The Lux" at the corner of Church and 28th Streets ("Living Modern in Noe Valley"), it’s a plugged-in tipster that captures the growing restlessness of Noe neighbors ("Rebuild the Church").

Noe’s "Blue Church" sat on the site until fifteen (15) months ago when the building was razed to make way for the six condo development which has stood undeveloped since.

UPDATE: From the developer:

We learned that a former member of the Church placed the graffiti, out of frustration, on the sign. We are currently seeking a protective order to hopefully prevent this from happening again.

The name "The Lux" for those of you who do not know, was one of the several names of the building when it operated as a movie theater back in the early 1900's. As part of the approvals for the environmental review, it was strongly suggested that we use one of the old names and place a plaque in the lobby commemorating the building's former use as a movie theater.

Cheers.

Posted by socketadmin at 8:30 AM | Permalink | Comments (48) | (email story)

January 20, 2011

We’ve Got Ours (And Don’t Want Yours) In Pacific Heights

With no major projects in front of San Francisco’s Planning Commission today, this afternoon’s agenda is dominated by proposed additions and expansions of single-family homes such as the proposed project at 2507 Pacific Avenue.

The proposal is to construct a garage in the front yard beneath a new entry stair and to construct an addition at the rear of the existing three-story, single-family house. The proposed rear addition will be approximately 18’ deep at the basement and first floor levels and 8’ deep at the second floor level.

The proposed project is opposed by their two (2) adjacent neighbors, thirty-five (35) others on the block or across the street, and the Pacific Heights Residents Association. Not a single neighbor near or far is on record with their support. But the Planning Department does recommend approving the project.

The proposed rear addition is shorter in height than the westerly neighbor’s building and is set back 11’-0” from the side of their building. The rear addition is similar in height to the easterly neighbor’s rear addition, and is approximately 3’-0” shorter in depth. In areas with a dense building pattern, some reduction of light to neighboring buildings can be expected with a building expansion. The Residential Design Team (RDT) does not find the project to result in an unusually great impact on light, nor does the RDT find the addition to be uncharacteristically deep or tall.

The proposed garage door is 9’‐0” wide and almost identical to both adjacent garage insertions in terms of width, height, and detailing. It is consistent with the Garage Guidelines and not out of character with the neighborhood pattern.

A headline from the applicant’s supporting documentation: "ALL PROPERTIES ON THIS BLOCK HAVE GARAGES EXCEPT THE SUBJECT PROPERTY." And some insight from the former to the current owner of 2507 Pacific:

I don’t understand the reaction of some the neighbors who came to the meeting at my former home at 2507 to hear your architect tell about your plans for some expansion at the rear of the house. All which seem to be less and smaller than the code allows. You don’t seem to be asking for permission to add more than should be allowed.

The one neighbor to the east…was the most vocal about preserving everything just as it is and also the most irrational. He makes such a fuss and the funny thing is that in the years since he bought the house in 1990, he has never lived there, I doubt if they have stayed over more than a night or two because they spend all their time where they live in Santa Rosa. I have always been very aware of the lack of activity of someone living there, except for a caretaker who lives in the attic. Funny that they voiced questions to you about how large your family is and how many would be living in the house when their house is sitting empty.

Until a few years ago, there was a huge tree in my garden on their side which cut out all of their view up behind the houses to the west, which he now professes to want to preserve. But there is no view up behind the houses to the west that is now defined by the back of the…house and it doesn’t seem that your extension would extend further than [theirs].

Your proposal to add 8 feet to your house on their side seems like a very reasonable thing. Please note that their house already sticks out further than your house on their west side and probably 10 feet further on their east side where their kitchen/breakfast room is. So your addition would not affect their kitchen light. Your house is the smallest of the houses on this end of the block and an addition has always seemed like one I would have wanted to do but never was able to attempt. I’m not surprised that a new owner would have the same feelings.

The house to the west…is the largest of the houses on this end of the block and must stick out over 20 feet past the back of 2507. This extension has a generous setback on your side for windows and light should you add to your house on that side. I don’t believe he will [lose] much sun, especially since his kitchen and breakfast room is on the opposite side and will not be affected.

Another neighbor [at 2517] was suprisingly vocal and one would wonder why, since he cannot see the back of 2507 because [another objecting neighbor's] house sticks out so far. I doubt that he can see it even if he goes all the way to the back of his garden. Another neighbor mentioned to me that he was upset because he has a son who he wants to buy a house close by so their grandchildren could be close. Thus he must be sour grapes because he would have liked to buy the house that you bought and would make trouble for you for no good reason.

Having lived in 2507 for over 40 years I have not been aware of any neighborhood objections being so vocal and for no reason. The houses across the street, 2500, 2510, 2512 have all had extensive remodels in recent years and there was no neighborhood meeting that I was aware of.

UPDATE: As has been noted, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

And yes, the buyers are the same people behind projects like 2849 Pacific down the block.

∙ San Francisco Planning Commission Agenda: January 20, 2011 [sf-planning.org]
∙ Discretionary Review Analysis: 2507 Pacific Avenue [sf-planning.org]
∙ 2849 Pacific: A Million Dollar (Double) "Take" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (98) | (email story)

January 18, 2011

Historic Preservation This Week And An Unfortunate Acronym

San Francisco’s Historic Preservation Commission will hold its first meeting in 2011 on Wednesday.

Amongst the items on the Commission's agenda tomorrow: a review of the proposed Alexandria Theater redevelopment, a discussion regarding historic resources within the Market and Octavia Area Plan, and a request to add the of the Ernest Coxhead designed Julian Waybur House at 3232 Pacific to the National Register of Historic Places, the application for which we're a little surprised doesn’t mention that fire in 2008.

Also on the agenda, a status report on the proposed Article 10 landmarking of all of Golden Gate Park. And the unfortunate acronym? Period of Significance or "P.O.S."

∙ San Francisco’s Historic Preservation Commission Agenda: 1/19/11 [sf-planning.org]
∙ A Marque Makeover To Mitigate Alexandria Theater Adverse Effects [SocketSite]
∙ The Rather “Studly” Julian Waybur House (3232 Pacific) For Sale [SocketSite]
∙ National Register Nomination Report: 3232 Pacific Avenue [sfplanning.org]
∙ Golden Gate Park Article 10 Designation Update [sfplanning.org]

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

January 14, 2011

Proposed Redevelopment Agency Elimination Puts SF Projects At Risk

In order to save money, Governor Brown has proposed the elimination of redevelopment agencies across California, a move which could put a number of major San Francisco projects at risk.

Brown said his proposal would affect future redevelopment projects, not existing bonds or deals. That is cold comfort to redevelopment officials. They said that major projects are often funded in phases, so while they might be able to continue with current work, future plans could die on the vine.

Consider San Francisco’s Hunters Point Shipyard project, which includes 10,500 homes, 3.6 million square feet of commercial space and an artists’ colony in its second phase.

“If we don’t issue debt in the future, that deal is essentially dead,” said Fred Blackwell, the head of San Francisco’s Redevelopment Agency, which has a budget of about $93 million it plans to spend this year for projects.

To replace some redevelopment funding, Brown said he wants to allow cities to raise taxes with the approval of 55 percent of voters, rather than two-thirds currently.

Other major San Francisco redevelopment projects at risk of being derailed according to the Business Times: Hope SF and San Francisco's Transbay Transit Center.

∙ Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Budget ax swings at Hunters Point [Business Times]
∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

January 13, 2011

Unfortunately Wells Wasn’t Requiring 30 Percent Down At The Time

Eleven years ago the two bedroom and three bath townhouse known as 655 5th Street #9 sold for $781,000 down in SoMa. Seven years and a thousand or two new neighborhood condos later, the 1,774 square foot unit sold for $1,018,000 in 2007 by way of an $814,400 first and a second for $152,700.

Yes, this was yet another case of only 5 percent down in the "it's different here" San Francisco and with "only" $50,900 in equity at risk. Lo and behold, this past November Wells Fargo foreclosed on the first with no bidders at $746,547.

Yesterday the property was listed for sale on the open market for $777,900, a sale at which would be just below its year 2000 price, "only" 24 percent ($240,100) below 2007.

∙ Listing: 655 5th Street #9 (2/3) 1,774 sqft - $777,900 [MLS]
∙ 30 Percent Down Or Interest Rates Up As Proposed By Wells Fargo [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (23) | (email story)

January 12, 2011

Coming Up Short In Miraloma (And Bank-Owned)

As the attempted short sale of 99 Marietta up in Miraloma Park has come up short once again and a courthouse sale looms, the bank owned single-family home at 507 Teresita has hit the market listed for $772,000 (15 percent under its 2006 sale price) while the bank-owned single-family home at 51 Los Palmos Drive has been listed for $669,900.

51 Los Palmos had been purchased for $317,500 in 1989 but had been refinanced a few times since, most recently with second mortgage for $109,700 in 2006 on top of a first for $698,000 in 2005 for which the house would had to have appraised.

∙ 99 Marietta Comes Up Short (For The Sellers) In Miraloma [SocketSite]
∙ Listing: 507 Teresita (5/3) 2,552 sqft - $772,000 [MLS]
∙ Listing: 51 Los Palmos Drive (2/1) 1,278 sqft - $669,900 [MLS]

Posted by socketadmin at 11:45 AM | Permalink | Comments (4) | (email story)

San Francisco's Pier 70 Redevelopment Attracts Six Suitors

Six development teams have thrown their hats into the ring with respect to redeveloping San Francisco’s Pier 70.

In addition to TMG Partners, Forest City, and Build Inc. which plugged-in people knew had taken tours, the Mission Bay Development Group, San Francisco Waterfront Partners and the United States Department of Veterans Affairs have all responded to the Port of San Francisco’s request for developer qualifications for the 69 acre site.

The six suitors will be whittled down with a final rose ceremony expected by the end of the year. We'll keep you plugged-in.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Pier 70 (Q)uestions, (A)nswers, And Interested (D)evelopers [SocketSite]
∙ Six big developers vie for San Francisco's Pier 70 [Business Times]
∙ Pier 70 Deadline Extended (Prior To Any Punking) [SocketSite]
∙ Did They Say November December? Make It January. [SocketSite]

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

January 7, 2011

The Proposed 34th America’s Cup Course For San Francisco’s Bay

A plugged-in tipster delivers the proposed race course scoop for the 34th America’s Cup in San Francisco’s bay. Races will be held July through mid-September in both 2012 and 2013 with up to three races each day beginning at 1:00pm and ending by 6:00pm.

As proposed, the race course will be viewable across the San Francisco Waterfront north of the Bay Bridge and broadcast live on big screens throughout the city.

Organized viewing areas will stretch from Treasure to Angel to Alcatraz Islands and include Crissy Field while high points (Financial District office buildings, Telegraph and Russian Hills, Pacific Heights, the Golden Gate Bridge, and Marin Headlands) will offer views as well.

We’ll keep you plugged-in.

∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (40) | (email story)

January 5, 2011

San Francisco’s Last Minute Giveaways To Get The America’s Cup

According to the Examiner, last minute negotiations to secure the right for San Francisco to host the 2013 America’s Cup included additional revenue concessions and the potential permanent sale of San Francisco’s seawall 330 to Oracle Racing (versus a 75-year lease).

Four of the last minute changes:

1. Reduces revenues: Deletes a provision from prior drafts that would have allowed the Port of San Francisco to earn a small share of the revenues created when condominiums on the site are sold.

2. Enables property transfer: Laid out The City’s duties to remove all legal restrictions on Seawall 330, so that Ellison’s Oracle Racing team can own the property free and clear, rather than having to lease it for 75 years.

3. Clarifies developer revenues: Creates a mechanism for The City to pay back the developer for certain improvements on the waterfront, bringing the property back under city control. Spells out and speeds up the timeline by which an infrastructure financing district — a district that would allow developers to collect local taxes for public improvements to the waterfront property they’ve developed — would be proposed.

4. Established rental rates: Sets rates for the long-term leases of Piers 30-32 as $4 per square foot, and of Piers 26 and 28 as $6 per square foot.

While the changes were not explicitly approved by San Francisco’s Board of Supervisors, apparently the agreement which the Board of Supervisors had previously approved provided the mayor "wiggle room to keep negotiating as long as The City wouldn’t have to spend any extra money" but didn’t prohibit negotiating away potential revenue.

∙ America's Cup deal was sweetened to bring race to San Francisco [Examiner]
∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]
∙ San Francisco Board Of Supes Unanimously Back America’s Cup Bid [SocketSite]

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

January 4, 2011

Not A Lot For The Lot At Valencia And 19th Street (3500 19th Street)

Listed for $2,800,000 this past November with Conditional Use authorization for a five-story building with 17 dwelling units, 17 parking spaces, and 2,958 square feet of retail, as a plugged-in tipster points out the undeveloped surface area parking lot at 3500 19th Street in the heart of the new Mission ended up selling for $1,700,000 on December 24.

We’ll keep you plugged-in as development (and design) progresses and note that building permits were originally filed for the undeveloped lot back in 2006.

UPDATE: A plugged-in reader adds: "$100k/dr is actually a pretty good comp for land transactions. It was around $50k/dr just about a year ago."

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

January 3, 2011

178 Townsend Moves Forward While 72 Townsend Leases Instead

While Martin Building moves forward with the redevelopment of 178 Townsend into 94 rental units over commercial, West Bay Builders President Paul Thompson’s plan to move forward with the 74-unit redevelopment of 72 Townsend is on hold for at least five years as Federated Media has leased the building instead. As 178 Townsend should look after:

∙ 178 Townsend Funded While 72 Townsend Vows To Move Forward [SocketSite]
∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ 72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

December 29, 2010

Apples, Schmapples, Look At Those Medians! (Just Not Too Closely)

With 45 recorded sales to date in 2010, the median sale for condominiums in zip code 94123 (which includes the Marina and Cow Hollow) weighs in at $1,175,000, up 26 percent over 2009 ($930,000) and within just 4 percent of a peak $1,219,000 in 2007! Talk about a real estate rebound!

Of course as we pointed out to plugged-in people in September, the median size of condos sold in 2010 (1,525 square feet) is up over 20 percent from 2009 (1,270 square feet) and up 12 percent from 2007 (i.e., the mix of sales has changed). And on a price per square foot basis, so far the median in 2010 ($755) is down 2 percent from 2009 ($767), down 18 percent from 2007 ($921).

And while the median price per square foot for condos in 94123 is up 5 percent from 2004 ($718), the apples-to-apples sale of the two-bedroom condo at 2382 Union Street closed escrow six days ago with a reported contract price of $705,000, down 7 percent from its 2004 sale price of $759,000.

But never mind all that, did you see those medians!

∙ SocketSite Sees Seasonality (Versus Signs Of A Rebound) [SocketSite]
∙ One Percent Down In 2004 (And Perhaps More Down More Since) [SocketSite]
∙ Medians Are Up, But Don’t Confuse That With Increasing "Prices" [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (10) | (email story)

December 27, 2010

Walgreens CVS’s Plans For 701 Portola Atop Miraloma

While Walgreens had planned to raze the Miraloma Gas Station at 701 Portola and build a 7,000+ square foot store covering the site, rumor has it they backed out "due to 'unreasonable' green building requests by the City's DBI and Planning departments."

And now, CVS Drugs is planning to piggyback off Walgreens groundwork and proposed design, shuttering the station and breaking ground on the site as early as February assuming final approval of all permits.

While we can’t confirm whether or not the rumored reason for Walgreens pulling the plug is true (readers?), we will echo our tipster’s surprise that Walgreens would easily cede the site to a competitor.

Posted by socketadmin at 3:00 PM | Permalink | Comments (17) | (email story)

December 24, 2010

Four More Years For The 49ers At Candlestick

As the San Francisco 49ers move forward with plans for a new stadium in Santa Clara, and their current lease at Candlestick is set to expire at the end of the 2013 season, the team has agreed to the terms of a new lease which "would keep the team in San Francisco until the end of 2015 unless the 49ers exercise an option to leave a year early."

∙ Santa Clara Scores A Potential Stadium/Team As Measure J Passes [SocketSite]
∙ Niners extend lease at Candlestick Park [Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (2) | (email story)

December 23, 2010

Delusions Abound As San Francisco Scrambles To Save The Race

As the Mayor’s office scrambles to save the America’s Cup that was San Francisco’s to lose, the stumbling point appears to be the perceived value of Pier 50.

When the city shifted public viewing facilities to the northern waterfront and Pier 50 was removed from equation, race organizers saw their costs go down, but so did their potential to recoup an investment they say will approach $500 million to put on the regatta and pre-Cup races.

Newsom said race organizers are overvaluing Pier 50's development rights, and thus view the current deal as insufficient.

"Our own analysis is they're delusional about its value, but somehow I think they're fixated that it's worth a lot more," Newsom said. "I'm convinced that they're wrong about this assessment, but they're convinced they’re right about the value of the site, so we've been trying to make up for that value."

Giving race organizers the option to develop Piers 26 and 28 was one step, but Stephen Barclay, an official with the team and yacht club, said the piers' historic qualities weaken their development value.

No word on how the Mayor’s office analysis matches up with the Giants’.

∙ San Francisco’s America’s Cup Chances Swiftly Sailing Out To Sea? [SocketSite]
∙ City tweaks America's Cup offer, sees "progress" [SFGate]
∙ A Cup Plan B And Latest Economic Impact Report [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (3) | (email story)

December 21, 2010

San Francisco’s America’s Cup Chances Swiftly Sailing Out To Sea?

While San Francisco’s Board of Supervisors voted unanimously to back the Mayor’s revised, and a little less generous, bid to bring the America’s Cup to San Francisco in 2013, the voters that really matter seem to be balking as BMW Oracle Racing and the Golden Gate Yacht Club (GGYC) have reengaged Newport, Rhode Island in negotiations.

[Tom Ehman, a member of the America’s Cup committee and the Golden Gate Yacht Club board] acknowledged that negotiations with San Francisco leaders “have not gone as well as we [had] hoped,” leading organizers to reexamine sites that were initially in the running, including Newport.

The [R.I. Economic Development Corporation] had submitted an application for pre-regatta events leading up to the final races in 2013 that organizers found “impressive,” said Ehman. “Maybe it’s better than San Francisco’s.”

Then again, perhaps it's for the better (if not the not), for as a plugged-in tipster writes:

The next America’s Cup, scheduled to be held in September, 2013 is in serious trouble.

No, it’s not that the GGYC has not picked a site to hold the races…It’s that the $1,300,000 entry fee as well as the “New” 72 foot Catamaran boat is not popular with possible challengers. Only 3 teams, plus Oracle/BMW and the Italian Challenger have entered the 34th America’s Cup, as of December 17, 2010.

This minimal interest, when the previous America's Cups have [had] 10 to 12 challengers, puts the Advertising Budgets in jeopardy. Without advertising support, the challengers can’t fund their teams, the host cities cannot raise the funds to (1) host the races or (2) make the $100 million+ in infrastructure improvements or (3) potentially host future America's Cup events.

Instead of being the 3rd most valuable event in World Wide television, behind the Olympic Games and World Cup, with so few participants the event could become a non-event.

Site selection for the 2013 race is expected to be announced by the end of this year. And now about those fundraising promises and pledges...

∙ San Francisco Board Of Supes Unanimously Back America’s Cup Bid [SocketSite]
∙ Free Commercially Reasonable Rents For America's Cup As Proposed [SocketSite]
∙ America's Cup says renewed R.I. talks not to force San Francisco to sweeten bid [pbn]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]

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

The Bank Loses On Banks As Well

As the all cash courthouse steps buyer of 108 Bronte looks to flip for $579,000 up in Bernal, the bank-owned sale of 726 Banks closed escrow yesterday with a reported contract price of $465,000, 17 percent under its original bank-owned list price of $556,900.

Purchased for $296,000 in August 1999, the 1,509 square foot Bernal home at 726 Banks was subsequently "split into a 2 bedroom 1 bath upstairs and a 1 bedroom 1 bath downstairs" and remodeled. The property was refinanced in 2004 for $487,500 and then again in 2005 for $630,000 before being lost to the bank in May 2008.

At $465,000 it’s $308 per square foot for the Bernal property and at least 26 percent under what it would have had to appraise for in 2005 (assuming 100 percent loan to value), 19 percent less than the $573,750 owned on its first as of 2008.

∙ Shhh...Bank Investor Owned In South Bernal: 108 Bronte [SocketSite]
∙ Six Of Sixty-Five Bank-Owned In Bernal Including Two On Banks [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

Potrero Hill's "Mirant" Power Plant Finally To Close January First

"The Potrero Hill [power] plant, one of the dirtiest in California, will cease operations on Jan. 1, state officials are expected to announce today. The plant, operated by Houston-based GenOn Energy Inc., formerly Mirant Corp., could be fired up in the event of a dramatic power emergency before being decommissioned permanently on Feb. 28..."

∙ SF shutting down power plant Jan. 1 [SFGate]

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

December 20, 2010

NIMPS (Not In My Parking Spaces) Protest Proposed Parklets

"In October, the Department of Public Works accepted 42 applications for parklets outside businesses and residences. To garner approval, the applications must be approved along with permits for sidewalk seating, according to DPW spokeswoman Christine Falvey.

Once approved, the business is responsible for the costs of construction of the temporary space, including insurance.

Approval, however, can be stymied by a complaint during a 10-day period after a notice is posted as required. The first such hearing was on Wednesday morning after a handful of neighbors sent in complaints about Ritual Coffee Roasters at 1026 Valencia St. and Farm:Table at 754 Post St."

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ San Francisco parklets spur open-space debate [SFExaminer]

Posted by socketadmin at 1:30 PM | Permalink | Comments (77) | (email story)

December 16, 2010

WalkFirst, Concepts Later

Building on San Francisco's Better Streets Plan, the Planning Department’s WalkFirst Project "will identify key walking streets throughout San Francisco and establish criteria to prioritize pedestrian improvements in order to improve pedestrian safety and walking conditions, encourage walking, and enhance pedestrian connections to key destinations."

The project will run through the end of September, 2011 and yield criteria, case studies and concept designs for prioritizing pedestrian improvements in key pedestrian streets and zones throughout San Francisco.

∙ Better Streets San Francisco: Neighborhood Meetings [SocketSite]
∙ WalkFirst Project [sf-planning.org]

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

December 15, 2010

One More Time For 1960-1998 Market As Proposed

As plugged-in people know the proposed Arquitectonica designed development for 1960-1998 Market Street was unanimously approved by the Planning Commission in June.

Now seeking two amendments to the terms of the previously granted approval (to satisfy the Affordable Housing requirement by providing its required below market rate units off‐site rather than on‐site and reduce the number of car‐share spaces from six to two), the development is back in front of San Francisco’s Planning Commission tomorrow afternoon.

Section 415 requires that off-site affordable housing must be within a one‐mile radius of the market rate housing site and requires a higher percentage of BMR units (20% versus 15%) relative to on-site affordable housing units, resulting in a net gain of six affordable units off-site and up to 17 market rate units on-site. The area devoted to parking is being reduced by eliminating the subterranean portions of the parking garage. As amended, the parking garage is proposed to accommodate 52 off-street parking spaces in stackers, two car-share spaces in tandem and two disabled spaces that would be independently accessible. As a result, the ground floor commercial space would be reduced to approximately 7,300 square feet subdivided into smaller retail spaces.

The Planning Department’s recommendation: approve (with conditions).

Once again, as proposed the project would demolish the single-story ConocoPhillips Union 76 Service Station and surface parking lot and yield a mixed-use building with 115 residential units over ground floor commercial and partially subterranean garage for 69 independently accessible off‐street parking spaces.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ San Francisco Planning Commission Agenda: December 15, 2010 [sf-planning.org/]
∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (25) | (email story)

December 14, 2010

The Rincon Hill Bluff Before The Bay Bridge And Condos Rose

It’s Rincon Hill before the Bay Bridge, back when they still weren’t building any more land but the condos had yet to rise. The Harrison Street grade (1) was lowered 50 feet to Second Street (2) while the bluff (3), a "barrier between Rincon Hill and the industrial district to the west," near which the 333 Harrison Street project will rise was cut 39 feet.

Another perspective of the historic Rincon Hill and said bluff in the upper right:

∙ DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (7) | (email story)

DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison

As proposed, the development of 333 Harrison Street and Fremont in San Francisco’s Rincon Hill neighborhood would result in a 7-story, 65-foot tall residential apartment building containing approximately 308 units, with two levels of subterranean parking for 204 and a landscaped park between Harrison Street and the building.

Tomorrow, San Francisco’s Historic Preservation Commission will hold a public hearing to review and comment on a recently finished Cultural Resources Sensitivity Study for the development. From the introduction to the study which is now online:

This report contains confidential cultural resources location information; report distribution should be restricted to those with a need to know. Cultural resources are nonrenewable, and their scientific, cultural, and aesthetic values can be significantly impaired by disturbance. To deter vandalism, artifact hunting, and other activities that can damage cultural resources, the locations of cultural resources should be kept confidential.

Or just posted online.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 333 Harrison Street Section 106 Review and Comment [sfplanning.org]

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

December 10, 2010

Did They Say November December? Make It January.

With three days to go before the December 13 deadline, which was extended to December ten days before the original November 18 deadline, the deadline for developers to declare their intentions to compete for the development rights to San Francisco’s Pier 70 was just extended once again.

The new new dealine is now noon on Monday, January 10, 2011. Interns, you should now feel free to enjoy those holiday parties this weekend.

∙ Pier 70 Deadline Extended (Prior To Any Punking) [SocketSite]
∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (8) | (email story)

Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia

With the surface area parking lot long gone, behind the graffiti strewn fence earth movers work the mud to prepare for 299 Valencia’s rising as rendered under a clearer sky:

Thirty-six (36) residential condos over ground floor retail and 27 parking spaces (two car share dedicated) to be at the corner of Hipster Valencia and 14th.

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

December 9, 2010

If Homes In Bayview Are Selling For $770,000 $375,000…

In August 2006 it sold for $550,000 as a fixer, was remodeled (including the addition of two bedrooms and a bath), and then flipped four months later for $770,000 which not only established a neighborhood "comp" but justification for prices elsewhere in San Francisco ("If homes in Bayview are selling for $770,000…").

In October 2008 the single-family home at 1747 La Salle returned to the market asking $560,000 but failed to sell. The home has since been "reconstructed" ("Everything in the home is brand new") and was re-priced at $450,000 ("a must see, won’t last") this past September. And for the past month they’ve been asking $375,000.

Listing: 1747 La Salle Avenue (5/3) - $375,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (24) | (email story)

Free Commercially Reasonable Rents For America's Cup As Proposed

With a full Board of Supervisors vote scheduled for this coming Tuesday, the Mayor’s proposed deal to host the next America’s Cup in San Francisco is shoring up.

Under the deal Newsom's administration finalized Wednesday with Ellison's group, if the team selects San Francisco to host the regattas, it would get development rights and a 66-year lease on Piers 30-32 and a 75-year lease on, and possibly title to, Seawall Lot 330 across the Embarcadero at the foot of Bryant Street. The team would also have the option of paying at least $25 million more to shore up nearby Piers 26 and 28 in exchange for 66-year leases on them.

The team will pay "commercially reasonable" rent but be given credit for infrastructure work performed.

Newsom's revised bid scraps the city's original proposal to concentrate race facilities along the central waterfront, which had steeper up-front costs and included rent-free leases.

The current proposal for the first time includes development rights to Pier 26 and Pier 28. Overall, it would require the port to relocate 78 tenants.

As per "Plan B," the public viewing platform would still shift north to piers 27-29 and eliminate pier 48 from the proposal to eliminate a potential conflict with the Giants.

∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ A Cup Plan B And Latest Economic Impact Report [SocketSite]
∙ Revised America's Cup bid leaves some hesitant [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (5) | (email story)

December 8, 2010

It’s Not Academic For The Academy of Art University At 2295 Taylor

In 1993, San Francisco’s Planning Commission granted the San Francisco Art Institute (SFAI) a Conditional Use Authorization to add a third story to the 20,675 square foot building at 2295 Taylor (aka 701 Chestnut) and convert the commercial building to educational use.

While SFAI started occupying the ground floor of 2295 Taylor subsequent to the Planning Commission’s Authorization, Permits were never submitted for either the addition or the conversion. As a result, the Conditional Use Authorization for the building expired. And in 2003, SFAI sold the building to the Academy of Art University (AAU).

Despite the expiration of the Conditional Use Authorization, and without the benefit of building permits, the AAU is currently utilizing the entire building for educational use including the conversion of the building’s second floor parking garage to classroom space (a major no-no seeing as how the Planning Code requires 16 off‐street parking spaces for the property as it’s being utilized).

Tomorrow, San Francisco’s Planning Commission revisits the project as the Academy of Art University petitions to modify what it believes to be a valid Conditional Use Authorization allowing it to continue its use. The Planning Department’s recommendation: Disapprove.

Also on the agenda for tomorrow’s Planning Commission meeting, a progress report on the Academy of Art University housing practices and enforcement program

∙ Request for Conditional Use Authorization: 2295 Taylor Street [sf-planning.org]
∙ Progress Report: AAU Housing Practices and Enforcement Program [sf-planning.org]

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

San Francisco’s Central Subway Corridor Project

As the San Francisco Municipal Transportation Agency scrambles to secure a few hundred million dollars of non-federal funds to save the Central Subway project, the Planning Department has been awarded a Transportation Planning Grant from Caltrans "to develop an integrated community vision for the southern portion of the Central Subway rail corridor, with the goal of coordinating transit-supportive land uses with public improvements."

The Central Subway Project is Phase 2 of the Third Street Light Rail Project, linking the City’s southern neighborhoods through SoMa (South of Market), Moscone Center, Union Square and Chinatown.

The Subway’s southern segment, located generally in the SoMa area between Townsend and Market Streets, offers the unique opportunity for integration of transportation and land use. The project aims to synthesize past and current land use efforts in and around the project area, including the Yerba Buena Center Redevelopment Plan, which sunsets in January 2011; the East SoMa Plan of the recent Eastern Neighborhoods planning process, which deferred changes on sites in the project area to allow further study; the Western SoMa Community Plan, currently undergoing Environmental Impact Report (EIR) analysis; and the Fourth & King Railyards Study. It will also strive to provide guidance for a high-quality public realm, with public amenities and a strong sense of place for visitors, workers and residents.

The planning effort will examine the future in the context of long-range regional, Citywide, and neighborhood needs, including economic and job development; housing and public spaces; and circulation.

We'll keep you plugged-in.

∙ Dear Santa, A Pony And Two Hundred Million For A Subway Please... [SocketSite]
∙ The Central Corridor Project [sf-planning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (11) | (email story)

December 7, 2010

The Wrecking Ball Goes To Work On San Francisco's Transbay Terminal

With the eastern bus ramp and overpasses long gone and Phase 3 of the Tansbay Terminal demolition underway, the wrecking ball is going to work on the main terminal which should be completely demolished by February at which point the fourth and final demolition phase kicks off and the western bus ramps from Harrison to Howard will fall.

Over 6,500 tons of concrete from the demolition will be crushed and reused on site in the construction of San Francisco's new Transbay Transit Center. And smiles abound on those walking in the sunlight where an overpass once loomed.

∙ Transbay Terminal Rampectomies Underway Overhead [SocketSite]
∙ All Aboard As San Francisco’s Transbay Terminal Nears Its Close [SocketSite]
∙ Transbay Transit Center: Transbay Terminal Demolition Information [transbaycenter.org]

Posted by socketadmin at 3:30 PM | Permalink | Comments (5) | (email story)

December 3, 2010

Less Kind Prime Laurel Heights At 24 Manzanita Avenue

From marijuana in July, to meth today, Laurel Heights is back in the news:

Tucked away in the affluent Laurel Heights neighborhood - just hundreds of feet from a playground - police discovered one of the only meth labs in The City, which shocked residents.

Police in San Francisco were not even searching for the lab when they stumbled upon it Wednesday on the lower level of a two-story residential flat located near the Laurel Hill Playground.

And before you go blaming some damn renters for the transgression, keep in mind one of those arrested (John Prato) shares the last name of the building's long-time owner.

∙ Kind Prime Laurel Heights [SocketSite]
Cops stumble upon meth in wealthy neighborhood [Examiner]

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

December 1, 2010

On Tap At Tomorrow’s Planning Meeting: A Magnolia Brewery On Third

On tap for a vote at tomorrow’s Planning Commission meeting, a request to convert an 8,300 square foot vacant ground floor space inside the American Industrial Center at 2505 3rd Street (corner of 22nd) into a 5,900 square foot Magnolia Brewery and 2,400 square foot full-service restaurant.

The proposed brewery is designed to add capacity to Magnolia’s total beer production in order to meet increased demand at its restaurant, to supply beer to the proposed new restaurant, and to meet existing wholesale demand. The brewery will initially contain three to four fermentation vessels and produce 60 to 80 barrels per week.

Brewing operations will take place during regular weekday hours, with occasional brewing on weekends as needed. Deliveries would be limited to several per week from vendors, and one to three pick‐ups per week.

The restaurant concept is not completely finalized, but the final concept and food program is expected to be similar to the Magnolia Gastropub and Brewery and Alembic Bar, its sister restaurant also in the Haight.

And with respect to other items on the Planning Commission agenda, it appears as though the ongoing debate over the proposed development at 35 Lloyd will be continued for at least another week.

∙ San Francisco’s Planning Commission Agenda: 12/2/10 [sf-planning.org]
∙ 35 Lloyd Redux: It's Getting Hot Out There In Here... [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (16) | (email story)

Could DeLano’s Loss Be A Trader Joe’s Gain For The Castro?

As a hand-lettered "lost our lease" sign hangs in the window of the DeLano’s IGA at 18th and Collingwood, and it's expected to be closed within the next two weeks, the natural question atop our readers’ minds: could this pave the way for a Trader Joe’s in the Castro?

∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

November 23, 2010

Pier 70 (Q)uestions, (A)nswers, And Interested (D)evelopers

Representatives from Hines, Forest City, Build Inc. and TMG Partners are amongst those who have taken tours of San Francisco’s Pier 70 Waterfront site.

One of the questions developers have been asking: "How proscribed is the scale, location, and design of Slipway park as shown in the plan?" And the answer:

Slipways Park is part of the overall Master Plan, developed through the community planning process. Factors defining the park include maximizing public access to the waterfront, the Pier 70 public trust strategy, the setting and form of the former slipways and connections to the Building 12 complex, the anticipated new development and connections to/from the Mirant Power Plant site, and Blue Greenway/ Bay Trail alignment.

The final configuration of Slipways Park must address Master Plan open space goals, the final public trust re-alignment, and the infill development criteria. As shown in the Master Plan, Slipways Park is a major waterfront park of over four acres, plans for the Waterfront Site should include this scale of park.

Teams have until December 13 to throw their hard hats into the development ring.

∙ Pier 70 Waterfront Site Tour attendance [sf-port.org]
∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Pier 70 Waterfront Site RFQ: Answers to Questions [sf-port.org]
∙ Building 12 Plans [sf-port.org]
∙ Land Use Supes Oppose Mirant Retrofit, Lennar Seeks Higher IRR [SocketSite]
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]
∙ Pier 70 Deadline Extended (Prior To Any Punking) [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (2) | (email story)

November 19, 2010

A Cup Plan B And Latest Economic Impact Report

A "Plan B" proposal for hosting the next America’s Cup in San Francisco would shift the public view areas a couple miles north from Piers 30-32 to Piers 27-29 and eliminate the use of Piers 48 and 50 in order to "save the city and race organizers money while giving spectators a better view of the action."

A report from the Board of Supervisors' budget analyst released Thursday found that the city's direct cost of hosting the Cup would be $42.1 million. There is also an estimated $86.2 million in lost revenue for granting development rights and free leases of up to 75 years for parcels of waterfront property to race organizers, led by billionaire Oracle CEO Larry Ellison.

Besides the $128.3 million hit to city coffers, which could grow to $143 million with financing, the report found that hosting the weeks of races would boost local businesses, pumping an estimated $1.2 billion into the city's economy.

Newsom's office, though, contends [the budget analyst's] figures don't factor in $32 million that an America's Cup Organizing Committee of civic and business leaders have pledged to raise to help defray city costs, nor do the projections for development revenue account for the decrepit shape of the piers now under consideration for race facilities.

Eliminating Pier 48 from the proposal would also eliminate a potential conflict with the proposed development of Seawall 337 (the current Giants Parking Lot A).

∙ San Francisco weighs cost of hosting America's Cup [SFGate]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (2) | (email story)

November 18, 2010

Parkmerced's Proposed Urban Design, Open Space, And Sustainability

In addition to 5,679 net new residences over the next two to three decades, the proposed redevelopment plan for Parkmerced includes the "the addition of new neighborhood serving retail and office space, new and re-configured public open spaces including neighborhood parks, pedestrian and bike paths, athletic fields, a new organic farm, and community gardens, overall transportation improvements, ecological hydrology improvements, and provision of renewable energy and water infrastructure."

The proposed new neighborhood core [concentrated on Crespi Drive, near the northeast part of the site and the light-rail line] would be located within walking distance of all the residences within Parkmerced.

Small neighborhood-serving retail establishments would be constructed outside of the neighborhood core, in close proximity to residential units throughout the site. A new elementary school (to replace an existing one on-site) and daycare facility, fitness center, and new open space uses including athletic fields, walking and biking paths, a new organic farm, and community gardens would also be provided on the Project Site.

Infrastructure improvements would include the installation of renewable energy sources, such as wind turbines and photovoltaic cells.

The proposed Project would provide 68 acres of open space in a network of publically accessible neighborhood parks, athletic fields, public plazas, greenways and an organic farm....In addition to these 68 acres of open space, the Project would provide significant additional open space in the form of private or semi-private open space areas such as outdoor courtyards, roof decks, and balconies.

The transportation system modifications proposed as part of the Parkmerced Development Project, as described in the Transportation Plan, would include rerouting the existing MUNI Metro M Ocean View line from 19th Avenue through the development, new and re-designed public streets, and modifications to intersections and streets around the perimeter of the site.

Off-street parking for the residential units will primarily, but not exclusively be in underground garages, and will be concentrated on the west side of the site (while units are concentrated toward the eastern half) to discourage casual usage.

This afternoon the Planning Commission will host an informational hearing and overview of the Parkmerced Project with a particular focus on the aforementioned urban design, open space, and sustainability.

∙ The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]
∙ The Parkmerced Project [sf-planning.org]
∙ Parkmerced Vision Plan [sf-planning.org]
∙ Parkmerced Sustainability Plan [sf-planning.org]
∙ Parkmerced Transportation Plan [sf-planning.org]
∙ San Francisco Planning Commission Agenda: November 18, 2010 [sf-planning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (12) | (email story)

November 16, 2010

The Vision For 899 Valencia On The Northeast Corner Of 20th

It’s another underutilized infill site that’s been caught up in the Eastern Neighborhoods Area Plan development log jam which is finally starting to free.

On northeast corner of Valencia and 20th Streets an old one-story service station and surface area parking lot reside. As proposed, a 50,000-square foot, five-story mixed-use building with 18 dwelling units over 7,100 square feet of ground-floor retail space and a below-grade 18-car parking garage would rise.

Tomorrow, San Francisco’s Historic Preservation Commission will review and forward their comments on the proposed project to the Planning Department for incorporation into the project’s final environmental evaluation document.

"The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 877 Valencia Street and 3578 20th Street, both of which were constructed prior to 1963."

∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (26) | (email story)

November 15, 2010

Central Subway Eminent Domain And Last Resort Housing Plan

As the San Francisco Municipal Transportation Agency scrambles to fund the non-federal portion of San Francisco’s Central Subway Project, this afternoon San Francisco’s Land Use and Economic Development Committee tackles an ordinance in support of the SFMTA’s Relocation Impact Study and Last Resort Housing Plan for the project.

Approved by the Board of Supervisors in July, the SFMTA is moving forward with five eminent domain actions – three easements for the Project tunnel, and two acquisitions for the Moscone and Chinatown Station sites.

The Moscone Station site is at 266-286 4th Street at the corner of Folsom Street in the Yerba Buena Neighborhood south of Market Street. The property is owned and operated by Convenience Retailers LLC, a multi-state gas service Station and convenience store enterprise. It is also occupied by an independent contractor hired by the property owner for smog shop services.

The Chinatown Station site [pictured above] is at 933-949 Stockton Street at Washington Street in Chinatown. It is owned by a private entity, Norman P. Chan Inc. this property contains eight retail tenants including four restaurants, two hair salons, one meat market, and a property management firm on the ground floor. The second floor contains 18 residential units, which are occupied by 19 families (approximately 56 individuals).

The estimated cost of relocation is approximately $4,187,600. And while the SFMTA continues to negotiate with all five property owners, it is also "preparing eminent domain actions, as necessary, to maintain the project schedule." Assuming there will be a scheduled to maintain of course.

∙ Dear Santa, A Pony And Two Hundred Million For A Subway Please... [SocketSite]
∙ Ordinance For Central Subway Relocation and Last Resort Housing Plan [sfbos.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (6) | (email story)

Dear Santa, A Pony And Two Hundred Million For A Subway Please...

Earlier this year the Federal green light and initial funds were given for San Francisco to enter the final design stage for the $1.6 billion Central Subway project, but the bulk of funding to construct the subway is dependent upon the San Francisco Municipal Transportation Agency securing "at least $137 million, and possibly as much as $225 million" of non-federal funds for the project.

From the Chronicle:

The hunt for funds comes at a bad time. Not only has the struggling economy dried up much transportation funding and forced Muni, like other transit agencies, to cut service and raise fares, but both the city and Congress are in the midst of turbulent political transitions. All of that could combine to complicate, delay or possibly even derail the effort to build a new subway from downtown to Chinatown - if Muni has trouble finding the funds.

Adding to the uncertainty are new Muni ridership projections that show about 14 percent fewer trips on the Central Subway than initially forecast if the agency is able to fully implement an ongoing program to improve the efficiency of the transit system.

The deadline for the SFMTA to identify their source of funds is three months away.

∙ It’s All About The Benjamins: Transbay And Central Subway News [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ S.F. agency must find millions for Central Subway [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

November 12, 2010

A Fall(ing) Single-Family Apple On Cole

Purchased for $1,700,000 in November 2005 by way of a $1,105,000 first and $425,000 second (i.e., 10 percent down), in 2008 the Cole Valley Edwardian at 1027 Cole returned to the market priced at $2,195,000 and was reduced to $2,145,000 before being withdrawn.

In 2009 the property was relisted as a "short sale" asking $1,695,000. And this past September the property was returned to the bank.

Yesterday 1027 Cole was listed for $1,377,000, 19 percent below its year 2005 price (37 percent below its year 2008 expectations).

∙ Listing: 1027 Cole Street (3/3) 2,495 sqft - $1,377,000 [MLS]

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

November 11, 2010

2001 Market Street Prepares To Meet The Planning Commission

As we noted yesterday with respect to the proposed Whole Foods on Market, the 2001 Market Street Project in which the Whole Foods would reside is currently scheduled to be reviewed and voted on by the Planning Commission in December.

The latest details for the now 82-unit project with 41 residential parking spaces, and up to 60 for retail, which were just released:

The proposed building would be eight stories (85 feet) tall, plus an additional ten‐foot tall mechanical penthouse along Market Street and an elevator penthouse along Dolores Street, and would step down to four stories at 14th Street. The top two floors along Dolores Street and along 14th Street would be set back eight feet from the property line. The building would include about 102,400 gross square feet (gsf) of residential space with 82 residential units on Floors 2 through 8 and a dedicated residential lobby; about 31,000 gsf of commercial space on the first floor; and about 54,000 gsf of combined retail and residential parking on two levels with up to 101 spaces.

The building would have three sections: the 85‐foot tall 118‐foot wide Market Street section on its north side (the tallest element); the 302‐foot wide Dolores Street section, which would be the same height as the Market Street section but with an 8‐foot setback at 65 feet; and the 136‐foot wide 14th Street section (four stories tall with an 8‐foot set back at the third floor). Each section is designed to be visually distinct from the others.

A variety of materials would be used for the building exterior, including brick, tile, metal, glass, and cement plaster. An approximately 8,220 sq. ft. courtyard on the third floor podium would provide common usable open space for all the residential units.

Of the 82 planned units, 7 would be studios, 27 would be one‐bedroom units, 46 would be two-bedroom units, and 2 would be three‐bedroom units. Pursuant to the Residential Inclusionary Housing Ordinance, Planning Code Section 315, and Interim Controls initiated by the Board of Supervisors in February 2010 amending Planning Code Section 315,2 the project sponsor would be required to pay an affordable housing fee.

As currently envisioned, the proposed 31,000 sq. ft. retail/commercial space would be occupied by a full‐service grocery store (Whole Foods). A pedestrian entrance and exit for the retail space would be In addition to the 101 parking spaces, there would be five car share spaces and one delivery van space located at the corner of Market and Dolores streets. An approximately 350‐square‐foot commercial space would be located at the corner of 14th and Dolores streets at ground level.

The proposed parking program would include up to 101 spaces, of which 41 spaces on Garage Level B2 would be for the residential units and 60 parking spaces on Garage Level B1 would be for retail use.

The residential vehicle access leading down to Garage Level B2 would be located on 14th Street, approximately at the mid-point of the building façade. Adjacent, just to the west of that opening, would be the retail loading dock, which would have recycling and trash facilities for the grocery store. The retail parking entry and exit would be on Dolores Street, about 40 feet north of the corner of 14th Street.

Garage Level B1 also would have space for a grocery delivery van and three non‐exclusive use car share spaces. Garage Level B2 would have two exclusive‐use car share spaces. Six of the parking spaces would be handicapped‐accessible: three residential parking spaces on Garage Level B2, and three retail parking spaces on Garage Level B1. All parking spaces on both levels would be independently accessible. At least 16 Class II bicycle racks (accommodating 32 bicycles) would be provided at grade on Market Street and 18 Class II bicycle spaces in Garage Level B1 for the retail use. Showers and lockers would be located within the store for employees who bike to work. There would also be at least 41 Class I bicycle parking spaces for residents’ use on Garage Level B2 in a secure storage room near the elevators to Market Street.

The off‐street loading dock located at Garage Level B1 with access from 14th Street would serve the proposed full‐service grocery store. The proposed loading dock would be about 66 feet deep, and fully accommodate one truck with a 36‐foot trailer. The loading dock door would be closed at all times except when trucks are arriving or departing the loading dock area. The two existing on‐street loading spaces on the 14th Street frontage of the project site would remain.

According to Planning Code Section 135, the open space requirement for the proposed project would be 80 sq. ft. of private open space per dwelling unit or 106 sq. ft. per unit if provided in common. Ten units would have sufficient private open space. The common usable open space for the other 72 units would be required to be a minimum of 7,887 sq. ft. in size to meet the Planning Code requirements. The proposed project would provide 8,220 sq. ft. of common open space on the third floor podium. These proposed project totals for private and common open space would exceed Planning Code open space requirements.

As part of the proposed project, nine new street trees would be planted along Dolores Street in front of the project building in order to comply with Section 143 of the Planning Code. The four street trees along Market Street in front of the project site would remain, and two new trees would be planted, for a total of six trees on Market Street in front of the proposed project building. On 14th Street, the two existing trees would be replaced and two new trees would be added, for a total of four trees on 14th Street.

The Planning Department is considering improvements to the sidewalks and travel lanes on Market, Dolores, and 14th streets adjacent to the project site. These off‐site improvements are analyzed as a variant of the proposed project. They would involve widening the sidewalks adjacent to the project site in order to create bulb‐outs on both the east and west sides of the Market and Dolores Street corner; extending the Dolores Street median at Market Street and at 14th Street; straightening the crosswalk across Market Street on the west side of Dolores Street; extending the eastbound bike lane at the intersection of Market and Dolores Street; eliminating the existing eastbound right‐turn only lane from Market to Dolores Street; and eliminating one travel lane in each direction on Dolores Street, between Market and 14th streets. If the bulb‐outs are approved, two of the street trees proposed on Dolores Street as part of the project would be replaced with other landscaping.

The latest timeline calls for a month of demolition followed by eighteen (18) months of construction. And now "assuming that construction would begin in the 3rd quarter of 2011, the building would be ready for occupancy in the 1st quarter of 2013."

∙ Whole Foods Concerned About Market (Street), Delaying On Haight [SocketSite]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]

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

November 10, 2010

Whole Foods Concerned About Market (Street), Delaying On Haight

The parking and traffic concerns that are being blamed for torpedoing a Trader Joe's in the Castro are now front and center with respect to the planned Whole Foods at 2001 Market.

"They have a potential queuing problem," said Bill Wycko, the department's environmental review officer, referring to concerns that cars will be backed up and blocking traffic while waiting to get into the store's planned 60-space parking lot off Dolores Street.

"If they can't manage the queuing issue, paid parking would become a tool," he said.

"The issue is definitely something we're concerned about, especially as it can impose an unfair competitive burden on us compared to other stores in the area," said Adam Smith, Whole Foods' design and construction coordinator.

The 2001 Market Street project is scheduled to be presented to the Planning Commission next month. Assuming approval, the Prado Group plans to start construction on the development next fall which would enable the grocery store to open in 2012 and residential units fall 2012.

And while originally expected to open in time for the December holidays, it appears as though its opening of the Whole Foods at the corner of Stanyan and Haight has been pushed back to February 2011 as construction on the Cala conversion continues on.

∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Parking threatens to curb Whole Foods in Castro [SFGate]
∙ Whole Foods Here By End Of The Year As Cala Gutting Commences [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (61) | (email story)

It’s Down To San Francisco And The Port That Shall Not Be Named

According to the Chronicle, Valencia has slipped from contention to host the America's Cup in 2013, leaving just San Francisco and "an undisclosed Italian port" in the running to host.

∙ S.F. is 1 of 2 finalists to host America's Cup [SFGate]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]

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

North Beach Branch Library: No Landmark Status For You!

Ignoring the recommendation of San Francisco's Historic Preservation Commission, and siding with the recommendation of its Land Use and Economic Development Committee, yesterday San Francisco’s full Board of Supervisors voted 10 to 1 against landmark status for the North Beach Branch Library helping clear the way for the North Beach Library/Joe DiMaggio Playground Master Plan.

∙ With Whom Will San Francisco's Full Board Of Supervisors Side? [SocketSite]
∙ Split Decision For North Beach Branch Library Landmarking So Far [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

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

November 8, 2010

With Whom Will San Francisco's Full Board Of Supervisors Side?

While San Francisco’s Historic Preservation Commission voted to recommend landmark status for the North Beach Branch Library, last week San Francisco’s Land Use and Economic Development Committee voted against recommending the designation.

Tomorrow, it’s up to San Francisco’s Board of Supervisors to decide with whom they’ll side. And of course, what will or will not be built in the current library's place:

∙ Split Decision For North Beach Branch Library Landmarking So Far [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ Library Landmarkings On The Land Use Agenda This Afternoon [SocketSite]
∙ Landmark Designation of 2000 Mason Street (North Beach Branch Library) [sfbos.org]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (15) | (email story)

Pier 70 Deadline Extended (Prior To Any Punking)

We’re trying not to read too much into it, but today the Port of San Francisco extended the deadline for developers to respond to a Request for Qualifications to develop San Francisco’s Pier 70 Waterfront Site from November 18 to December 13, 2010.

If we should be reading into it and you have the inside scoop, pass it along. And hey, at least they extended the deadline before it had passed (and punking a development team in the process) this time around.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (0) | (email story)

500 Terry Francois Boulevard Headed For Foreclosure

While the market is abuzz over Salesforce.com’s acquisition of 14 Mission Bay acres with plans to build 2 million square feet, it’s a plugged-in tipster that notes the never occupied and LEED Certified 280,964 square foot building at 500 Terry Francois Boulevard ("On the Waterfront in Mission Bay") is scheduled to hit the courthouse steps this Friday.

Financed with a $90 million construction loan which was sold to a private equity group for $52.5 million earlier this year, foreclosure proceedings have begun against the building’s owners (CB Richard Ellis Investors) with $93,514,916.79 now due.

Zynga had nearly inked a lease for the majority of the building last year. And according to the San Francisco Business Times, Dolby has (had?) been circling the property.

∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ S.F. market tightens for tech tenants [San Francisco Business Times]

Posted by socketadmin at 6:00 AM | Permalink | Comments (4) | (email story)

November 5, 2010

The Prices For Hayes Valley Parcels H And J

As we wrote last month:

In addition to the City’s sale of 909 Tennessee (the next tour of which will be October 12 at 2 pm), two of the City's Octavia Boulevard parcels are on the block and seeking bids.

The minimum bid for the 11,275 square foot Parcel H on the southwest corner of Gough and Grove is $2,950,000 while the minimum bid for the 17,398 square foot Parcel J on the north side of Hayes between Gough and Octavia is $4,450,000.

Sealed bids on the two parcels are due by October 26. Both parcels are zoned for mixed use housing under the Market Octavia Plan.

Parcel H ended up selling for three million while Parcel J sold for five. And with respect to 909 Tennessee, its last open house is scheduled for Tuesday, November 9 at 2:00 PM.

∙ Seeking Bids Brought To You By The Letters H And J [SocketSite]
∙ 909 Tennessee Scoop: Spruced Up And Soliciting "Fire Sale" Bids [SocketSite]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Invitation to Bid: Parcel H (Block 0793/103) [sfgsa.org]
∙ Invitation to Bid: Parcel J (Block 808/039) [sfgsa.org]
∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (1) | (email story)

November 4, 2010

Back On Edinburgh An Apple Is Picked And Sales Stats Are Compared

The sale of 458 Edinburgh in the Excelsior closed escrow on 10/19 with a reported contract price of $528,000 ($422 per square foot). Call it 6 percent "over asking!" but 31 percent under its comp setting price of $770,000 ($616 per square foot) in 2005 for the single-family home with a "refinished kitchen, granite counter tops, [and] redwood cabinets."

The median price per square foot for single-family homes in zip code 94112 is currently running around $407 per square foot, down 8 percent from 2009, down 28 percent from a 2006 peak, and back to just above 2003 levels.

In terms of sales volume, in 2009 the zip code saw 446 sales last year and a peak of 463 in 2004, so far in 2010 the closed sales count is 271 which should end the year just under the count of 303 in 2002.

∙ Back On Edinburgh (And In The Excelsior) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (0) | (email story)

November 3, 2010

1645 Pacific Avenue Take Two (And Planning) Tomorrow

Continued from the meeting last week, the proposed development at 1645 Pacific Avenue is back in front of San Francisco’s Planning Commission tomorrow seeking certification of its Environmental Impact Report (EIR) and Conditional Use Authorization to build.

The proposal is to demolish an existing building containing automotive repair and parking uses and a portion of another automotive repair building, and to construct a new six-story over basement building containing approximately 39 dwelling units [(reduced from 48)], 41 off-street parking spaces [(reduced from 49)], and approximately 3,200 square feet of groundfloor commercial uses.

The mix of dwelling units includes 6 junior one-bedroom units, 1 one-bedroom unit, 29 two-bedroom units, and 3 three-bedroom units.

The site as it currently (more or less) appears:

Other items on Planning’s agenda, a proposed ordinance to increase affordable housing requirements in the SoMa Youth and Family Special Use District (an area roughly bounded by Natoma, Harrison, Fourth and Seventh streets), a presentation of the latest Parkmerced development proposal, and a few requests to review neighbors’ applications to expand.

From a neighbor's request to review one such expansion project in the Marina: "The applicant has responded with arrogance and hostility to all neighbors." And note the Planning Department recommends voting against the aforementioned ordinance.

∙ San Francisco Planning Commission Agenda: November 4, 2010 [sf-planning.org]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Pagoda Theater Preview (And Signs Of Progress All Around) [SocketSite]

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

November 2, 2010

Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet

Salesforce.com has acquired the undeveloped portions of Mission Bay lots 26 and 27 and all of Mission Bay lots 29-34, a total of 14 South Mission Bay acres, from Alexandria Real Estate Equities for $278 Million with the intention of building a nearly 2 million square-foot campus, four times its current square-footprint in San Francisco.

Two of the acquired lots are directly across the street from UCSF’s new Mission Bay Medical Center which is now under construction, thanks in large part to a $100 million donation from Salesforce.com founder Marc Benioff.

∙ An Overview Of Mission Bay [SocketSite]
∙ The (Incomplete) Conceptual Massing For SF’s Mission Bay [SocketSite]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (58) | (email story)

Split Decision For North Beach Branch Library Landmarking So Far

While San Francisco’s Historic Preservation Commission voted to recommend landmark status for the North Beach Branch Library, yesterday San Francisco’s Land Use and Economic Development Committee voted against the designation. It’s not now up to San Francisco’s full Board of Supervisors to decide.

∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ Library Landmarkings On The Land Use Agenda This Afternoon [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (2) | (email story)

November 1, 2010

BRT (Bus Rapid Transit) Funding SNAFU (Or SOL?) In SF

From the Examiner with respect to plans for Bus Rapid Transit (BRT) in San Francisco:

Two planned projects to install swift-moving buses on Geary Boulevard and Van Ness Avenue are underfunded by as a much $235 million.

The San Francisco Municipal Transportation Agency, which operates Muni, wants to install bus-rapid transit vehicles on the two thoroughfares as a way to increase speed and efficiency and make public transportation a more attractive option on the congested corridors. The BRT vehicles (a hybrid of sorts between light-rail trains and Muni trolley buses) would travel on dedicated transit lanes and would receive signal priority at intersections.

However, the BRT proposal for Van Ness Avenue is facing a funding shortfall of $15 million to $80 million, and the one on Geary Boulevard has a gap of $115 million to $155 million, according to the SFMTA, which will make a presentation on the project at its Board of Directors meeting Tuesday.

With funding the Van Ness BRT line would be up and running in 2015, the Geary BRT line by 2016. Without funding, well...

∙ Bus rapid transit projects facing major funding shortfalls [SFExaminer]

Posted by socketadmin at 1:15 PM | Permalink | Comments (13) | (email story)

2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed

Speaking of the Historic Preservation Commission, on Wednesday the Commission will review and comment on an application to demolish the vacant 20-foot tall commercial building at 2652 Harrison constructed circa 1939 and replace it with a new 40-foot-tall building of four stories with 20 dwelling units over parking for 17 cars.

The proposed project is subject to the Eastern Neighborhoods Area Plan Interim Permit Review Procedures for Historic Resources in effect until such time as the Historic Preservation Commission adopts the forthcoming Historic Resources Survey.

All proposed new construction that would result in an increased building envelope with a height exceeding 55 feet, or an increased building envelope with a height 10 feet greater than an adjacent building constructed prior to 1963 shall be forwarded to the Historic Preservation Commission for review and comment during a regularly scheduled hearing with any comments to be forwarded to the Planning Department for incorporation into the project’s final environmental evaluation document.

The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 2650 and 2660 Harrison Street, both of which were constructed prior to 1963.

As the site more or less appears today (and has for quite some time):

∙ 2652 Harrison: Request for HPC Review and Comment [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

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

Library Landmarkings On The Land Use Agenda This Afternoon

With San Francisco’s Historic Preservation Commission having voted to recommend the landmarking of both the Marina Branch (1890 Chestnut) and North Beach Branch (2000 Mason Street) libraries, it’s on San Francisco’s Land Use and Economic Development Committee agenda for this afternoon.

Proponents and opponents of the North Beach Library/Joe DiMaggio Playground Master Plan take note.

∙ Landmark Designation of 1890 Chestnut Street (Marina Branch Library) [sfbos.org]
∙ Landmark Designation of 2000 Mason Street (North Beach Branch Library) [sfbos.org]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (3) | (email story)

October 29, 2010

Three New "Parklets" (And Six Fewer Parking Spaces) Approved

Three new temporary two-space "parklets" were approved yesterday, two on either side of 24th Street between Vicksburg and Sanchez and Noe and Sanchez and a third on Columbus between Grant and Union.

The dual Noe parklets are more or less in lieu of the Noe Valley Plaza project which also managed to divide the street. Perhaps the two parklets can be divided into dueling camps complete with rousing shouting matches back and forth.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ Parklets for Noe, North Beach approved [SFExaminer]
∙ Proposed Noe Street Plaza DOA [SocketSite]
∙ Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley [SocketSite]

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

October 28, 2010

5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon

San Francisco’s first Fresh & Easy should be open by April (if not March) 2011 and a Bayview outpost of Limon and a Crossroads Café should soon follow along with a third (possibly a Brown Sugar Kitchen), all at the base of 5800 Third Street.

As plugged-in people know, the "coming soon" flags started flying at 5800 Third in May, and the sales office has been open for a little over a month with 20 of the 137 Phase One condos in contract and the first closings in just a few weeks.

One bedrooms are listed from $339,000 with two-bedrooms (75 of the 137 units, all with two baths) starting at $383,000 for a little over a thousand square feet and three bedroom townhomes with three baths and 1,564 square feet from $539,000 (three-bedroom flats with two baths are priced from $479,000).

All units come with a deeded parking space in the garage. And the finishes and amenities (dog washing station with hot water anyone?) are nicer than many might expect (although the flooring is laminate).

∙ 5800 Third Street Lets Its For Sale Flag Fly [SocketSite]
∙ 5800 Third Street: Floor Plans | Gallery [5800third.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (12) | (email story)

October 27, 2010

Pagoda Theater Preview (And Signs Of Progress All Around)

In addition to the proposed rehabilitation and expansion of David Ireland’s 500 Capp Street, and a vote on the proposed 48-unit development at 1645 Pacific, the long shuttered North Beach Pagoda Theater is back in front of San Francisco's Planning Commission tomorrow afternoon.

With authorization to convert the dilapidated theater into 18 condos over ground floor commercial and 27 parking spaces approved by the Planning Commission nearly two years ago, the project sponsors are now requesting an amendment to change their Affordable Housing Requirement from constructing 4 off-site BMR units to paying an in-lieu fee.

With respect to the re-development as proposed:

New openings will be introduced on all elevations to allow for a residential use on the upper floors. A courtyard will be inserted on both the north and south elevations in order to provide additional light, air, and open space to the residential units.

The ground floor will contain a residential entrance and offstreet parking entrance and two retail commercial spaces – a 1,000 square foot space, and a space for La Corneta restaurant, of approximately 4,000 square feet but less than 3,999. The project does not propose any expansion of the existing building envelope.

The Planning Department recommends approval of the project and we’ll happily note the second floor bay windows have been removed from the latest rendering (while also noting that as a condition of approval, "The project sponsor shall continue to work with Planning Department staff on the details of the design of the project").

The prior rendering for reference:

∙ The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp [SocketSite]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
∙ San Francisco Planning Commission Agenda: October 28, 2010 [sf-planning.org]
∙ North Beach Pagoda Theater Plans Approved By Planning, But... [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (16) | (email story)

T-Minus Two Days (And A Decade In The Making) For Lowe’s In SF

After an eight year battle to build a Home Depot on the former Goodman Lumber site, Lowe’s swooped in and signed a lease. And now a year and a half later, it’s just T-minus two days until the Lowe’s on San Francisco’s Bayshore Boulevard opens its doors on Friday.

∙ Home Depot Bayshore (San Francisco): Let’s Get Ready To Rubble! [SocketSite]
∙ Home Depot "You Can Do It We Can Help" Irony: Lowe’s Now In Line [SocketSite]
∙ Let’s Build Something (On Bayshore) Together: Lowe’s Signs A Lease [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (19) | (email story)

October 26, 2010

The Building Of UCSF’s New Mission Bay Medical Center Is Underway

Having started clearing the site long ago, today the ground was officially broken for UCSF’s Mission Bay Medical Center. Once again, if all goes as planned, the new facility should be ready for operations in 2014. And an old aerial for perspective:

∙ Making Way For UCSF’s New Mission Bay Medical Center [SocketSite]
∙ UCSF Mission Bay Medical Center Project Costs Down, Donations Up [SocketSite]
∙ The Designs And Timing For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (15) | (email story)

October 21, 2010

Making Way For A Single-Family/Bedroom On Sanchez

Speaking of Sanchez, it’s a plugged-in tipster that first notices the excavation of 4001 20th Street which fronts Sanchez.

A three-story single-family home over a garage is slated for the site. And if our tipster is correct, it’s going to be a one-bedroom on the third level with kitchen, living room, and big city views on the fourth (no word on the second, but a media room comes to mind).

According to our tipster it’s not a spec home nor a home that "Google built" (okay, so Apple we hear). Now's your chance to liberate the plans and fill in the blank(s).

UPDATE: Architect (Craig Steely) and renderings identified, it’s "Peter’s House" rising:

The design incorporates "a system of moveable louvers (built from reclaimed lumber sourced from the San Francisco Presidio) to regulate openness and privacy" to the north.

∙ Apples To Apples The "Charming" Single-Family At 1610 Sanchez Falls [SocketSite]
∙ Peter’s House [craigsteely.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (48) | (email story)

Trader Joe’s Reportedly "Outed" From The Castro Over Traffic

Last stymied by Radio Shack, it now appears that Trader Joe’s has given up on opening a Market and Noe Center (2280 Market) store due to "irresolvable traffic issues" and subsequent parking requirements which were being imposed by the Planning Department.

Supervisor Bevan Dufty, who represents the Castro, said he was not made aware of Trader Joe's decision when he met with company officials three weeks ago. However, he was told that a condition imposed by the city's Planning Department on Trader Joe's - that it would have to charge for parking at a nearby lot, in order to dissuade shoppers from making short driving trips to the store - was a "deal breaker," according to Dufty.

No official word on what this means for the Market and Noe Center whose owner was quoted last year as noting "nearly three years with no anchor tenant, a huge mortgage, the building on the verge of being lost, resources exhausted, and hope fading" prior to announcing Trader Joe's would save the day.

∙ Trader Joe's In The Castro Currently Stymied By A Shack [SocketSite]
∙ Trader Joe's move to Castro on hold [SFGate]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (99) | (email story)

October 18, 2010

The South Mission Historic Thirteen (And 988)

The Planning Department’s recently completed South Mission Historic Resource Survey of 3,752 individual properties within the roughly 100 block square bounded by 20th Street, Cesar Chavez, Potrero Avenue and Guerrero is up for adoption by San Francisco’s Historic Preservation Committee this week.

The Survey identities 988 potentially historic properties and 13 historic districts as outlined in red above and linked to in detail below:

∙ Shotwell Street Victoriana Historic District
∙ South Mission Avenues and Alleys Historic District
∙ East Mission Florida-to-Hampshire Streets Historic District
∙ Horner's Addition East Historic District
∙ Gottlieb Knopf Block Historic District
∙ Von Schroeder-Welsh Block Historic District
∙ 23rd Street Shops and Row-Houses Historic District
∙ Alabama Street Pioneers Historic District
∙ Hampshire Street False-Fronts Historic District
∙ Olsen’s Queen Anne Cottages Historic District
∙ Juri Street Historic District
∙ O’Donnell-Fowler Homes Historic District
∙ Orange Alley Stables and Lofts Historic District

The South Mission Historic Resources Survey was conducted in order to provide information on the location and distribution of historic resources within the Eastern Neighborhoods Mission Area Plan for the purposes of long-range policy planning.

The survey also provides information for use in permit processing, environmental review, and making recommendations for official nominations to historic registers.

∙ South Mission Historic Resource Survey [sf-planning.org]
∙ South Mission Historic Resources Survey Summary [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (17) | (email story)

October 15, 2010

One Small Step For San Francisco’s Central Market District…

With a vision of renewing San Francisco’s Central Market neighborhood through a series of small “actionable, scalable and sustainable” steps, on Wednesday the public was invited to a presentation of one such idea: the adaptive reuse of kiosks that dot the neighborhood.

With concepts ranging from cycle stations, to artist stations, to pop-up cafes, the thought is that the kiosks would serve to put more feet and eyes on the street while leveraging an asset that’s already in place.

We’ll keep you plugged-in.

∙ Designing A Better Central Market Meeting This Afternoon [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (26) | (email story)

October 13, 2010

Designing A Better Central Market Meeting This Afternoon

From HOK Architects this morning:

HOK has been spearheading an effort to revitalize the Central Market district over the last month, in collaboration with the Central Market Community Benefit District, Flack and Kurtz, Public Architecture and AIA San Francisco. This is an invitation for interested residents of San Francisco to attend our presentation being held today, October 13th 2010, at 5.30 PM to hear ideas for revitalization, and weigh in with their thoughts.

The meeting will be held at Public Architecture’s offices at 1211 Folsom Street, fourth floor.

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

October 7, 2010

From Gas Station To Condos And North Beach Library Hearing Tonight

Amongst other items in front of San Francisco’s Planning Commission this afternoon, a vote on the proposed 27-unit development at 2559 Van Ness and Filbert as rendered above and for which the Planning Department recommends approval, and an informational presentation on San Francisco’s Better Streets Plan.

And scheduled for 6 pm tonight, it’s the public hearing on the Draft Environmental Impact Report for the North Beach Library and Joe DiMaggio Playground Master Plan.

Bring plenty of popcorn and be sure to report back.

∙ San Francisco Planning Commission Calendar: October 7, 2010 [sf-planning.org]
∙ Fill'er Up (With Condos) At Van Ness And Filbert As Proposed [SocketSite]
∙ Better Streets San Francisco: Neighborhood Meetings [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (5) | (email story)

October 5, 2010

Six Of Sixty-Five Bank-Owned In Bernal Including Two On Banks

Out of 65 listed single-family homes, condos and TICs in Bernal Heights six are currently identified as bank-owned (and an additional ten short sales) including 330 and 726 Banks.

And then there’s 349 Banks which, despite touting a "Motivated seller!" and "Huge price reduction!" from $724,000 to $669,000 six months ago, remains on the market after 358 days.

∙ Listing: 330 Banks (1/1) 760 sqft - $534,900 [MLS]
∙ Listing: 349 Banks (2/2) 1,652 sqft - $669,000 [Redfin]
∙ Listing: 726 Banks (3/2) 1,509 sqft - $498,900 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (54) | (email story)

It's The Joseph And Joe Show At San Francisco’s HPC This Week

In front of San Francisco’s Historic Preservation Commission (HPC) tomorrow afternoon, an application to rehabilitate the Joseph D. Grant Building at 1095 Market Street along with a plan to convert the eight-story steel frame building designed by Newton Tharp and clad in pressed brick and brownstone terra cotta from office use to a hotel/hostel with up to 94 rooms and a restaurant, bar, and nightclub.

Also in front of the HPC this week, requests to add 150 Otis and 116 New Montgomery to the National Register of Historic Places and a public hearing on the Draft Environmental Impact Report for the North Beach Library/Joe DiMaggio Playground Master Plan.

∙ 1095 Market Street: Permit to Alter Case Report [sf-planning.org]
∙ San Francisco Historic Preservation Commission Calendar: 10/6/10 [sf-planning.org]
∙ 150 Otis: Details For Redevelopment Into "Veterans Commons" [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

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

San Francisco's Great Blue Greenway Vision And Interconnected Plans

As developers have until November 18 to decide whether or not to throw their hats into the ring with respect to San Francisco’s Pier 70, the Port reminds us of their vision for a series of interconnected waterfront parks lining the bay known as the Blue Greenway Project.

The Blue Greenway vision for Pier 70 includes picnic areas, a plaza or amphitheater, a multi-use green with viewing platforms, and perhaps a fishing pier and playground while the vision for Warm Water Cover at the end of 25th Street to the south (and to which Pier 70’s greenway could connect) includes includes acres of new vegetation, furnished picnic grounds, and even a potential off road bicycling (BMX) track or skate park.

Click either image to enlarge.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Blue Greenway Planning and Design Guidelines [sf-port.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (2) | (email story)

October 4, 2010

A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed

While the designs for a cluster of Renzo Piano-designed ultra-thin towers at the corner of First and Mission may have fallen by the wayside, plans for building upon the seven parcels a.k.a. 50 First have not as Marcus Heights, LLC, proposes to demolish four existing structures and develop three SOM designed towers ranging in height from 184 to 915 feet with solar/wind energy collection features atop.

The project site, comprising seven parcels, and portions of Elim Alley and Jessie Street, is approximately 56,860 square feet in size. All lots are within Block 3708 and include 50 First Street, 62 First Street, 76‐78 First Street, 88 First Street, 512 Mission Street, 516 Mission Street, and 526 Mission Street; the three parcels with addresses on Mission Street are currently vacant.

The three proposed towers would accommodate a mix of office (approximately 1.25 million square feet), residential (about 182 dwelling units), retail (approximately 43,000 square feet), and hotel (about 266 rooms) use, along with a 15,000‐square‐foot entertainment venue (performance theater), five levels of below grade parking (about 310 spaces), off‐street loading spaces, and publicly accessible open space.

Tower One would front on First Street and would span the portion of Jessie Street that runs through the project site. The 64‐story building would be 850 feet tall to the roof (915 feet tall to the top of the parapet and solar/wind energy collection features), and would include an 83‐foot tall base that would also have frontage on Stevenson Street, where the proposed performance theater would be located. The building would contain approximately 43,000 square feet of retail and the 15,000 sf performance theater on levels one through three. Mechanical space would occupy the topmost story. The remaining 60 stories would provide approximately 1.25 million square feet of office space. The tower would span the easternmost portion of Jessie Street, which would be closed to vehicular traffic and converted into a 20‐foot‐tall public pedestrian passageway (Jessie Street Galleria) flanked by retail space and lobbies serving the office use. The First Street frontage, moving from north to south, would include the theater entrance, office lobby, entrance to the Jessie Street Galleria, second office lobby and a retail store. The Stevenson Street frontage would include retail space and a garage/loading dock driveway separated by an open pedestrian entry to the interior passageway linking Stevenson Street, Mission Street and First Street via the proposed Jessie Street Galleria. An approximately 5,100‐square‐foot publicly accessible roof terrace would be developed atop the 83‐foot tall theater, fronting on Stevenson Street.

Tower Two would front Mission Street and Ecker Place. The 56-story building (605 feet to the roof, 640 feet to the top of the parapet) would include residential and hotel uses above the ground-floor entrances and two levels of hotel service space. Approximately 266 hotel rooms would be located on floors four through 22 and approximately 160 residential units would occupy levels 23 through 55. A mechanical level would occupy floor 56. The ground floor would include a hotel entrance, a residential lobby on Ecker Place, and a retail space at the corner of Mission and Ecker. The hotel lobby would be on the second floor, and hotel function space would occupy level 3. Publicly accessible open space would occupy the set back area between Tower Two and the Mission Street and Ecker Place property lines.

Tower Three would be located at the northwest corner of Mission and First Streets. This 15-story, 174-foot tall building (184 feet tall to the top of the parapet), would include retail space and a residential lobby on the ground floor and 22 residential units on the upper levels. Tower Three would be separated from the rest of the proposed project by a “T” shaped parcel (84 First Street) that is not under the control of the project sponsor and not included in the project site.

The project as proposed would either require approval of the proposed Transit Center District Plan and accompanying rezoning with respect to increased height limits or a site-specific amendment of the Planning Code and General Plan height maps by way of the Board of Supervisors upon recommendation from the Planning Commission.

Next step, the preparation of an environmental impact report (EIR).

∙ Proposed Piano Parcels (Including 50 First Street) On The Market [SocketSite]
∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

October 1, 2010

Seeking Bids Brought To You By The Letters H And J

In addition to the City’s sale of 909 Tennessee (the next tour of which will be October 12 at 2 pm), two of the City's Octavia Boulevard parcels are on the block and seeking bids.

The minimum bid for the 11,275 square foot Parcel H on the southwest corner of Gough and Grove is $2,950,000 while the minimum bid for the 17,398 square foot Parcel J on the north side of Hayes between Gough and Octavia is $4,450,000.

Sealed bids on the two parcels are due by October 26. Both parcels are zoned for mixed use housing under the Market Octavia Plan.

∙ 909 Tennessee Scoop: Spruced Up And Soliciting "Fire Sale" Bids [SocketSite]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Invitation to Bid: Parcel H (Block 0793/103) [sfgsa.org]
∙ Invitation to Bid: Parcel J (Block 808/039) [sfgsa.org]
∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

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

September 30, 2010

QuickLinks: Term Sheet For San Francisco's Bid For America’s Cup

∙ Term Sheet For Hosting 34th America’s Cup In San Francisco [oewd.org]
∙ Mayor Newsom's America’s Cup Term Sheet Summary Memorandum [oewd.org]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (0) | (email story)

September 27, 2010

The Traffic They Are a-Changin' Into And In The Presidio

Speaking of the Presidio Belles and Landmark redevelopment:

On October 1, 2010 the Presidio Trust will implement the long-planned traffic circulation changes for the Public Health Service District (PHSD). The gate at 14th Avenue will be re-opened and will serve as the vehicular entrance to the district. At the 14th Avenue Gate, traffic flow will become one-way entering the Presidio, and at the 15th Avenue Gate, traffic flow will become one-way exiting the park.

A contraflow bike lane on 15th Avenue will allow cyclists to continue to enter via the 15th Avenue Gate. The traffic flow on 14th and 15th Avenues between Lake Street and the gates will continue to be two-way, and access to homes on these City blocks from Lake Street will be unchanged.

A public meeting on the proposed changes to Battery Caulfield Road will be held on 10/5.

∙ Will The Presidio Belles Toll For Thee? [SocketSite]
∙ Presidio Landmark Building 1801 Recovering Nicely From Wingectomy [SocketSite]
∙ Will There Be A(nother) Battle Over Battery Caulfield Road? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (0) | (email story)

September 24, 2010

From Auto Parts To Whole Foods (And Apartments) On Ocean Avenue

It’s official, Whole Foods has inked a deal to occupy 26,000 square feet of ground-floor retail beneath the 173-unit Avalon Bay development in the works at 1150 Ocean Avenue.

If all goes as planned, the new Whole Foods should be open within the next two years.

∙ Whole Foods signs for sixth S.F. market at new project [Business Times]
∙ 1150 Ocean Avenue Prepares To Break Ground [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (18) | (email story)

September 23, 2010

Sixth Street Corridor Stumbles

A new police substation on Sixth between Market and Mission should help but won’t be operational until 2011. At the same time, a sharp uptick in crime over the past few months appears to be threatening Sixth Street's advances over the past few years.

∙ Sixth Street crime up; new businesses struggle [SFGate]
∙ Sixth Street "Shooers" Hit The Corridor This Month [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (38) | (email story)

Fresh & Easy San Francisco In The Outer Richmond By Early Next Year

"Fresh & Easy, an offshoot of the British supermarket chain Tesco PLC, is planning to open its first San Francisco site, in the Outer Richmond District [at Clement and 32nd Avenue], 'early next year,' said Brendan Wonnacott, a Fresh & Easy spokesman.

That is in addition to its previously announced intention to set up shop in the Bayview district and is part of a slew of Bay Area openings slated for next year, in Hayward, Concord, Danville, San Jose, Sunnyvale and Napa."

∙ Wal-Mart has Fresh & Easy competition in S.F. [SFGate]
∙ Not Quite So Easy (And A Little Less Fresh For Now) [SocketSite]

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

September 20, 2010

San Francisco's Draft Elementary School Attendance Area Map

The final map won’t be released until Wednesday, and there are a few amendments in the works, but as a plugged-in tipster notes, the new draft map for elementary school attendance area boundaries in San Francisco has been released.

In the words of our tipster:

Overall, it looks like a pretty good map. Not too much gerrymandering.

Still, I can't help but wonder how residents at San Jose & 24th are feeling about the new "neighborhood schools." The realtors say they live in Noe Valley, but their kids will be going to Chavez Elementary. (And if the board proceeds with the middle school feeder plan, they'll be at Horace Mann Middle School with the kids from Webster and King Elementary.) Looks like the 26th Streeters had a better lobby.

And as it relates to real estate: SocketSite Gets Schooled By A Plugged-In Reader.

∙ SocketSite Gets Schooled By A Plugged-In Reader [SocketSite]
∙ Map: Draft Elementary Attendance Areas [sfusd]
∙ Summary of Amendments to Draft Attendance Areas [sfusd]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (8) | (email story)

When Acronym’s Attack: CPMC’s LRDP EIR Hearing This Thursday

Published in July, and as plugged-in people knew to expect, the Planning Commission’s public hearing for the Draft Environmental Impact Report (EIR) for California Pacific Medical Center’s (CPMC) Long Range Development Plan (LRDP) is this Thursday (9/23).

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ Planning Comission Special Meeting: CPMC's Development Plan EIR [sf-planning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (14) | (email story)

September 16, 2010

EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed

On October 21, San Francisco's Planning Commission will review the Draft EIR for the proposed 350 Mission Street project plugged-in people have long known was in the works.

The site is [currently] occupied by a four-story, approximately 60-foot-tall, 95,000-square-foot building that is largely occupied by Heald College, with ground-floor retail space. No off-street parking or loading spaces are provided within the existing building on the site.

The proposed project would consist of a 24-story, approximately 375-foot-tall office tower (including 20-foot-tall rooftop mechanical area) with office uses occupying approximately 356,000 square feet. The floor area ratio would be 18:1. The 50-foot-tall ground floor, incorporating a mezzanine, would provide about 6,600 square feet of retail and restaurant space, along with 6,960 square feet of publicly accessible indoor open space in an “indoor park,” as set forth in the San Francisco Planning Code and Downtown Plan.

Vehicle and freight loading access would be via a driveway on Fremont Street on the northwest corner of the site, and would include two full-size and two service-vehicle loading spaces; 61 parking spaces on three basement levels (including three spaces for shared electric vehicles with battery charging capability); and 64 bicycle parking spaces.

The combined ground floor and mezzanine levels would be the project’s primary distinguishing feature in terms of articulation and materials. At the corner of Mission and Fremont Streets, the ground floor and mezzanine together would serve as an approximately 50-foot-tall atrium, large portions of which would be open to the sidewalk in good weather.

Publicly accessible open space would be located on both the ground floor and mezzanine, and the atrium would have large expanses of clear glass. Behind the glass columns would rise the full height of the atrium. A glazed, oval-shaped enclosure near the southeast corner of the atrium would house retail space on the ground floor and a dining/conference room at the mezzanine level. Above the atrium, the project would be clad in a glass curtain wall.

Comments on the project will be accepted by the Planning Department up until Monday, November 1 after which a compendium of Comments and Responses will be published. Based on comments already received, "potential areas of controversy and unresolved issues" for the project already include:

[C]umulative construction effects; cumulative shadow and wind impacts, including cumulative effects related to projects having been granted bulk exceptions; shadow and wind impacts on the project’s own open space; consistency with the proposed Transit Center District Plan; displacement of Heald College; visual effects concerning blockage of the sky; economic impacts of housing demand generated by the project; construction noise; the adequacy of open space; LEED certification versus City requirements for energy and water conservation and other “green” features; seismic effects; flooding potential as a result of anticipated sea level rise; and effects related to potential soil and groundwater contamination.

If only they were kidding. But assuming all is resolved, construction at an estimated cost of $85 million is expected to take 22 months with occupancy as early as late 2012.

∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ 350 Mission: Draft Environmental Impact Report (DEIR) [sf-planning.org]

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

September 15, 2010

CityPlace EIR Approved Appealed Approved!

San Francisco’s Board of Supervisors voted unanimously to deny an appeal and certify CityPlace’s Environmental Impact Report (EIR). The one concession, a parking tax of 20 cents per car to pay for traffic safety improvements around the project.

∙ The Appellants And Text Behind The Appeal Of CityPlace's Approval [SocketSite]
∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (14) | (email story)

Noe Valley's 1420 Douglas Closes At 26 Percent Under Its 2007 Price

As we wrote in March 2008:

Another plugged-in reader already stole our thunder (and pretty much all our lines), but to sum it all up: 1. Eight months ago 1420 Douglass was purchased for $1,945,000 ($250,000 over asking); 2. Two months ago it returned to the market with a list price of $2,095,000 (and a few "I don't think it will be on the market for very long" type comments); and 3. Last night the list price was reduced $100,000 (5%).

As we added this past July:

The property failed to sell in 2008, and as a plugged-in reader noted last month, 1420 Douglass was foreclosed upon on June 7, 2010. Back on the market today and listed for $1,595,500 (18 percent under its 2007 comp setting price).

And as we reported yesterday, the resale of 1420 Douglass has closed escrow with a reported contract price of $1,440,000. That's 26 percent under the 2007 sale price for the remodeled Noe Valley home, a sale which was used as a "comp" to support the sale prices of other single-family homes at the time.

∙ Another Look At 1420 Douglass (And A Reader's "Lazy Noe Indicator") [SocketSite]
∙ Not Overheard Everyday (Again): Five Months After Closing, It’s Back [SocketSite]
∙ Not Overheard Everyday: Don’t Hit Your Head On The Fireplace [SocketSite]
∙ Fireplace, Foreclosure And Figurative Fireworks Over (In) Noe Valley [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (38) | (email story)

September 13, 2010

CityPlace And Pet Food Express Appeals On Tap For Tomorrow

Delayed due to a technicality, the appeal of the Planning Commission’s Environmental Impact Report (EIR) approval for the proposed CityPlace at 935-965 Market will now be heard by San Francisco's Board of Supervisors and general public tomorrow afternoon.

Also on tap for tomorrow’s meeting, an appeal of the Planning Commission’s decision to grant a conditional use permit to Pet Food Express to take over the shuttered Hollywood Video space at 3150 California Street. Woof.

∙ The Appellants And Text Behind The Appeal Of CityPlace's Approval [SocketSite]
∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

September 7, 2010

The Lines On Linden Have Been Blurred, The Benches Coming Soon

The cement has dried, the curbs are gone, and the lines between street and sidewalk at the eastern end of Linden have been "blurred." And according to a plugged-in tipster, benches will soon be in place, perhaps by the end of the week.

Once we have a completed "plaza" and a few weeks of adjustment and use, then we’ll judge as well. Until then, any and all comments on the Linden "land grab" thread.

∙ Land Grab On Linden? [SocketSite]
∙ A Building, Coffee and Movement That We Love In Hayes Valley [SocketSite]

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

8 Washington Street Project Proposal (And Renderings) Revised

San Francisco Waterfront Partner’s 8 Washington Street project website has been updated with their revised proposal and renderings in response to the Planning Department’s Northeast Embarcadero Study which has been recommended to the Port for adoption.

The revised proposal still yields 165 units, but the proposed building heights along the Embarcadero have been reduced while those along Drumm have been raised.

And yes, the SOM renderings for what is currently SWL 351 and the Golden Gateway Tennis & Swim Club have been refined and include 81,500 square feet of recreation and open space, an overall increase of 4% but a 31% decrease in private club square footage.

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ 8 Washington Revised Proposal (2010) [8washington.com]
∙ The Northeast Embarcadero Study [sf-planning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ 8 Washington: The City's Plan Which Nobody Seems To Love [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

One Percent Down In 2004 (And Perhaps More Down More Since)

In 2004, the Cow Hollow condo at 2382 Union sold for $759,000 and was purchased with a variable rate first mortgage for $599,200 and a fixed rate second mortgage for $149,800. Yes, that adds up to just over 1 percent ($10,000) down.

The two-bedroom unit without parking in 94123 is now back on the MLS as "bank-owned" (although we can’t confirm) asking $679,900 with a kitchen that has since been remodeled (with "stainless steel appliances") and a "wine cellar" in the works.

Speaking of condos in 94123 (which includes the Marina and Cow Hollow), so far in 2010 the median sale price weighs in at $1,200,000. That’s up 24 percent from 2009 ($965,000) and within just 2 percent of its peak to date of $1,219,000 in 2007!

Unfortunately, the median size of condos sold in 2010 (1,525 square feet) is also up over 20 percent from 2009 (1,270 square feet), up 12 percent from 2007 (i.e., the mix of sales has changed). And on a price per square foot basis, so far the median in 2010 ($760) is down 1 percent from 2009 ($768), down 17 percent from 2007 ($921).

In 2004 the median size was 1,290 square feet with a median sale price of $713 per square. Keep in mind that smaller units tend to yield higher per square foot prices.

∙ Listing: 2382 Union (2/2) 1,000 sqft - $679,900 [MLS]
∙ Medians Are Up, But Don’t Confuse That With Increasing "Prices" [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (24) | (email story)

September 4, 2010

The Pitch To Sail The America’s Cup Into San Francisco's Bay

San Francisco’s pitch to bring the next America’s Cup to The Bay includes providing the "free [use of] land and future development rights on the property in exchange for the America's Cup event authority paying $100 million to $150 million to shore up the piers, dredge the area around them, and install new breakwaters and utility lines."

At the center of it all, a proposed amphitheater at Piers 30-32 designed by Skidmore, Owings & Merrill to be covered by "a tensile net structure evocative of a sail that would allow diffuse light through but provide shelter from rain, wind and direct sun."

Teams would be based at Pier 50, event offices would occupy Pier 48, a temporary marina for mega-yachts would be built off the Brannan Street Wharf, and Pier 28 would become a media center.

The plan will soon be presented to San Francisco's Board of Supervisors for approval with City officials pledging to have the facilities ready for racing by the end of 2012.

∙ San Francisco's plan for hosting America's Cup [SFGate]
∙ Skidmore, Owings & Merrill LLP (SOM) [som.com]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (15) | (email story)

September 1, 2010

From The Flames Of St. Paulus The Free Farm Blooms

At the corner of Gough and Eddy where the St. Paulus Lutheran Church once stood before burning down in 1995, the Free Farm is now in full bloom. Founded this past January and true to its name, the farm has already grown and given away well over 1,000 pounds of fresh organic produce from the 1/3 acre parcel on loan from the Church.

It’s simply a sunny day shout out to the farm which is open Wednesdays and Saturdays from 10am-2pm for those seeking fresh produce or willing to lend a hand. Cheers.

∙ The Free Farm [thefreefarm.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (16) | (email story)

Planning Commission Poised To Let Them Eat Patxi’s Pizza On 24th

With Mi Lindo Yucatan having moved out a year ago and the space since remodeled and expanded to 2,495 square feet, San Francisco’s Planning Commission is poised to approve the conditional use authorization for Patxi’s Chicago Pizza to fill the vacant storefront at 4042 24th Street in Noe Valley.

Also in front of San Francisco’s Planning Commission tomorrow, a public hearing on the proposed 25-35 Dolores Street project and the conditional use authorization for a new doggy day care at 130 Turk in the Tenderloin.

UPDATE: A separate proposal to add a fourth floor, parking in the basement, and nine residential units on the three upper floors of 130 Turk is also making its way through Planning. Cat people will need not apply.

∙ 4042 24th Street Conditional Use Authorization [sf-planning.org]
∙ Growing Pains For Noe Along 24th [SocketSite]
∙ San Francisco Planning Commission Agenda: September 2, 2010 [sf-planning.org]
∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

Now Calling All Developers For San Francisco’s Pier 70

We first plugged our readers into the potential for a redeveloped "Pier 70" five years ago, and yesterday the official request for developer solicitations for the 69 acres of land bounded by Mariposa, Illinois, 22nd, and the San Francisco Bay hit the Port's website.

Previously known as the San Francisco Yard and the Bethlehem Steel Shipyard, Pier 70 is a 19th century ship building and repair facility, an important part of the maritime history of the San Francisco and the Bay Area. It is the most intact historic maritime industrial complex west of the Mississippi River and is significant for its role in the industrialization of the United States.

Ships built at Pier 70 served the United States military from the Spanish American War in the late 1800’s through the two World Wars and into the 1970’s. A portion of the site remains an active ship repair yard, able to repair the largest ships in the industry.

The stated objectives for the redevelopment of Pier 70 include: 1. Continued operation of the ship repair yard on approximately 17 acres; 2. Establishment of a Pier 70 National Register Historic District and the planned rehabilitation of approximately 700,000 square feet of historic buildings; 3. 3,000,000 square feet of new infill development compatible with the historic district predominately for job-creating uses such as office and technology space; 4. 6,000 – 8,000 new jobs in new and rehabilitated buildings; 5. Approximately 11 acres of waterfront open space and 9 acres of upland open space; and 6. Environmental remediation and infrastructure to support the Master Plan’s land uses.

And goals include creating a major new shoreline open space that extends the San Francisco Bay Trail and Blue Greenway to and through Pier 70, promoting development that is pedestrian-oriented and fosters use of alternative, sustainable transportation modes and practices, and extending the city street grid to enhance access and integrate Pier 70 with the Central Waterfront.

Proposals will be judged based on Approach (35 points), Experience (30 points), and financial Capacity (35 points) and are due by 3 p.m. on Thursday, November 18, 2010. Hopefully no developers will get punked Port style this time around.

∙ Pier 70 Rehabilitation [SocketSite]
∙ Pier 70 Area - Waterfront Site Developer RFQ [sfgov.org]
∙ Pier 70 Master Plan Summary [sfgov.org]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

August 31, 2010

North Beach Branch Library Landmark Resolution Poised For Adoption

Having already voted to recommend that the Board of Supervisors designate the North Beach Branch Library as a City Landmark in June, tomorrow San Francisco’s Historic Preservation Commission (HPC) is scheduled to review the resolution it’s poised to adopt and pass along to the Board.

Landmarking of the Library would have a significant impact on the master plan for the North Beach Library/Joe DiMaggio Playground project which is scheduled to be reviewed by San Francisco’s Planning Commission and public on October 7.

∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ Historic Preservation Commission Meeting Agenda: September 1, 2010 [sf-planning.org]
∙ North Beach Branch Library Draft Resolution [sf-planning.org]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

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

August 30, 2010

Land Grab On Linden?

Four years ago Loring Sagan (Sagan Piechota Architecture and Build Inc.) and David Winslow (Winslow Architecture & Urban Design) who both have offices on Linden were awarded a challenge grant of $100,000 by the City of San Francisco for a master plan to make Linden Street more pedestrian friendly.

As the execution of the master plan for Linden nears completion, however, not everyone is thrilled. From a reader who resides off Linden:

Now that the concrete curbs are pored, it's become clear that this pedestrian plaza was designed without any thought put into the existing driveways/garages that exit onto Linden, or the industrial users further up the street. I've spent the last two days watching my neighbors struggle through 12-point turns to access their homes -- it's only going to be worse when we have to navigate around pedestrians who don't realize they're loitering in the street because we've managed to "blur the distinction between the pedestrian and automobile realms and to create a unified space." That is poor urban planning -- period.

It's not an "outdoor living room". It's an alley -- a public street. An alley that people drive through, put their garbage bins in, and park trucks to deliver things to the light-industrial users. It's also one of the last blocks with free all-day parking in Hayes Valley, and you've managed to take away three more parking spaces (plus the one that blue bottle took, when you cut the curb to pretend they were just a driveway).

The primary (and possibly singular) goal of the project was obviously this: “When completed, Linden living alley will serve as a comfortable “great good place” for the habitual customers of Blue Bottle café.”

And it's going to do a very good job of that, at the expense of virtually every other user of this alley.

It should come as no surprise (considering the financial relationship between Blue Bottle and the architects involved in this project) that the neighbors' concerns were ignored in favor of providing greater benefit to Blue Bottle and their habitual customers. Blue Bottle is a tiny cart in a block-long mixed use street. It's also a relative newcomer here (2005), and has never made much of an effort to make nice with the residential neighbors nearby.

[It's worth noting that they went through the motions of soliciting input from the community when they were trying to get the permits in 2008, until the neighbors voiced the very concerns and objections that are now becoming realities. They made no effort to change the plans to alleviate our concerns -- just paid us lip service and thanked us for our feedback (which they ignored). All communication stopped when we refused to sign a document that would make us perpetually responsible for additional maintenance costs and liability.]

This entire project is really just an expansion of Blue Bottle, who will soon get the benefit of a rent-free plaza, owned by the city and used almost exclusively by their customers (if this weren't about Blue Bottle, it would be at the other end of the street, where it would logically connect with Patricia's Green and the impending pop-up spaces in the city-owned lots).

I predict tables and no more through traffic, within two years -- the complete elimination of this as a public roadway. That's great if you're running a cafe (permitted as a kiosk/cart), and want a place for your customers to sit...but it's not so good if you happen to have a 20 car garage that opens into someone's living room.

I can only hope that the residents of Ames and Sumner alleys have better luck than we did (or have alleys that are more suited to pedestrian-only use). Initially, we were excited by this project. It would clean up the alley, and probably make our home a more desirable place to live. Instead, it's only confirmed our fears about having to share an alley with professional property developers that own a cafe next door.

We’re not taking sides and keep in mind that the Proxy project at the other end of Linden is intended to be temporary. Regardless, if you’re lining up to buy a cup of coffee, get on the sidewalk. Standing in the street is more annoying (and dangerous) than hipster cool.

∙ A Building, Coffee and Movement That We Love In Hayes Valley [SocketSite]
∙ Sagan Piechota Architecture [sp-architecture.com]
∙ Winslow Architecture & Urban Design [winslowarchitecture.com]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (178) | (email story)

178 Townsend Funded While 72 Townsend Vows To Move Forward

Martin Building has scored a $32.4 million HUD insured construction loan to begin rebuilding 178 Townsend into the 94 rental units approved by Planning last year.

And while the developers of the 74-unit 72 Townsend filed for bankruptcy this past December, according to West Bay Builders President Paul Thompson they plan to move forward with the project and "appreciate MacQuarie Bank and their ability to work with us during these times of unprecedented economic challenges."

∙ Martin nabs $32.4M HUD loan for apartments [San Francisco Business Times]
∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ A Plugged-In Tipster Reports: 72 Townsend Is Now “Coming Soon” [SocketSite]
∙ 72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (1) | (email story)

August 26, 2010

Let There Be Light, A Nice Neighborhood, And A Deck Off The Kitchen

We would have redone the kitchen a little differently, and the wet bath on the second floor isn’t going to be everyone’s cup of tea, but there’s a lot we like about 1451 10th Avenue including the light, neighborhood (mmm....Arizmendi), and deck out back.

∙ Listing: 1451 10th Avenue (2/1.5) 1,275 - $799,000 [MLS]

Posted by socketadmin at 4:45 PM | Permalink | Comments (30) | (email story)

August 25, 2010

Mission Bay South Beach Borders Closing Its Doors October 16

An anchor tenant at the base of The Beacon, the "Mission Bay Borders" at 200 King Street will be closing its doors on October 16. And no, it’s not so a "South Beach" Borders can open on the 17th.

No word on what role the Beacon’s Residential versus Commercial Association spat might have played. And in terms of what’s in the works to fill the space, rumors of a bowling alley and laundromat have been heard but we can’t confirm.

Might a plugged-in resident reader or tipster care to report?

∙ Mission Bay Borders [borders.com]
∙ The Incredible Shrinking Mission Bay (And Expanding South Beach) [SocketSite]
∙ Association Battle Over Unpaid Bills Brewing At The Beacon? [SocketSite]
∙ Borders Books is Closing… What Next? [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (38) | (email story)

North Beach Library/Joe DiMaggio Playground Master Plan Report

San Francisco’s Planning Department has just published the Draft Environmental Impact Report (EIR) for the proposed North Beach Library and Joe DiMaggio Playground Master Plan which will be heard by San Francisco’s Planning Commission and public on October 7.

The Master Plan (“proposed project”) would be implemented in two phases. As part of Phase 1, the right-of-way of Mason Street between Lombard Street and Greenwich Street would be vacated to allow the park to expand and to accommodate the floor plan of the proposed library.

The new North Beach Branch Public Library would be constructed on 701 Lombard Street and would extend 19.5 feet into the former Mason Street right-of-way, in an area comprising the existing 16-foot western sidewalk and 3.5 feet of roadway width. The proposed library building would be triangular and approximately 8,500 square feet, on two levels, and would be 3,170 square feet larger than the existing library. Upon completion of the new branch library, the existing library would be demolished, and the site would be graded for potential future development as open space within Joe DiMaggio Playground.

As part of Phase 1, an interim scheme would be developed to address improvements on the vacated portion of Mason Street. Mason Street would be landscaped to create car-free plaza space, which would be open to public passage 24 hours per day. A range of options to provide additional green space are being considered, including the addition of seating and passive recreational features. Under any scheme that ultimately is implemented, the vacated portion of Mason Street is intended to accommodate pedestrians traveling through the interior of the site (between the proposed library and other uses on the Joe DiMaggio Playground); to provide outdoor space for library staff for occasional activities; and to provide passive recreation space.

Phase 1 is estimated to begin in 2011 and would be completed by approximately 2013.

Phase 2 of the proposed project would include reorganization and improvements to the Joe DiMaggio Playground. Depending on project funding, Phase 2 is anticipated to begin in 2013 and be completed in 2014.

During this phase, the existing children’s play area in the southwestern portion of the block would be removed, and the area would be excavated to equalize the grade with the hardscape area and existing tennis courts to the east and north. The existing tennis courts would then be relocated to the area along Greenwich Street in the southwest area of the park, and a new children’s play area would be constructed in the center of the block in the location of the former tennis courts and closer to the restrooms, clubhouse and staff supervision for younger users. The multi-purpose hardscape area in the eastern half of the block would be improved with new paving and striped to accommodate additional recreation fields and court boundaries, including soccer field and softball diamond markings, additional basketball courts, seating, and new plantings. The vacated area of Mason Street would be further improved and landscaped to create a seating and plaza space.

A Mason Street Narrowing Variant to the proposed project would include all elements of the proposed project; however, the portion of Mason Street not occupied by the proposed library’s footprint would remain open to vehicular traffic. On this block, Mason Street would consist of one travel lane in each direction, one parking lane northbound, and sidewalks on each side of the street. Construction of the new library, demolition of the existing library, and renovation and reorganization of the features within the Joe DiMaggio Playground would be the same as with the proposed project.

In addition to the Mason Street Narrowing Variant, a number of Preservation alternatives would build around the existing North Beach Branch library, "a historic architectural resource that may be landmarked."

Should the existing library be razed, however, drawings, photographs, and a written history of the building along with an "a permanent interpretative display at or near the site of the former North Beach Branch Library to discuss the history and significance of this branch" are proposed to help mitigate its loss.

In addition to the Planning and Historic Preservation commissions, the Library, Recreation and Park, and Arts commissions will need to weigh in with approvals along with our Board of Supervisors. Expect a few others to weigh in as well.

∙ North Beach Public Library/Joe DiMaggio Playground Master Plan EIR [sf-planning.org]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

August 24, 2010

Well, It Is Now In South Beach After All…

Circa September 2006 in what was then Mission Bay, Glassworks hit the market with 207 King #411 priced at $1,595,000. In January 2007 the 1,461 square foot two-bedroom condo hit the MLS listed for $1,395,000 (and offering three years of pre-paid HOA dues).

207 King Street #411 ended up selling for $1,050,000 that May, and today it's back on the market and asking $1,359,000. Well, it is now in South Beach after all…

∙ Listing: 207 King Street #411 (2/2) 1,461 sqft - $1,359,000 [MLS]
∙ The Glassworks (207 King Street) [SocketSite]
∙ Glassworks (207 King): 3 Years Paid HOA And Further Reductions [SocketSite]
∙ The Incredible Shrinking Mission Bay (And Expanding South Beach) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (41) | (email story)

August 23, 2010

Transbay Terminal Rampectomies Underway Overhead

With the removal of the ramp over Howard Street a week ago and the ramp over Beale Street this past weekend, Phase 1 of the Transbay Terminal demolition is well underway.

The four phase plan for the demolition of the old terminal and its ramps calls for all demolition to be completed by the end of April, 2011.

∙ Transbay Terminal Demolition Plan [transbaycenter.org]
∙ All Aboard As San Francisco’s Transbay Terminal Nears Its Close [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (15) | (email story)

A "Bright" Ray Of Light For Seekers Of Single-Family Homes Under Six

The sale of 571 Bright closed escrow this past Friday with a reported contract price of $558,000. At the time the two-bedroom home hit the market five months ago there were 20 single-family homes listed in District 3 for under $600,000, today 27 are active and available with another 7 in contract.

∙ A Bright Spot For "Single-Family" Homes Under Six? [SocketSite]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]

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

August 18, 2010

The Appellants And Text Behind The Appeal Of CityPlace's Approval

As we reported earlier this week, the Planning Commission’s vote to certify the Environmental Impact Report (EIR) and allow the development of 935-965 Market Street to move forward and become "CityPlace" was appealed and is currently scheduled to be reviewed by the Board of Supervisors on September 7.

The named appellants are Liveable City, Walk San Francisco, and Arthur D. Levy.

The nineteen (19) stated points of appeal include: impacts on traffic, bicycle/pedestrian safety, and transit circulation; off-street parking and loading exceptions; a lack of context within "the historic and visual character of the block in which the project is located, including…the Market Street Theater and Loft District and the Uptown Tenderloin National Register Historic District;" and an emphasis on the St. Francis Theater (which has been shuttered since May 2001) as an endangered historical resource, it would be razed to make way for CityPlace to rise.

And the full text of the appeal:

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

∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (113) | (email story)

Terms For Treasure Island Transfer Inked

"Mayor Gavin Newsom, House Speaker Nancy Pelosi, and U.S. Secretary of the Navy Ray Mabus [have] signed the terms for the conveyance of former Naval Station Treasure Island from the Navy to the City. The terms of the agreement include a guaranteed payment to the Navy of $55 million followed by an interim payment of another $50 million, plus an additional share of potential further profits."

∙ Terms Of Naval Station Treasure Island Transfer Agreement [sfmayor.org]
∙ Speak Now Or Write Later: Treasure/Yerba Buena Island EIR Hearing [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (2) | (email story)

August 16, 2010

CityPlace Approval Appealed, Supervisors To Review September 7

A plugged-in tipster reports: "Despite strong community support and the approval of the San Francisco Planning Commission last month, the CityPlace Environmental Impact Report has been appealed to the Board of Supervisors."

San Francisco's Board of Supervisors is currently scheduled to hear the appeal on Tuesday, September 7 although the official agenda for that Board meeting has yet to be released.

∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 1:50 PM | Permalink | Comments (49) | (email story)

August 12, 2010

A Previously Remodeled (And Since Repainted) 49 Hill Returns

Listed for $1,799,000 in March of 2004, the remodeled single-family home at 49 Hill closed escrow a month later with a recorded contract price of $2,000,000.

Since repainted and redecorated, the 3,000 square foot "Grand Victorian" returned to the market two days ago asking $2,595,000. As the facade looked before:

∙ Listing: 49 Hill (4/3.5) 3,000 sqft - $2,595,000 [49hill.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (85) | (email story)

August 9, 2010

Speak Now Or Write Later: Treasure/Yerba Buena Island EIR Hearing

In a special session this Thursday (8/12) at 10 in the morning, the San Francisco Planning Commission and Treasure Island Development Authority (TIDA) will hold a public hearing on the Draft Environmental Impact Report for the proposed redevelopment of Treasure and Yerba Buena Island over the next 20 years.

If you can’t make the hearing but have something to say, written comments will be accepted at the Planning Department’s offices until the close of business on 8/26/10.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure/Yerba Buena Island Redevelopment EIR Hearing: 8/12/10 [sf-planning.org]

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

August 6, 2010

Transbay Terminal Walking...Into The Sunset Tonight

At midnight tonight San Francisco’s Transbay Transit Terminal permanently closes its doors to the public and becomes an official hardhat zone in order to be razed and make way for the rise of San Francisco’s Transbay Transit Center.

While most eyes are on the terminal, however, we turn our attention to the big patch of green rendered above where the building that once housed Varnish, the lofts in which Boom Dizzle (AKA Baron Davis) once lived, and Zebulon all currently stand.

∙ All Aboard As San Francisco’s Transbay Terminal Nears Its Close [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]
∙ As The Sun Sets Over San Francisco's Transbay Terminal... [SocketSite]
∙ Boom Dizzle (AKA Baron Davis) Is In The His House (And SoMa) [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (18) | (email story)

August 3, 2010

While The Buying Power Of A Buck Could Be Considered Historic…

In front of San Francisco’s Historic Preservation Commission tomorrow afternoon, the proposed demolition of the existing one-story industrial/commercial "One $ Store" at 2100 Mission to make way for the construction of a six-story mixed-use development of 29 residential units over ground floor retail and 15 parking spots as envisioned by Stanley Saitowitz/Natoma Architects.

Keep your fingers crossed that the buying power of a buck won’t be considered historic.

Also in front of the Commission tomorrow for discussion, the redevelopment plan for Treasure Island and the proposed development at 800 Presidio.

∙ San Francisco Historic Preservation Commission Agenda: 8/4/10 [sf-planning.org]
∙ 2100 Mission As Envisioned By Saitowitz And Proposed [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (41) | (email story)

The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L

The leases for Octavia Boulevard Parcels K+L have passed from San Francisco’s Land Use and Economic Development Committee last week to San Francisco’s Board of Supervisors for adoption this afternoon. How envelopeA+D’s evolved design for the "proxy" project on the parcels could evolve:

The Biergarten should be in phase one, but unfortunately it's not likely to be open by this year's true Oktoberfest.

∙ Leases For Temporary Inhabitations Along Octavia Boulevard [SocketSite]
∙ Proxy: Octavia Blvd - Lots K+L - San Francisco, CA [envelopead.com]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]

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

July 30, 2010

All Aboard As San Francisco’s Transbay Terminal Nears Its Close

It’s now T-Minus one week until the closing of San Francisco’s Transbay Terminal. If you missed today’s tours, or have never been inside, a reader walks you through.

∙ Transbay Temporary Terminal To Open (Existing To Close) August 7 [SocketSite]
∙ Transbay Terminal Historians (And Futurists) Take Note [SocketSite]
∙ SF Transbay Terminal [flickr.com]

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

Will There Be A(nother) Battle Over Battery Caulfield Road?

Having just finished the renovation and conversion of the Public Health Service Hospital into the 154-unit Presidio Landmark with parking for all residents at the end of Battery Caulfield Road, the Presidio Trust is now considering two approaches to limit cut-through vehicular on said road in the name of "public health and safety, to protect environmental values, to protect natural resources, and to avoid conflict among visitor uses."

The two proposed approaches are: 1) limitation of vehicular use during weekday peak AM and PM hours, 7 to 9 am and 5 to 7 pm, as well as on weekends (Alternative 1); and 2) limitation of vehicular use at all times (Alternative 2).

Comments on the proposed limits will be accepted until September 1.

∙ Notice of Proposed Use Limit of Battery Caulfield Road [presidio.gov]
∙ Presidio Landmark Opening Its Doors Next Week [SocketSite]
∙ Presidio Landmark Priced And On Track For An Opening In July [SocketSite]

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

45 Lansing Site In Contract, No Imminent Eviction For The Bees

Once again, as plugged-in people know, following a false start at the end of 2008 Turnberry has been shopping their entitled lot for 227 units at 45 Lansing since 2009.

According to the San Francisco Business Times, Miami-based developer Crescent Heights is now in contract to purchase the site from Turnberry for $13 million, 57 percent less than Turnberry paid for the site back in 2006 ($30 million).

Crescent Heights is still seeking for financing for its 750-unit development at 1401 Market Street which hasn't seen much movement over the past three years. We're not expecting the current residents at 45 Lansing to receive eviction notices anytime soon.

∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]
∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Big San Francisco condo site sold at big discount [San Francisco Business Times]
∙ Crescent Heights (1401 Market): No Condos For You! Apartments. [SocketSite]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

July 28, 2010

Hunters Point Redevelopment Plan For 10,500 New Units Approved!

San Francisco’s Board of Supervisors approved the redevelopment plans for Hunters Point by a vote of 10-1 yesterday. Supervisor Daly offered the sole dissenting vote.

In 2008 San Francisco voters rejected a ballot measure which would have required 50 percent of the proposed 10,500 new Hunters Point residential units to be below market rate, but yesterday Supervisor Daly proposed a do-over amendment once again calling for at least half of the residential units to be affordable (up from an already unprecedented 32 percent). The board rejected Daly’s amendment by at vote of 6-5 with supervisors Avalos, Campos, Mar, and Mirkarimi joining Daly on the losing side.

The board also rejected a proposed amendment from Supervisor Mirkarimi to eliminate a contentious bridge across Yosemite Slough connecting Hunters Point and Candlestick. Expect legal challenges to follow.

And to quote Lennar vice president Kofi Bonner, "now we have to find some money."

∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ S.F. supes approve Hunters Point redevelopment [SFGate]
∙ BOS Today: Redevelopment, Rezoning, Replacement And Reclamation [SocketSite]
∙ Results: Proposition 98 Fails/99 Passes, Measure F Fails/G Passes [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (17) | (email story)

July 27, 2010

BOS Today: Redevelopment, Rezoning, Replacement And Reclamation

With an Environmental Impact Report (EIR) that’s been affirmed, the Candlestick/Hunters Point Grand Plan is back in front of San Francisco’s Board of Supervisors this afternoon to negotiate and finalize the details of development in an effort to secure final approval.

Other items in front of the Board this afternoon include the rezoning of One Capitol Avenue, the swap of Fire Station No. 1 for 935 Folsom to make way for SFMOMA's expansion, and a slew of eminent domain hearings related to the construction of San Francisco’s Central Subway.

∙ Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ San Francisco Board of Supervisors Agenda: July 27, 2010 [sfbos.org]
∙ One Capitol Avenue Address, Twenty Eight Dwellings As Proposed [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]
∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]

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

July 26, 2010

Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia)

Speaking of Parcels K+L over in Hayes Valley, a plugged-in reader reports: "I saw some fellows from Suppenküche put up this sign [for a Biergarten at 424 Octavia/Parcel L] this afternoon." As if we weren't fans of the plans for the parcels already. Mmm...beer.

∙ Leases For Temporary Inhabitations Along Octavia Boulevard [SocketSite]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (5) | (email story)

Leases For Temporary Inhabitations Along Octavia Boulevard

Amongst the items in front of San Francisco’s Land Use and Economic Development Committee this afternoon, resolutions approving the leases of Hayes Valley parcels K (the southeast corner of Octavia and Hayes) and L (the northeast corner of Octavia and Fell) to PROXYDevelopment for the "temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses."

The lease of Parcel K is for a three year term with a base rent of $5,000 per month while the lease for Parcel L is for a four year term at $2,000 per month.

∙ San Francisco Land Use and Economic Development Committee 7/26/10 [sfbos.org]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]

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

July 23, 2010

The Incredible Shrinking Mission Bay (And Expanding South Beach)

As plugged-in people match the summary prose with the actual new map above, the absorption of most of Mission Bay’s ground zero into South Beach, with a carve out for the below market rate (BMR) Crescent Cove development, becomes more acute. As the Realtor defined BYB (before "Yerba Buena") district boundaries are currently defined below.

Feel free to add to the citywide new boundary observations. To make things even easier, direct links to San Francisco’s current street by street district map and the soon to be new.

∙ San Francisco’s New Neighborhoods And Boundaries Come August 10 [SocketSite]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]
∙ Mission Bay Gets A Little More Growns Up Each And Every Day [SocketSite]
∙ SocketSite Reader’s Report: Living In North Mission Bay (For Real) [SocketSite]

Posted by socketadmin at 6:30 PM | Permalink | Comments (7) | (email story)

July 22, 2010

San Francisco Association Of Realtors New Neighborhood Map

While printed maps won’t be available until August 1, and the MLS won’t reflect the new mappings until the evening of August 10, a plugged-in "sfrenegade" directs us to the San Francisco Association of Realtors' new neighborhood map in multiple formats online.

∙ 2010 SFAR MLS Map (pdf) [sfrealtors.com]
∙ San Francisco’s New Neighborhoods And Boundaries Come August 10 [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (21) | (email story)

YIMBY's Set Their Sights On A Target At Geary And Masonic

San Francisco Citizen provides a synopsis of yesterday’s community meeting and a couple of conceptual drawings for the proposed Target at Geary and Masonic. The line of the piece, "at least a couple certified San Francisco NIMBYs had steam coming out of their ears after seeing the warm reception the Target Team [received]."

∙ san-francisco-hearts-target-nimbys-thwarted... [sfcitizen.com]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

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

1150 Ocean Avenue Prepares To Break Ground

Down the street from the proposed development of 1100 Ocean Avenue which is in front of the Planning Commission this afternoon, the already approved development of 1150 Ocean Avenue will replace an existing 14,900 square foot commercial building and surface area parking lot with two new mixed-use buildings of four and five stories.

With AvalonBay behind the development, the project will yield 173 rental units, 29,205 square feet of ground-floor retail (with plans for a grocery), and 237 parking spaces.

The project includes extending Brighton and Lee Avenues through the site in lieu of paying the Balboa Park impact fees.

∙ The Designs (And Approvals) For 1100 Ocean Avenue As Proposed [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (0) | (email story)

July 21, 2010

CPMC’s Long Range Development Plan Renderings And Draft EIR

The Draft Environmental Impact Report (EIR) covering California Pacific Medical Center’s (CPMC) $1.15 Billion Long Range Development Plan (LRDP) was released by the Planning Department today. A few key sections: Summary, Background, and Aesthetics.

Under the LRDP, CPMC would design, construct, and operate the proposed Cathedral Hill Campus. This campus would include a newly constructed 555-bed hospital on the west side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Boulevard and a medical office building (MOB) on the east side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Street. A renovated MOB at the intersection of Sutter and Franklin Streets (1375 Sutter Street), already partially occupied by doctors affiliated with CPMC, would house medical practices.

Implementing the LRDP would also result in the development and renovation of buildings and other improvements at three of CPMC’s four existing medical campuses:

Pacific Campus: Development of a new ambulatory care center (ACC) (including conversion of the existing acute-care hospital to ambulatory-care uses and construction of a new ACC addition), aboveground and underground parking, and renovation of existing buildings

Davies Campus: Construction of a new Neuroscience Institute building and MOB, and related underground Parking

St. Luke’s Campus: Construction of a new 80-bed acute-care replacement hospital and an MOB/expansion Building

Completion of the proposed Cathedral Hill Hospital in the near term would give CPMC the flexibility to consolidate currently duplicative services at existing CPMC campuses within the proposed hospital. The existing acute-care services and Women’s and Children’s Center at CPMC’s Pacific and California Campuses would be relocated to the proposed Cathedral Hill Hospital. Relocating these services would allow CPMC to (among other things) reenvision the focus of its existing campuses; meet state seismic safety mandates; improve the patient experience, safety, and medical outcomes; and provide adequate supportive medical office space.

CPMC would sell the California Campus by 2020, after relocating that campus’s inpatient services (i.e., care of all patients staying longer than 24 hours) to the proposed Cathedral Hill Hospital and its other services to the Pacific Campus. Some existing on-site medical activities would continue at the California Campus in a relatively small amount of space that CPMC would lease back from the new property owner indefinitely.

As proposed, the Cathedral Hill Hospital would be up and running in 2015. A public hearing on the project will be held by the Planning Commission on Thursday, September 23, 2010.

∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ CPMC Draft EIR: Summary | Background | Aesthetics [sf-planning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (20) | (email story)

The Survey Of Detroit's San Francisco's Historic Auto Row

On the agenda for San Francisco’s Historic Preservation Commission this afternoon, a vote to adopt, modify, or disapprove the Planning Department’s Automotive Support Structures Historic Survey and context statement.

The survey was established to determine the historic status of the remaining examples of an increasingly rare property type: buildings with an association with the automobile in San Francisco. A study area of concentrated property types was established, and is located primarily two blocks to either side of Van Ness Avenue from Mission Street to Broadway.

One of the 112 buildings assessed by the survey: 1645 Pacific.

Due to the façade alteration at #1645, that portion of the building has no potential for historic significance under California Register criteria 1, 2, or 3. Because #1645 occupies 80% of the building’s footprint and almost 90% of the total façade area, the same is true for the building as a whole.

The portion of the building at 1661 Pacific could be considered separately. Its history, however, is unremarkable, and no separate occupants are known for that address after 1940 and through 1964. It thus lacks significance under criteria 1 and 2. The façade is intact, but architecturally it is modest, and of little interest. It does not appear to be eligible for the California Register under Criterion 3.

And while at first blush another 46 of the assessed buildings did not appear to be eligible for the California Register of Historical Resources, the following 55 did:

1267 Bush St.
1270 Bush/1200 Larkin
1441 Bush St.
1455 Bush St.
1522-1524 Bush St.
1540 Bush St.
1565 Bush St.
1765 California St.
1745 Clay St.
730 Ellis St.
824 Ellis St.
159 Fell St.
155 Grove St.
300 Grove St.
364 Hayes St.
1641 Jackson St.
1335 Larkin St.
1349 Larkin St.
1663-1667 Market St.
1500 Mission St.
55 Oak St.
1650-1660 Pacific Ave.
66 Page St.
1465 Pine St.
1545 Pine St.
1644 Pine St.
1670 Pine St.
1650 Pine St.
1656 Pine St.
1660 Pine St.
1700-1710 Pine St.
650 Polk St.
730 Polk St.
843 Polk St.
845 Polk St.
1001 Polk St./1000 Geary
1033-1037 Polk St.
1725 Sacramento St.
1101 Sutter St.
500 Turk St.
550 Turk St.
42 Twelfth St.
68 Twelfth St.
550-590 Van Ness Ave.
700 Van Ness Ave.
731-799 Van Ness Ave.
800 Van Ness Ave.
901 Van Ness Ave.
999 Van Ness Ave.
1000 Van Ness Ave.
1233-1237 Van Ness Ave.
1301-1305 Van Ness Ave.
1350 Van Ness/1465 Bush
1400 Van Ness Ave.
1412-1420 Van Ness Ave.
1415 Van Ness Ave.
1595 Van Ness Ave.
1600 Van Ness Ave.
1625 Van Ness Ave.
1699 Van Ness Ave.
1835-1849 Van Ness Ave.
1946-1960 Van Ness Ave.
2000 Van Ness Ave.
2020-2034 Van Ness Ave.

The Planning Department recommends the Commission adopt the survey findings.

∙ San Francisco Historic Preservation Commission Agenda: July 21, 2010 [sf-planning.org]
∙ Automotive Support Structures Survey [sfplanning.org]
∙ Automotive Support Structures Historic Survey Findings [sf-planning.org]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]

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

July 20, 2010

San Francisco’s New Neighborhoods And Boundaries Come August 10

Like it or not, and a year later than expected, on the evening of August 10 the San Francisco Association of Realtors will roll out a new neighborhood and district map for San Francisco. And while we don’t yet have our hands on an electronic version of the map, a summary of the changes by way of Green Key Real Estate:

Boundary Changes
∙ 5a (Glen Park) expands to include portions of 4s (Sunnyside), 4h (Miraloma Park) and 5c (Noe Valley).
∙ Dividing line between 5c (Noe Valley) and 9c (Inner Mission) moves from Guerrero to San Jose between 24th St to 26th St.
∙ 5e (Parnassus/Ashbury Heights) changes to include a portion of 5b (Haight Ashbury) which is commonly known as Cole Valley, and is renamed Cole Valley/Parnassus Heights, accordingly.
∙ 5f (Buena Vista Park) expands to include Ashbury Heights, and is renamed Buena Vista/Ashbury Heights, accordingly.
∙ Dividing line between 6b (Hayes Valley) and 8f (Van Ness/Civic Center) moves from Gough to Franklin. Dividing line between 6c (Lower Pacific Heights) and 8f (Van Ness/Civic Center) moves from Gough to Franklin between Sutter and California.
∙ Dividing line between 7b (Pacific Heights) and 7d (Cow Hollow) jogs south for one block at the west end and changes so that both sides of Green are in 7d (Cow Hollow) between Lyon and Divisadero. The boundary between Divisadero and Van Ness remains the same, keeping both sides of Green in 7b (Pacific Heights).
∙ Dividing line between District 8a (Downtown) and 8j (Tenderloin) moves from Geary to O’Farrell.
∙ 9a (Bernal Heights) expands to include portions of 9c (Inner Mission) south of Cesar Chavez between San Jose and Mission.
∙ 9h (South Beach) expands into portions of 9f (SOMA) and 9d (Mission Bay).

Renamed Districts
∙ 1d (Lake) is renamed Lake Street (the word "Street" is added).
∙ 5e (Parnassus/Ashbury Heights) is renamed Cole Valley/Parnassus Heights.
∙ 5f (Buena Vista Park) is renamed Buena Vista/Ashbury Heights.
∙ 8b (Financial District) is renamed Financial District/Barbary Coast.
∙ 9j (Central Waterfront) is renamed Central Waterfront/Dogpatch.

Newly Added Districts, Carved Out of Existing Districts
∙ 9G (Yerba Buena), carved out of portions of 9f (SOMA).
∙ 10M (Candlestick Point), carved out of portions of 10K (Bayview Heights).
∙ 10N (Little Hollywood), carved out of portions of 10K (Bayview Heights).

∙ A Rose By Any Other Name (But Not Necessarily A Neighborhood) [SocketSite]
∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]
∙ Significant Changes Coming Soon to SFAR MLS Map [greenkeyrealestate.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (36) | (email story)

July 19, 2010

Proposed Noe Street Plaza DOA

Speaking of Noe Valley, the letter to residents from the Planning Department’s Andres Power last week with respect to a proposed Noe Street Plaza:

Dear Noe Valleyans,

As we have mentioned previously, the intent of Pavement to Parks projects is to unite the community around trial public space improvements. The Noe Street Plaza has been quite a contentious proposal, much more so than any other Pavement to Parks project to date. Many in the community have advocated very strongly for a trial to proceed while many others feel uncomfortable with any type of trial street closure. There have been petitions for and petitions against the Noe Valley proposal. Both drives have secured hundreds of signatures.

We believed that with civil discourse and debate we could all eventually come together around a common proposal for Noe Valley. As most of you will probably agree, a consensus has been very difficult to attain.

While not an alternative to or part of Pavement to Parks, one of the ideas generated at an early community meeting - a public space at the Noe Valley Ministry parking lot - is now being discussed further and we are pleased to see this important conversation moving forward independent of Pavement to Parks.

We are excited to report that of all the different ideas talked about over the past few months, Parklets on 24th Street have gained the most support in Noe Valley (a survey at the June 30th workshop, for example, demonstrated 3 to 1 support for this proposal). Parklets do not affect traffic circulation and instead use two parking spaces to build out a deck for landscaping, tables and chairs, and other pedestrian elements (see sfpavementtoparks.sfplanning.org for images of Parklets in other parts of town). If all goes to plan, we would like to add two Parklets along 24th Street this Fall. We will be working with the merchant community to identify the most suitable locations but it is important to note that these spaces will be open and free to use by anyone. As in all Pavement to Parks projects, these Parklets will be trial and closely monitored for success. If they do not work out, they will be removed.

I would like to personally thank everyone for being so patient and for contributing to an important and productive community dialogue. As always, if you have any questions, please do not hesitate to contact me.

In other words, the Noe Street Plaza project is DOA and parklets are now the plan. At the same time, the Noe Valley open space initiative continues to move forward (as far as we know).

∙ Pavement To Parks Says No To Plaza Trial, Yes To Parklets [Noe Valley SF]
∙ Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley [SocketSite]
∙ Noe Valley Open Space Meeting This Week, Cameras Will Be Rolling... [SocketSite]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (46) | (email story)

July 16, 2010

A Bounty Of New Noe Valley Apples (And Summer Inventory)

Purchased for $1,410,000 in August 2002, 636 28th Street sold for $1,600,000 in January 2005 (effective annual appreciation of 6% per year from 2002 to 2005) and then sold for $2,100,000 in March 2007 (effective annual appreciation of 13% per year from 2005 to 2007).

The Noe Valley four bedroom is back on the market today and asking $1,895,000 ($673 per square foot), a sale at which would represent effective annual depreciation of 3% per year from 2007 to 2010 (a drop of 11%).

Other Noe single-family apples back on the market this week include 1610 Sanchez (purchased for $907,000 in 2005, listed for $849,000 today), 4214 26th Street (purchased for $1,553,000 in June 2007, listed for $1,495,000 today).

And as previously noted, 1420 Douglass returned to the market today asking $1,549,500 (purchased for $1,945,000 in 2007).

∙ Listing: 636 28th Street (4/3.5) 2,814 sqft - $1,895,000 [monicaslist.com] [MLS]
∙ Listing: 1610 Sanchez (2/1) 861 sqft - $849,000 [1610sanchez.com] [MLS]
∙ Listing: 4214 26th Street (3/2) 1,883 sqft - $1,495,000 [MLS]
∙ Fireplace, Foreclosure And Figurative Fireworks Over (In) Noe Valley [SocketSite]

Posted by socketadmin at 6:30 PM | Permalink | Comments (7) | (email story)

July 15, 2010

Warriors Sold, Plans To Move Untold

An investor group led by Joe Lacob and Peter Guber, and without any participation from the San Francisco Giants as far as we know, has purchased the Golden State Warriors.

No word on any plans to move the team, what this means with respect to the possibility of becoming the "San Francisco" Warriors we’ll leave it up to you to debate and decide.

∙ (Will They) Give It Up For Your Golden State San Francisco Warriors… [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (12) | (email story)

July 14, 2010

Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs

The San Francisco Board of Supervisors has voted to certify the previously approved but appealed Environmental Impact Reports (EIR's) for the development of Candlestick/Hunters Point and 900 Folsom/260 Fifth Street.

The board voted 8-3 to certify the Candlestick/Hunters Point EIR with supervisors Avalos, Daly, and Mar voting against, while the vote to certify the EIR for the 900 Folsom/260 Fifth Street project was unanimously in favor.

∙ A Pair Of Big Appeals For San Francisco’s Board Of Supervisors Today [SocketSite]
∙ Candlestick/Hunters Point Environmental Impact Report Approved [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]
∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]

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

July 13, 2010

A Pair Of Big Appeals For San Francisco’s Board Of Supervisors Today

Previously approved by the Planning Commission by a 4-3 vote (unanimously by the Redevelopment Agency), an appeal of the Candlestick Point and Hunters Point Shipyard redevelopment EIR will be heard by San Francisco’s Board of Supervisors today.

The appeal is sponsored by the Sierra Club, SF Tomorrow, POWER, Yerba Buena Chapter, and the Golden Gate Audubon Society.

Also previously approved by the Planning Commission but with appeals being heard by the Board today, the 900 Folsom/260 Fifth Street Project.

The appeals of 900 Folsom and 260 Fifth Street are being led by the South of Market Community Action Network (SOMCAN) and Manilatown Heritage Foundation.

UPDATE (7/14): Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs

∙ Candlestick/Hunters Point Environmental Impact Report Approved [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Candlestick Point - Hunters Point Shipyard EIR Appeal [sfbos.org]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]
∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom Street EIR Appeal [sfbos.org]
∙ 260 - 5th Street EIR Appeal [sfbos.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (28) | (email story)

Lowe’s Leads The Way But What Lies Ahead For Bayshore Boulevard?

"Dissention over chain stores continues to simmer, but big-box retail now has arrived on Bayshore. And as construction workers pour towering concrete walls for a new Lowe's home improvement store - which will occupy the square footage of two football fields - the conversation is starting to shift to the question of what lies ahead."

"To control development while planning for Bayshore's future, the city has imposed temporary zoning controls, which prohibit another chain store of more than 25,000 square feet without special authorization. Officials also have organized community meetings to try to gauge how residents want public funds to shape the commercial corridor's future."

∙ Lowe's store on Bayshore triggers hope, concern [SFGate]
∙ Lowe's Has Finalized A Lease And Broken Ground On Bayshore [SocketSite]
∙ A Bayshore Boulevard Corridor Conundrum As Lowe's Leads The Way [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (27) | (email story)

July 12, 2010

Noe Valley Open Space Meeting This Week, Cameras Will Be Rolling...

As Noe Valley SF previously reported:

Friends of Noe Valley is hosting a meeting on July 15 to discuss the potential sale of the parking lot on 24th and Sanchez to the City in order to create permanent open space. The meeting will be at St. Philips at 6:30 PM.

The purpose of the meeting is twofold. First, FONV will provide a status update about the sale of the parking lot and what is needed in order for the lot to become permanent public open space. In addition, FONV is seeking input and suggestions about how the current lot could be converted into open space (a town square).

Keep in mind that this proposal is not intended as a replacement for the contentious Noe Valley Plaza plan. That being said, no word on whether or not the Noe Screamers will be out in force. But you can bet the camera phones will be rolling just in case.

∙ Farmer's Market Parking Lot Edges Closer To Town Square Status [Noe Valley SF]
∙ Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (32) | (email story)

SFJAZZ Center And Potrero Mixed-Use Project In Front Of Planning

In front of the Planning Commission this week, requested Conditional Use Authorizations to allow for the development of SFJAZZ’s new center at 205 Franklin and the proposed development of 41-units along with 15,000 square feet of ground floor retail, commercial and PDR at 1717 17th Street adjacent to Jackson Park at the base of Potrero Hill.

Both requests carry the Planning Departments recommendation to approve.

∙ And All That SFJAZZ: Designs For New Center At 205 Franklin [SocketSite]
∙ 1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed [SocketSite]
∙ San Francisco Planning Commission Calendar: July 15, 2010 [sf-planning.org]

Posted by socketadmin at 5:00 AM | Permalink | Comments (0) | (email story)

July 9, 2010

CityPlace (935-965 Market) APPROVED By The Planning Commission

As a plugged-in reader reports, the CityPlace development at 935-965 Market has been approved by San Francisco's Planning Commission, and with (rather than without) parking.

CityPlace could start serving shoppers in San Francisco as soon as 2012. The impact on that stretch of Market and the neighborhood overall? Even sooner we would say.

∙ T-Minus Two Days To CityPlace (935-965 Market) Commission Vote [SocketSite]
∙ CityPlace Seeks A Green Light To Get Moving On Market (935-965) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

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

July 7, 2010

One Word: Target. Okay, Five: Target At Geary And Masonic?

While Target has been in negotiations with the Metreon, and eyeing the proposed CityPlace, the retailer is reportedly seeking entitlements to open a 100,000-square-foot store at Geary and Masonic (think Mervyns and Good Guys). From the Business Times:

A lease with Target has not yet been signed, but talks have progressed far enough that both parties are comfortable discussing the deal publicly, according to sources involved in negotiations. The owner of the property at the corner of Geary and Masonic Avenue, KLA Geary LLC, has approached city planners and district supervisors to gauge support for the project. As a formula retail business, Target requires a conditional use permit in order to open. In addition to the empty Mervyns, Target would occupy a portion of the former Good Guys, which was shuttered in late 2005.

Assuming limited opposition (cough) and a relatively smooth approval process (double cough), a Target could be up and retailing at Geary and Masonic by 2012.

∙ One Word: Target. Okay, Four: Target At The Metreon? [SocketSite]
∙ T-Minus Two Days To CityPlace (935-965 Market) Commission Vote [SocketSite]
∙ Target sets bull's-eye on Geary Blvd. site [San Francisco Business Times]

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

July 6, 2010

Transbay Temporary Terminal To Open (Existing To Close) August 7

According to the Transbay Joint Powers Authority, the official opening date of the Transbay Temporary Terminal will be August 7, 2010, on which date the existing Transbay Terminal will close. ETA for the for the new Transbay Transit Center at First and Mission: 2017.

∙ Temporary Transbay Terminal Watch (And Pool?) [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Transbay Temporary Terminal [temporaryterminal.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (20) | (email story)

2299 Market As Proposed, Opposed, And Recommended By Planning

With objections ranging from its impact on pedestrians and bicycles ("circulation and safety issues"), to parking ratios (1:1 as proposed), to ground floor retail ceiling height, to how its affordable housing component will be handled (in-lieu versus onsite), the proposed design of 2299 Market is opposed by Castro Area Planning & Action, Duboce Triangle Neighborhood Association, Eureka Valley Neighborhood Association, Hayes Valley Neighborhood Association, Walk SF, Livable City, and the San Francisco Bicycle Coalition.

In response to the concerns raised by the groups, the project sponsor has increased the ceiling height of the commercial space on Noe from 10 to 14 feet. And the Planning Department recommends the Planning Commission approve the project as proposed.

The basis for the Planning Department’s recommendation:

1. The project complies with applicable Code requirements.
2. The project is well designed and would contribute to the urban character of the neighborhood.
3. There is no mechanism for the Department to require the sponsor to provide a project that is totally consistent with the Code requirements of the Upper Market NCT ["the western boundary for the Upper Market NCT District terminates at the intersection of Market, Noe, and 16th Streets leaving the Upper Market NCD intact from 16th Street to Castro Street"].
4. The sponsor has made good faith efforts in revising the design to address the DR requestor’s concerns.

The project also includes proposed public right of way improvements (click to enlarge).

The Planning Commission will review the objections to the project on Thursday. And once again, as the site currently stands (as the "hole in the ground" has for the past 29 years):

∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ 2299 Market: Discretionary Review Analysis [sf-planning.org]
∙ Moving Along On Market And Trying To Fill That Hole (2299 Market) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

T-Minus Two Days To CityPlace (935-965 Market) Commission Vote

As we wrote on June 10:

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, 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 circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

As a plugged-in tipster quickly corrected:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

And as we added a few hours later: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8. T-minus two days.

∙ CityPlace Seeks A Green Light To Get Moving On Market (935-965) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

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

July 1, 2010

Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley

Unhappy with plans for the proposed Noe Valley Plaza and a perceived lack of being heard, a few voices were raised during a Planning Department presentation last night.

Via Noe Valley SF: "...gist voiced by Bevan, Andres and other members of the Planning staff: "It will be difficult to move forward" with this project given the "vocal opposition."

We happen to favor Snoopy’s "speak softly and carry a big stick approach" ourselves. Of course that assumes you have a big stick (or persuasive argument as the case may be).

∙ Noe Valley Plaza: Tea Party Filibuster Hijacks Community Meeting [Noe Valley SF]
∙ Mildly Entertaining Shouting Erupts at Noe Valley Plaza Meeting [sfist.com]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (64) | (email story)

June 30, 2010

From Freeway Ramp To Parking To Family Apartments As Proposed

A sister development to the cater corner Broadway Family Apartments which received 8,500 applications for its 80 apartments in 2008, the proposed affordable housing development at 235 Broadway would replace the paved parking and undeveloped lot on the south side of Broadway between Battery and Sansome, once home to an Embarcadero Freeway ramp.

The proposed project involves the construction of a 65-foot-tall, six-story, 86,000-square-foot (sf) mixed-use building containing 61 residences (78,000 sf), 5,000 sf of ground-floor neighborhood-serving retail, and 3,000 sf of supportive service space. No on-site parking is proposed.

The residential development would be 100 percent affordable and would consist of 10 studio units, 8 one-bedroom units, 24 two-bedroom units, and 19 three-bedroom units. The San Francisco Redevelopment Agency is the property owner and Chinatown Community Development Center is the project sponsor. The project would require variances from the Planning Code for rear yard configuration, dwelling unit exposure, and parking. The project would also require conditional use authorization for bulk exception.

The block-long project site stretches from the large parcels and loft buildings to the east of Battery Street to the more typical San Francisco fabric of very small lots at Sansome and to the west. The building is designed (click image to enlarge) to respond to these conditions.

From Broadway and Battery Street and stretching two thirds of the way up along Broadway, the building would contain a horizontally configured loft-like bar with retail frontage at the Broadway/Battery corner. This element has a three-story middle section over the retail base with a two-story glassy loggia above. The Broadway façade would contain a central entrance and courtyard. The western third of the block, approaching Sansome Street, would contain deep notches in the building and small, vertically proportioned elements, which would be similar in scale to the smaller buildings on Sansome Street.

The Broadway/Sansome corner would also have retail frontage. The interplay of the two compositional strategies related to the surrounding buildings would articulate and give appropriate scale to the only full-block frontage on this portion of Broadway.

Construction could start as soon as November 2011 and would last for 24 months.

∙ Broadway Family Apartments: T-Minus Three Months To Opening [SocketSite]
∙ 235 Broadway – Broadway Sansome Family Housing Proposal [sf-planning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (26) | (email story)

Back On Edinburgh (And In The Excelsior)

Since the sale of CBS's infamous "42 offer home" at 555 Edinburgh closed escrow in April of 2009 for "24 percent over asking" (and calling a "real estate rebound"), the median sale price per square foot for homes in 94112 has declined 11 percent to $405.

Yesterday 458 Edinburgh hit the market in 94112 asking $499,000 ($399 per square foot) having been purchased in July 2005 for $770,000 ($616 per square foot), a 35 percent decline in value over the past five years at asking.

As plugged-in people know, 454 Edinburgh right next door which looked to be in a bit better than median shape (and which we rather liked), closed escrow in May for $608,000 ($434 per square foot).

Keep in mind that housing stock in the neighborhood is relatively homogenous in terms of age and size, and the neighborhood hasn’t seen a lot of new development or major remodels which can quickly change the mix of reported neighborhood sales and stats.

∙ The SocketSite Reality Check For CBS’s Infamous "42 Offer" Home [SocketSite]
∙ 555 Edinburgh Sells For 24% Over Asking (The Neighborhood Median) [SocketSite]
∙ CBS Calls It A "Real Estate Rebound In San Francisco" [SocketSite]
∙ Our Divining Rod Strikes 454 Edinburgh [SocketSite]
∙ Divining The Condition Of A Potentially Divine 454 Edinburgh [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (17) | (email story)

June 28, 2010

399 Fremont: Interim Plans Set To Bloom For The Californian Site

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Despite an attempted sale in 2007, Fifield still owns the parcel as far as we know. And the latest rendering of what is entitled to eventually grow:

∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (36) | (email story)

June 25, 2010

Development Of 1601 Larkin Disapproved By Planning Commission

Last night the San Francisco Planning Commission voted 6-1 to disapprove the application to raze the First Saint John’s Methodist Church at 1601 Larkin and redevelop as proposed.

The sole dissenting vote was cast by Commissioner Michael Antonini who apparently prefaced his vote with a remark about the proposed project needing to be redesigned.

The project's Environmental Impact Report (EIR) was deemed to be "inadequate in its consideration of project alternatives, among other things" and the project's requested Conditional Use Authorization for height and other variances were denied.

And yes, plugged-in people should have seen this coming.

UPDATE: Another perspective on the proposed project:

∙ City Loses Landmark Appeal, Church Of The Pagoda Theater Anyone? [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]

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

June 22, 2010

Will 1269 Lombard Finally Break Free From Its Suspended State?

If you’ve ever driven up Lombard from Polk, chances are you – and all of your out of town guests – have been struck by the deteriorating lot at 1269 Lombard that’s long been stuck in a state of suspended construction.

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

∙ 1269 Lombard: Planning Commission Review Packet [sf-planning.org]
∙ 1269 Lombard: History and Historic Preservation Commission Review [sf-planning.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (99) | (email story)

June 17, 2010

Preservation Commission Recommends New North Beach Landmark

Despite a draft motion that led us to believe that San Francisco’s Historic Preservation Commission would disapprove recommending that the Board of Supervisors designate the Appleton & Wolfard designed North Beach Brach Library a landmark, apparently the Commission voted 4-3 the other way.

From the findings of said draft:

The Environmental Impact Report (EIR) [for a new North Beach Branch Library and upgraded Joe DiMaggio Playground], the proposed project and the alternatives to the project will be vetted by the public, the Historic Preservation Commission, and the Planning Commission in order to determine the project or alternative that minimizes impacts to the environment and meets the goals of the City.

The EIR also takes into account potential environmental effects other than cultural resources and at this time the Historic Preservation Commission acknowledges that the Planning Department wishes to maintain the greatest flexibility in order to fully evaluate the proposed project against all Planning polices and quality-of-life issues associated with the project.

Or not. It's now on (and up) to the Board.

∙ Motion To Disapprove North Beach Library Landmark Recommendation [sf-planning.org]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ North Beach library designated an S.F. landmark [SFGate]

Posted by socketadmin at 11:45 AM | Permalink | Comments (4) | (email story)

June 16, 2010

801 Brannan And One Henry Adams: 819 Units As Proposed

The proposed development of 801 Brannan and One Henry Adams (click renderings to enlarge) has been in the works for over ten years, at one point hoping to be delivered in 2008 (and then 2010). The development would raze four buildings across two sites.

Rising on the sites would be five six-story/sixty-eight-foot buildings with up to 819 residential units over ground floor retail and 798 parking spaces. In terms of unit mix: 455 one-bedrooms, 315 two-bedrooms, 20 three-bedrooms, and 29 lofts as proposed.

And in terms of open space, 75,000 square feet of internal courtyards, passageways between buildings, and in a landscaped strip along the southern edge of 801 Brannan.

In light of the Eastern Neighborhoods Interim Permit Review Procedures, plans for the proposed development are being heard by San Francisco’s Historic Preservation Commission today. And yes, all renderings are simply massings so far.

∙ San Francisco Historic Preservation Commission Agenda: June 16, 2010 [sf-planning.org]
∙ 801 Brannan Street / 1 Henry Adams Street HPC Review [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (41) | (email story)

June 15, 2010

Designs For Jefferson Street And San Francisco’s Fisherman’s Wharf

San Francisco’s draft Fisherman’s Wharf Public Realm Plan and Jefferson Street Design Concepts as presented last Wednesday are now online. The proposed Jefferson Street design "prioritizes pedestrians and cyclists in seven key ways":

1. Substantially [widen the pedestrian] footpath.
2. Substantially upgrade design, including higher quality materials, consistent street furniture, public art, lighting and other amenities that will make the spaces more attractive places to visit and spend time.
3. Create attractive, landscaped spaces for people to stop and sit on a public bench or at a table in front of a restaurant.
4. Narrow street crossings and give pedestrians priority, such as by using raised crosswalks, whenever practicable.
5. Strengthen connection to the water by widening the pedestrian area adjacent to the historic harbor and potentially creating a pedestrian space that steps down towards the water.
6. Calm traffic so that cars move more slowly and predictably.
7. Provide dynamic parking signage at key vehicular access points.

∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Draft Jefferson Street Design Concept [sf-planning.org]
∙ Fisherman’s Wharf Public Realm Plan To Be Presented Wednesday [SocketSite]
∙ Fisherman's Wharf Public Realm Plan [SFGov]

Posted by socketadmin at 11:15 AM | Permalink | Comments (7) | (email story)

June 14, 2010

Eat, Drink, And Be Even More Merry (Or Michael) In The Castro

Following in the footsteps of 24th Street over the hill in Noe Valley, Supervisor Dufty's proposed amendments to San Francisco’s Planning Code to allow new full and small self-service restaurants to open within the Castro Neighborhood Commercial District with Conditional Use Authorization (i.e., on a case-by-case basis) and to allow self-service specialty food establishments as-of-right (with community notification) are before the Planning Commission this week.

The amendments would also remove the custom tailored fast food provision which was crafted specifically for a Noah’s bagels which is now a Sprint store vacant.

The Planning Department recommends the Commission approve the amendments.

∙ Castro NCD Restaurant and Eating Uses Amendments [sf-planning.org]
∙ Growing Pains For Noe Along 24th [SocketSite]

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

June 10, 2010

CityPlace Seeks A Green Light To Get Moving On Market (935-965)

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, 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 circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

UPDATE: From a plugged-in tipster:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

We'll keep you posted and plugged-in.

UPDATE: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8.

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (42) | (email story)

June 9, 2010

Santa Clara Scores A Potential Stadium/Team As Measure J Passes

While still not a done deal with respect to a move of the San Francisco 49ers from San Francisco, yesterday Santa Clara voters approved Measure J which paves the way to build a new stadium and move the team south.

Lennar's redevelopment plans for Candlestick Point would obviously be affected by the move, but as we wrote a year ago:

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?

And no, that’s not just a World Cup fever talking (T minus two days).

∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ More Sizzle Than Steak For Lennar's San Francisco Stadium Plan? [SocketSite]
∙ Can You Say San Francisco Earthquakes? [SocketSite]

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

June 8, 2010

Fisherman’s Wharf Public Realm Plan To Be Presented Wednesday

Returning to the public’s eye like the sea lions to the wharf, tomorrow at 4pm the Planning Department (in partnership with the Fisherman's Wharf Community Benefit District) will present the Draft Fisherman's Wharf Public Realm Plan to the public.

Meeting topics will include: "the design for Jefferson Street; the streetscape design guidelines for the remainder of the streets in the study area; the design guidelines for new development; the parking and circulation management plan; and the designs for new and refurbished open spaces."

∙ Fisherman's Wharf Public Realm Plan Meeting: 6/9/10 [sfnpc.org]
∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Trolling For Tourists And Locals Alike On Fisherman's Wharf [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (2) | (email story)

June 7, 2010

Support For Supportive Housing...Just Not Here

The Proposal: A Mayor’s Office of Housing (MOH) backed initiative to convert the Edward II Inn on Scott and Lombard into 24 units of supportive housing for young adults between 18 and 24 transitioning from foster care.

The (definitive) Response: "We have no problem with the services and what they’re doing for these young people," said Lori Brooke, president of the Cow Hollow Association. "It’s really the place they chose that’s the problem."

The Reason: "Some say the new residents could bring more crime and that including affordable housing into the pricey neighborhood could affect property values."

The project is awaiting the Mayor's approval for a loan to make the proposal a reality.

∙ Marina housing irks community [Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (35) | (email story)

June 4, 2010

Candlestick/Hunters Point Environmental Impact Report Approved

The environmental impact report (EIR) for Lennar’s proposed Candlestick/Hunters Point redevelopment was approved (certified) last night, unanimously by the Redevelopment Agency and in a split decision by the Planning Commission (4-3) with Miguel, Antonini, Borden, and Lee in support.

∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

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

June 2, 2010

The Designs For Three New Houses Below SF's Historic Postcard Row

Plugged-in people have known about the project (not to mention the potential) for quite some time, but now we can finally share the plans for three new homes on Steiner below San Francisco’s Historic Postcard Row as proposed.

Once again, the project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses along Steiner (potentially numbers 802, 804 & 808) in place.

The project will be heard by San Francisco’s Architectural Review Committee down at City Hall at 11:30 today. You know where to send your reports (tips@socketsite.com) if you go.

And yes, our dreams for something modern (think San Francisco's past in the row to the right, it’s future right here) seem to have been dashed.

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ Historic Resource Evaluation Report: 940 Grove Street [sf-planning.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (21) | (email story)

June 1, 2010

Trader Joe's In The Castro Currently Stymied By A Shack

Just down the street from 2001 Market, the tentative leasehold agreement to bring a Trader Joe’s to the Market and Noe Center (2280 Market) was set to expire May 7 absent a deal to relocate current Market and Noe tenant RadioShack.

And while the deal to relocate RadioShack still hasn’t been finalized, and May 7 has come and gone, Trader Joe’s has extended the expiration date on their agreement as the negations to move the Shack continue on.

∙ Closer To Reality For 2001 Market Street [SocketSite]
∙ Trader Joe’s Finalizes Lease For Castro Location (ETA: A Year) [SocketSite]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]
∙ Obstacle remains for Castro Trader Joe’s [Examiner]

Posted by socketadmin at 11:15 AM | Permalink | Comments (12) | (email story)

May 28, 2010

1601 Larkin: Comments, Responses And Latest Renderings

To quote Roseanne Roseannadanna Emily Litella…never mind. Apparently the Planning Department's just published compendium of comments and responses to the proposed 1601 Larkin project contains outdated renderings for the project. Whoops.

Ironically, the images had been added to the document in response to community comments that the most recent renderings had not been made available for review.

The renderings now above and below (not including the "alternative") are in fact the most current by way of Stanley Saitowitz | Natoma Architects. Cheers.

As proposed, the building would rise 63 feet and yield 27 units over 30 parking spaces.

The ground floor would have three residential units, the second floor would have seven residential units, and floors three and four would contain 12 units. The fifth floor would have four residential units and the sixth floor would be a penthouse. Of the total 27 units, there would be 1 junior one-bedroom unit, 1 one-bedroom unit, 4 one-bedroom-plus units, 20 two-bedroom units, and 1 three-bedroom unit (the penthouse).

The main entrance to the residences and the driveway to the ground-floor garage containing nine spaces would be from Larkin Street. Vehicular access to the below-grade parking garage containing 21 spaces would be from Clay Street.

Comments run the regular gamut of concerns regarding visual impact, views, parking, shadows, air quality and the likes. And yes, the birds:

We also remind you that small animals such as pigeons and other birds make their home in this area which would be significantly disrupted, if not destroyed, by this new structure.

Disrupting pigeons? We're not sure if that's more of an argument for rather than against.

UPDATE: Oh, and did we mention a onetime "alternative" design for the preservationists?

And no, that’s no May Fools or photoshop savvy reader simply having a goof.

∙ 1601–1603 Larkin Street: Comments And Responses | EIR
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]

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

May 26, 2010

Parkmerced: Planning On The Future But Presently In Default

While the proposed plan to redevelop Parkmerced moves forward through San Francisco’s Planning Department, it appears as though the past (or rather present) has caught up with the owners of the complex who shall soon announce that their (not so) current loan on the property is in default.

Expect the announcement to allude to "strategery."

∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ One Meeting; Two Presentations; 16,200 New Homes As Proposed [SocketSite]
∙ Parkmerced in default [SFGate]

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

May 25, 2010

A Twist And A Turn For The Warfield Theater Building (988 Market)

A plugged-in reader reports with respect to the Warfield Theater Building at 988 Market:

It looks like there may be some "potential" issues with the interpretation of the "accessory use housing" for this "commercially zoned" space. The City wants the seller to take this case to the "board of appeals" to get special permission (and clarify) to have "accessory use housing" (referring to the example of the penthouse unit). So unless you are planning to use this for strictly commercial reasons, anything else without a final stamp of approval for "accessory use housing" is a risk you need to be aware of.

Oh...and parking is of concern as the rear parking lot (separate owner with month to month leasing avail) currently does "not" have an ingress/egress point to rear of the (Warfield Theater) commercial space. One must walk down Taylor (sketchy especially at night) to Market and turn left onto Market and enter via the Market St entrance.

Make that a twist and a turn. We'll keep you posted and plugged in.

∙ Warfield Theater Building (988 Market): Condos With A Twist [SocketSite]
∙ 988 Market Website [warfieldcondos.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (1) | (email story)

May 24, 2010

45 Lansing: Busy As For The Bees As Another Extension Is Expected

As plugged-in people know, following a false start at the end of 2008 Turnberry has been shopping their fully entitled lot at 45 Lansing since 2009.

The proposal was originally approved on March 15, 2007 under Motion No. 17397 to demolish the existing office building and construct a tower reaching 400 feet (exclusive of mechanical penthouses) and consists of approximately 227 dwelling units and up to 227 non‐independently accessible parking spaces.

The proposal included exceptions to allow greater than one parking space for every two units, to provide off‐site open space in lieu of on‐site, and for dwelling unit exposure. The project included extensive streetscape improvements for Lansing Street between First Street and Essex Street.

Granted an entitlement extension for the project on June 11, 2009 (which expired March 15, 2010), on Thursday the Planning Commission is expected to grant another 12 month extension which would extend the performance period for the project to March 15, 2011.

All has not been quiet on the lot, however, as Rebar volunteers have been busy as bees working on an interim Lansing Street Pollinator Garden.

∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]
∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Lansing Street Pollinator Garden [pollinator.org]

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

Presidio Landmark Priced And On Track For An Opening In July

The newly converted Presidio Landmark (landmark Building 1801 previously known as the Public Health Service Hospital) is on track for an opening in July. With respect to pricing:

...asking rates on junior one-bedrooms, which weigh in at 500 square feet, will be $2,125 a month. Full one-bedrooms, most of which are about 850 square feet, will average $2,875 a month. And two-bedrooms, which range in size from 1,000 square feet to 1,500 square feet, will average $4,325 a month. Parking will be $150 a month for an outdoor spot, and $200 a month for a space in the underground garage.

Once again, 154 units with floor plans online (and a rather big backyard).

∙ Presidio Landmark Building 1801 Recovering Nicely From Wingectomy [SocketSite]
∙ Forest City rises in Presidio [San Francisco Business Times]
∙ From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground [SocketSite]

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

May 21, 2010

Whole Foods Here By End Of The Year As Cala Gutting Commences

As a plugged-in tipster notes, the gutting of the old Cala Foods at the corner of Stanyan and Haight has commenced with the scaled back small format Whole Foods currently expected to open in time for the December holidays.

∙ The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting [SocketSite]
∙ Whole Foods On Stanyan At Haight (Less 62 Condos) Has Its Lease [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (39) | (email story)

New And Approved: 900 Folsom/260 Fifth Street Project

As a plugged-in reader reports, the Planning Commission has approved the new and improved 900 Folsom/260 Fifth Street Project with "minor conditions." We're on a roll.

∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom/260 Fifth Street On Track For Approval This Week [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (6) | (email story)

May 18, 2010

Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard

A year ago a Russian Hill "historic" cottage at 1268 Lombard lost its battle with a wrecking crew over preservationists’ protests (and under "resourceful" circumstances).

As we wrote at the time with respect to the value of the now vacant lot: "Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying."

Tomorrow the Architectural Review Committee of the Historic Preservation Commission (HPC) will review a proposal for building a 4-unit, 5-story residential building that would measure approximately 40' tall and 96' deep on the lot.

Although not required by the Department’s CEQA review procedures, this Review and Comment hearing has been requested by the [Planning] Department because of the strong interest shown by the HPC in the emergency demolition that took place at the property in March 2009.

That being said, a few excerpts from a 2009 study by William Kostura of the effect of the proposed new building on a potential Russian Hill Historic District:

If the Victorian-era cottage at 1268-1270 Lombard still stood, it might have made sense to extend the District west to include this lot (#1268). With the house gone, I would recommend including #s 1234, 1240-1242, and 1248-1250 Lombard in the district, but not the buildings to the west of them.

The potential historic district could also be extended north to include most of the buildings on the 2600 block of Larkin Street. That issue however is irrelevant to the task now at hand, namely, judging the effect of the proposed new building at 1268 Lombard on the historic district.

It now appears that (in my opinion) the vacant lot at 1268 Lombard Street is across the street from, and three lots west of, the boundaries of a potential historic district. It is thus par of the setting of the proposed historic district, but is not part of the district itself.

It was useful to determine this before judging what kind of effect the proposed building could have on the district. New construction within a historic district is more likely to have an effect on the district than would construction that is merely within the setting of a district.

The proposed building at 1268 Lombard Street does not seem to me to have an adverse visual effect on the historic district that is located across the street and thee lots to the east.

Now back to the Architectural Review Committee (and plugged-in readers) for comments.

∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ 1268 Lombard Street Proposal [sf-planning.org]

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

May 17, 2010

5800 Third Street Lets Its For Sale Flag Fly

A plugged-in tipster reports:

This weekend a giant banner went up at 5800 Third Street (former Coca Cola Bottling Plant) in the Bayview with a link to their website. It has some general information about the landscape design firm, floor plans, amenities, retail tenants, but no photos of the units yet.

Also, much of the fencing [has come] down and awnings [are] being added. Some trees have begun to go in, and the plants appear ready to be planted.

137 new 1, 2, and 3 bedroom homes now "starting in the $300,000’s" (as opposed to the mid-$500,000s as envisioned in 2007). And a Fresh & Easy is still front and center.

∙ 5800 Third Street: Floor Plans [5800third.com]
∙ 5800 Third Street: Development Starting Back Up (Delivery In 2010) [SocketSite]
∙ Speaking Of 5800 Third Street (A Development/Developer Update) [SocketSite]
∙ Not Quite So Easy (And A Little Less Fresh For Now) [SocketSite]

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

May 13, 2010

Getting Schooled Revisited: San Francisco School Rankings 2009

Speaking of schools and their impact on property values, the California Department of Education has just released their Academic Performance Index (API) reports for 2009.

The API is based on a 1,000 point scale. And with respect to rankings, not unlike George Webber you want a (double) ten.

∙ Academic Performance Index (API) Reports: San Francisco 2009 [ca.gov]
∙ SocketSite Gets Schooled By A Plugged-In Reader [SocketSite]

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

Temporary Transbay Terminal Watch (And Pool?)

San Francisco’s Temporary Transbay Terminal has five weeks to open before its "Opening Spring 2010" signs (which replaced its "Opening Fall 2009" signs) will need to be changed to "Opening Summer 2010."

The timeline for the opening of the Transit Center is later than earlier projections. This is not a result of delays in the construction of the Temporary Terminal, but is driven by the pursuit of federal stimulus funding for the underground train box for the Transbay Transit Center.

Because the inclusion of the train box will affect the first elements of construction and it is not necessary to activate the Temporary Terminal until we are ready to begin construction of the Transit Center, the schedule for opening the Temporary Terminal has been extended pending the FRA's stimulus funding decision. Once the decisions are made and Transit Center construction plans can be firmed up, TJPA will be able to set a move-in date for the Temporary Terminal.

While the train box question has since been answered, and the Transit Center start has been slated for August or September, we’re still waiting for that move-in date with respect to the Temporary Terminal. Perhaps we’ll start a pool.

∙ And San Francisco's Transbay Joint Powers Authority Rolls…A Seven! [SocketSite]
∙ Transbay Terminal Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (9) | (email story)

May 11, 2010

2563 Divisadero (AKA 2701 Broadway) Coming Soon?

Speaking of the corner of Broadway and Divisadero, if a plugged-in tipster is correct 2563 Divisadero (aka 2701 Broadway) is under wraps preparing for a return to the market.

Last measured at 16,580 square feet (14,910 finished and 1,670 unfinished at the time) the property currently carries a tax basis of $11,874,476.

The word on the street, "contemplating a $35MM list price" which would make it the fifth most expensive property being shopped in San Francisco, three others of which are just down the street.

And one which is not.

∙ Don’t Ignore The Signs [SocketSite]
∙ 2845 Broadway Is Withdrawn In 2010 After 1400 DOM At $65,000,000 [SocketSite]
∙ A $3,000,000 Reduction (That Might Not Seem Like So Much To Some) [SocketSite]
∙ 24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History [SocketSite]
∙ Going Up: St. Regis Penthouse Construction Nearly Complete [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (7) | (email story)

May 10, 2010

555 Fulton: Will "The Birds" Bring Down Another Proposed Project?

Citing an incompatibility with the surrounding neighborhood, an objection to its aesthetics and shadows, additional traffic and parking congestion, a proposed residential parking ratio of 0.75 spaces to each unit, and its impact on birds and plant species, the Planning Department’s preliminary approval for the proposed 555 Fulton project was appealed.

Said appeal will be heard by the Planning Commission this Thursday with a preliminary recommendation to reject the appeal and back the Planning Department’s assessment of the project. Oh, and apparently that part about an onsite hot dog stand was incorrect.

∙ 555 Fulton: Full Details And A "Refined" Façade [SocketSite]
∙ Appeal of Preliminary Mitigated Negative Declaration for 555 Fulton [sf-planning.org]
∙ Planning Commission Agenda: Thursday, May 13, 2010 [sf-planning.org]

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

May 7, 2010

Mission Bay Gets Its Shuttle On

In the words of a plugged-in tipster:

Apparently Mission Bay has a new transportation agency that is running a new free shuttle service to/from BART and Mission Bay. It's the first I've heard of it and wasn't even aware it existed until one of the new shuttles drove by my window earlier today. Not directly related to the real estate market, but could be related to the long term viability of Mission Bay.

The shuttle currently makes fantastic time down the Fourth Street corridor. And it all circles back to real estate. At least to those who are plugged-in.

∙ Mission Bay Shuttle Service Announcement | Map [missionbaytma.org]
∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]

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

May 6, 2010

And All That SFJAZZ: Designs For New Center At 205 Franklin

A year ago SFJAZZ announced plans to raze the auto body shop at 205 Franklin over in Hayes Valley and replace it with a 40-foot-tall center for jazz performances, classes and its administration headquarters.

Today we present Mark Cavagnero's designs (click image above to enlarge) for the proposed 35,000 square foot Center at the corner of Franklin and Fell featuring "a state-of-the-art auditorium with flexible seating for 350 to 700."

Also inside the envelope, an 80-seat multi-purpose Ensemble Room; three rehearsal spaces; a digital learning lab; and a sidewalk-level restaurant/café.

SFJAZZ is shooting for LEED Gold certification for the Center.

And the plan is to break ground in the summer of 2011 and open as early as 2012.

∙ SFJAZZ [sfjazz.org]
∙ SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley [SocketSite]
∙ Mark Cavagnero Associates [cavagnero.com]

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

May 3, 2010

One Meeting; Two Presentations; 16,200 New Homes As Proposed

An informational hearing on the transportation plan Hunters/Candlestick Point, an update on the project’s Disposition and Development Agreement, and a status report on the cleanup of the Hunters Point Shipyard is in front of the Planning Commission this Thursday. Immediately following, a hearing on the development of Parkmerced.

In total, 16,200 units in the works or as proposed.

∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]
∙ Planning Commission Special Meeting: May 6, 2010 [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (4) | (email story)

April 30, 2010

14 New Leases On (And For) Life On Union Street

The first comment from our post entitled The Union Street Blues ("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") four months ago: "There's nothing price won't fix."

From the San Francisco Business Times today:

Three restaurants — American Cupcake, Roam Artisan Burgers and Marengo on Union (selling wine, whisky and sliders) — plan to open [on Union] in May. Later this year, 1875 Union St. will welcome Unwind on Union, Cafe des Amis will finally open at 2000 Union St. and the old Bayside at 1787 Union St. will open as Brick Yard Bar and Restaurant on June 5.

They join the five retailers who have opened on Union (and a stretch of Fillmore just north of Union) since Dec. 22. At least six more addresses have deals for new tenants.

“It took owners a while to see that if they wanted to lease their spaces, they had to reduce their prices. It was not something they had ever had to do in the past,” said Peter Mikacich, a broker with Brick & Mortar. “Landlords who came to grips with that early in the process were the first to lease up space.”

According to Mikacich rents on Union Street have come down about 25 percent, from $80 to $100 a square foot for the best locations previously to $60 to $75 today.

∙ The Union Street Blues [SocketSite]
∙ San Francisco’s Union St. rebounds [San Francisco Business Times]

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

April 29, 2010

Mission District Streetscape Project: Final Plan And Declaration

Chicanes, bulb-outs, bollards, green gutters, rain gardens, living streets, and road diets are all part of the proposed the Mission District Streetscape Project, the final plan for which is now online.

The [Mission District Streetscape Plan Project] (MDSP) is the product of a community‐based planning process to identify opportunities for the implementation of potential improvements to streets, sidewalks and public spaces in the City’s Mission District (“Plan Area”). The boundaries of the Plan Area are roughly Division Street to the north, US 101 to the east, Precita Avenue, Mission Street and San Jose Avenue to the south, and Dolores Street to the west.

The MDSP is intended to result in "a system of neighborhood streets with safe and green sidewalks; well‐marked crosswalks; widened sidewalks; creative parking arrangements; bike paths and routes; well integrated transit; and roadways that accommodate automobile traffic but encourage appropriate vehicular speeds." The MDSP seeks "to improve pedestrian safety and comfort, increase the amount of usable public space in the neighborhood, and support environmentally‐sustainable stormwater management."

All great macro goals. Of course plugged-in people should be thinking in terms of the micro (i.e., which blocks will actually benefit the most) as well.

∙ Mission District Streetscape Project Plan: Mitigated Negative Declaration [sf-planning.org]
∙ Mission Streetscape Project [sf-planning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (36) | (email story)

April 28, 2010

Noe Valley Close To Politely Removing Its Restaurant Cap

From the San Francisco Examiner with respect to the current cap on new full-service restaurants along 24th Street in Noe:

With a unanimous vote Tuesday, the Board of Supervisors repealed the Noe Valley restriction, meaning restaurants need only conditional-use permits to open along the commercial stretch of 24th Street. The permit process requires a public hearing before the Planning Commission and public notification. A granted permit can be appealed to the Board of Supervisors.

The character of 24th Street has changed and the number of restaurants decreased from 29 to 22 as “the number of vacancies has increased dramatically,” the Planning Department said. Noe Valley’s 24th Street has 22 restaurants operating, 15 vacancies and 13 takeout businesses, according to the most recent Planning Department study.

A final vote to ratify the legislation is expected next week. Other streets with caps that might benefit from Noe’s lead: Castro, Clement, Upper Fillmore, Haight and Union.

∙ New eateries in Noe Valley given green light [Examiner]

Posted by socketadmin at 7:30 AM | Permalink | Comments (10) | (email story)

April 22, 2010

As The Sun Sets Over San Francisco's Transbay Terminal...

As the sun figureatively sets over San Francisco's old Transbay Terminal, and we look to the future, steelblue treats the plugged-in to a literal sun set over the terminal of today.

∙ Transbay Terminal Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (0) | (email story)

Transbay Center Plans: Revised, Refined, And Unveiled Today

The revised and refined plans and designs for San Francisco's new Transbay Transit Center will officially be unveiled today. From John King at the Chronicle:

It's a mark of today's slow economy that the elaborate project remains on the budget set in 2007, when the Transbay authority held a competition to select a design team for the new terminal and a developer for the adjacent parcel at First and Mission streets, a site seen as the future home of San Francisco's tallest building.

Not only that, the $1.189 billion budget now includes the rooftop park, which in 2007 was to be financed separately.

The final park design by PWP Landscape Architecture isn't as elaborate as the original rooftop concept: The waterway along one edge is gone, as is a thin southern extension that would have covered the ramp that will be used by buses to and from the Bay Bridge.

But the park space remains expansive, 1,400 feet long and 170 feet wide. A grassy bowl at one end could seat 1,000 people. The design also includes a picnic meadow, a children's park and a small cafe.

Demolition of the existing terminal is now slated for August or September with an opening of the new terminal by 2017.

The proposed Transbay Tower is the tallest building fully rendered above (and on the left).

∙ Plan for new Transbay Terminal in, under budget [SFGate]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (52) | (email story)

April 19, 2010

Alexandria Theater Plans A Few Weeks From First Public Screening

Recently designated a "vacant building," and already looking a little less blighty, the Environmental Impact Report (EIR) and detailed plans for the development of the long shuttered Alexandria Theater are expected to be released within the next few weeks.

No word on whether or not the outcry from local residents that "forced the warring factions" (owners versus City Planning) to speed up the development process will now turn to outcry from others over what’s planned (and slow it back down).

And of course, if you happen to already have any bootleg copies of the renderings, please feel free to send them our way (tips@socketsite.com).

UPDATE: As a number of readers and tipsters alike have since noted, The Richmond District Blog scored a preview (one frame from which is now above).

∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]
∙ Richmond theater cleans up act [San Francisco Examiner]
∙ First look at the Alexandria Theater project plans [richmondsfblog.com]

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

April 14, 2010

Guest Editorial: Redonkulous Rincon Hill Development Fees?

It’s a guest editorial from Rincon Hill resident Jamie Whitaker related to yesterday’s Board of Supervisors’ approval of $1,844,273 in grants from the SOMA Community Stabilization Fund (funded by way of fees for developing within the Rincon Hill Plan Area):

The SOMA Community Stabilization Fund has collected $6.6 million from developments within the 14-block portion of South of Market that falls within the Rincon Hill Plan Area – that amount is from the single development that actually got built, One Rincon Hill.

Nearly five years after the Rincon Hill Plan was written into Section 318 of the San Francisco Planning Code, the justification for the adding the $14 per square foot fee for the SOMA Community Stabilization Fund (on top of the anticipated development fees paid for affordable housing and infrastructure) seems ridiculous. The justification was that exceeding the former height limits and allowing high-density housing near our mass transit and jobs hub in the downtown would destabilize the residents and businesses in South of Market.

There was never a nexus study conducted by the Planning Department to affirm that only high-rise developments between Folsom and Bryant and Second and Steuart Streets have a destabilizing impact on the rest of SOMA. The fee was born in the Board of Supervisor chambers after Planning had already gone through the process of meeting with Rincon Hill residents and creating the Plan.

While many of us living in Rincon Hill appreciate the public benefits of services provided by the 19 non-profits awarded the nearly $2 million yesterday, the very existence and rationale without a nexus study of the fee leaves a bad taste in our mouths. It is hard to believe that high-rise buildings east of 2nd Street and between Folsom and the Bay Bridge cause any greater impact on SOMA residents and businesses than those high-rises constructed west of 2nd Street.

If there is an impact, why shouldn’t the fee be applicable to all developments that create the impact instead of discriminating against just the 14 blocks within the Rincon Hill Plan Area?

There are several high-rise buildings, some right around the corner from the alleys of residents supposedly impacted by such tall residential buildings. If there is no impact, as could be proven by a legitimate nexus study, why impede the redevelopment of the Rincon Hill area with this additional $14 per square foot fee?

It is a shame that these fees were collected to provide one-time payments to non-profits instead of possibly funding the first public green open spaces in Rincon Hill that can be enjoyed by many for years to come. Instead, the Rincon Hill Plan Area does not have a single park, only lots of land awaiting more infrastructure fees to pay for Guy Place Pocket Park’s development and possibly state grant money to pay for the Harrison Street Park at Fremont (fronting 333 Harrison as proposed).

Again, this isn’t frustration with the non-profits benefitting from the nearly $2 million, but a frustration with fees and taxes that have no justification and should not be allowed to continue to exist without such a basis.

Our angle, recognizing we’re in a radically different market as compared to 2005, might not incentives for developers to invest in San Francisco, add residences and residents to a neighborhood still in search of its critical mass, and increase recurring tax revenues from the Rincon Hill area pay greater dividends than any one-time fee?

Now extend that thinking beyond simply Rincon Hill.

∙ SF BOS Resolution: SOMA Community Stabilization Fund Expenditures [www.sfbos.org]
∙ Rincon Hill Plan [sf-planning.org]
∙ Michael Kriozere (ORH) Responds: We're Planning To Pay, Damn It! [SocketSite]
∙ Putting Some Green On Guy Place: A Rincon Mini Park In The Works [SocketSite]
∙ Harrison Street Park [harrisonstreetpark.com]
∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (17) | (email story)

21 Villa Terrace (Re)Joins The Clarendon Heights Contemporary Fray

Eighteen foot ceilings over the living room, dining "room," kitchen and entry; big views from the windows and decks; and four bedrooms and four and one-half baths over four thousand plus square feet.

Listed for $3,350,000 in February 2009 before being withdrawn at $2,950,000 in June, five days ago 21 Villa Terrace re-joined the contemporary Clarendon Heights listed fray of five active and available homes asking over two million with a new new list price of $2,795,000.

The home was purchased for $1,900,000 in July 2003 having sold as new for $2,125,000 in March 2001.

∙ Listing: 21 Villa Terrace (4/4.5) 4,051 sqft - $2,795,000 [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (13) | (email story)

April 13, 2010

Mission Creek Then And Now (And Remembrances Of RVs Past)

It’s a nice then (2003) and now look down Mission Creek to AT&T Park from the Chronicle.

"The area next to the ballpark had just 540 residents in the 2000 census" but since then the "population has grown more than tenfold to 6,570." A show of hands from those who remember the old RV park that once was the center of the neighborhood.

∙ AT&T Park at 10: A home run of an urban concept [SFGate]

Posted by socketadmin at 7:45 AM | Permalink | Comments (38) | (email story)

April 12, 2010

Treasure Island: Another Work Of Fiction Or Bounty To Be?

"The vision was conceived in 2005, and the most optimistic scenario has the first homes opening in 2013. Now, though, the push for approvals is gearing up, and the public can begin to gauge whether the much-ballyhooed green neighborhood could someday offer a truly different way to live or simply a denser version of Emeryville and Mission Bay."

∙ Treasure Island plan a trove full of promise [SFGate]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (16) | (email story)

April 8, 2010

HSR: Beale Street Alternative Rejected, Transbay Recomended

Breath a little easier Watermark and Baycrest owners, and Transbay proponents cheer, as a plugged-in tipster notes the California High Speed Rail Authority has rejected the Beale Street Alternative (Option d) and recomended a Transbay terminus (with service at 4th and King) for high speed rail into San Francisco.

From the California High Speed Rail Authority's preliminary Alternatives Analysis Report:

Only Option [a], in which HST and Caltrain service is offered at the Transbay and 4th & King locations, has been identified to be carried forward into further engineering and environmental analysis.

Option [b], with which all HST service goes to the Transbay Transit Center and there is no HST service at the 4th & King station, is not practicable and does not meet project purpose and need and objectives due to insufficient capacity.

Option [c], which assumes that all HST service terminates at the 4th & King station, does not satisfy Proposition 1A as HST service would not reach the Transbay terminal as a San Francisco terminus.

Option [d] with which HST service would go to a Beale Street station at Transbay Terminal and also to a 4th & King station is not practicable because of difficulties constructing the tunnel along The Embarcadero and under the Bay Bridge and because it would have extensive impacts to properties and displacements.

As the sole dissented, chairman Kopp was left unsatisfied.

∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (48) | (email story)

SocketSite Gets Schooled By A Plugged-In Reader

A plugged-in reader correctly takes us to task for not previously covering the San Francisco School Board’s decision to enact a new school assignment system. So we’ll just co-opt her (slightly edited) tip:

This could have an impact on SF property values in two ways. First, since now living in a schools’ attendance area will actually give you preference in getting into that school, I suspect that areas surrounding some of the best schools will have their property values increase (note that many of city’s best schools are "alternative" and are designated for citywide enrollment, so living next them won’t matter).

Second, students from traditionally disadvantaged areas as measured by CTIP scores will now have enrollment priority over everyone else. Dark green areas are the ones where children will have the CTIP advantage in getting into a school of their choice, since they scored the worst on standardized tests. It’s best to look at this in conjunction with the official census tract map.

Potrero Hill caught my eye, it’s the only place in the city where dark purple (census tract where students perform best on standardized tests) meets dark green. Tract 227.01 is purple (North Slope, "highly desirable") and 227.03 is green (it contains the Potrero projects).

The boundary between the two runs along Arkansas St between 20th & 22nd. As an ex-resident of Potrero Hill, I would actually consider Arkansas & 20th to be a pretty nice area to live in – as well as Connecticut from 20th to its dead end – and both are parts of the ”dark green” census tract.

The most interesting part is that if you’re living on Arkansas, between 20th & 22nd – if you’re on the East side, you’ll have an advantage into getting the school of your choice over the neighbor who’s living across the street! I wonder if this will have any impact on the property values in the nicest parts of 227.03 census tract...

It's good food for thought. And on that note we're off to find some Tater Tots.

∙ Recap: A new era for student assignment? [rachelnorton.com]
∙ San Francisco Schools Attendance Area Map [sfusd.edu]
∙ 2000 Census Tract Outline [census.gov]

Posted by socketadmin at 7:30 AM | Permalink | Comments (131) | (email story)

April 7, 2010

Proposed Payment Plan For San Francisco’s Treasure Island Purchase

While the dollar value was set back in December, the details of San Francisco’s payment plan for the purchase of Treasure Island have been hashed out.

Under the agreement, The City will pay $55 million over 10 years — $5.5 million annually, plus interest. In addition, the Navy will receive up to $50 million if the project’s return hits 18 percent from the planned housing units, hotels and retail.

San Francisco’s Board of Supervisors still need to approve the agreement.

∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ City, Navy settle on Treasure Island’s price [Examiner]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (0) | (email story)

Hunters View Groundbreaking Buildingbreaking Ceremony Today

Speaking of HOPE SF and the rebuilding of public housing in San Francisco, the official groundbreaking (or rather buildingbreaking) ceremony for the redevelopment of the 267-unit Hunters View public housing development is scheduled for this morning.

The first phase of the project will consist of 106 new public housing and BMR rental units and will no longer include any of the 250 to 300 market rate condos (expected to be priced around $425 per square foot) nor 50 BMR condos which will now follow in later phases of the 650-ish-unit mixed-income redevelopment.

∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]
∙ Rebuild Potrero: The Master Plan, Timeline And Community Events [SocketSite]
∙ JustQuotes: A New Vision For A Hunters Point Neighborhood [SocketSite]
∙ HOPE SF: Hunters View [sfha.org]

Posted by socketadmin at 6:00 AM | Permalink | Comments (7) | (email story)

April 6, 2010

Rebuild Potrero: The Master Plan, Timeline And Community Events

The master planning process for the redevelopment of the 33-acre Potrero Annex and Terrace public housing development continues to move forward as part of Hope SF.

As proposed, the Rebuild Potrero project would not only rebuild the current 606 public housing units but add 350-500 BMR units, 450-600 market rate units, 10,000-20,000 square feet of retail, a 30,000-50,000 square foot community center, and 7 acres of public open space (the next community focus group and workshop for which is April 15).

The master plan for the redevelopment is expected to be finalized and submitted to the San Francisco Planning Department for review this year, with approvals by the end of 2011 and a construction start no earlier than late 2013.

Click any image to enlarge.

∙ Rebuild Potrero: Design Boards | Upcoming Events [rebuildpotrero.com]
∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]
∙ JustQuotes: Redeveloping The Developments (And Changing The Mix) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (76) | (email story)

April 5, 2010

Let Them Eat Picnics Atop Hilltop Park

"Hilltop Park is planned at Yerba Buena Island’s highest peak, nestled within the elliptical Yerba Buena Drive, as a jewel in a low-density neighborhood [of up to 300 homes and a 50-room spa hotel] that will occupy the western chunk of the island.

The park is being designed as a destination between San Francisco and Oakland, filled with picnic facilities, overlooks, grass and yet-to-be-determined recreation facilities..."

∙ Hilltop park planned for Yerba Buena Island [San Francisco Examiner]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

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

March 29, 2010

Debating The Details Of The Presidio's Preservation

"This is a far cry from the struggle that ended eight months ago, when the Fisher family abandoned its proposal to erect a contemporary art museum near the spot where a Spanish expedition established an outpost in 1776. Instead of headline-grabbing battles over a major facility, bureaucrats and watchdogs now are chewing on details as small as whether a 50-square-foot shed should be razed."

∙ 2 Presidio barracks fuel preservation debate [SFGate]
∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]

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

From Three-To-Four To One-To-One For Two Hundred Dolores

Proposing sixteen but limited to ten in February per Planning’s current parking ratio for the neighborhood (3:4), last week the developer of 200 Dolores was granted an exception and will build 13 underground parking spaces at the corner of Dolores and Fifteenth for a one-to-one (1:1) ratio of parking to condos (ten new plus a renovated three).

∙ Designs For 200 Dolores Six Years In The Making (And Why) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (33) | (email story)

March 25, 2010

(Will They) Give It Up For Your Golden State San Francisco Warriors…

Could Chris Cohan’s announced willingness to sell the Golden State Warriors at a time when the San Francisco Giants’ are scrambling for equity investors to support their proposed development of San Francisco’s Seawall Lot 337 make for a return of the San Francisco Warriors?

As plugged-in people know, the Giants' current proposal for "Mission Rock" doesn’t include an NBA sized arena and adding one would necessitate a new plan (and perhaps competition). But considering the current lack of dollars for large development deals, a whole new plan might just be more of a boon than a barrier for the Giants.

∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ This time, Warriors' return to S.F. has a shot [SFGate]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (23) | (email story)

India Basin Shoreline Redevelopment EIR In The Works

The San Francisco Redevelopment Agency and San Francisco Planning Department and about to jointly tackle the preparation of an Environmental Impact Report ("EIR") for the proposed redevelopment of the India Basin Shoreline.

The India Basin Shoreline Redevelopment Program includes four project elements, each of which facilitate implementation of the Redevelopment Program project: (1) Hudson Avenue Improvements that create a bicycle and pedestrian connection parallel to Innes Avenue; (2) Innes Avenue Streetscape Improvements to improve the livability and character along Innes Avenue; (3) the Hunters View Stairs project that will provide a pedestrian connection between the Hunters View development on Hunters Point Hill and the India Basin Shoreline; and (4) the Hunters Point Substation Relocation project, which would consist of the demolition and relocation of the existing 115 kilovolt (kV) to 12 kV PG&E switching substation.

The proposed redevelopment project "would allow the largely industrial zoned India Basin Shoreline area to develop as a mix of residential, commercial and industrial uses" and "result in a maximum build out of up to 1,240 new housing units, up to 1,365,000 gross square feet (gsf) of commercial space (office and light industrial), up to 100,000 gsf of new retail space, and up to 300 hotel rooms with a conference center."

∙ Notice of EIR Preparation: India Basin Shoreline Redevelopment [sf-planning.org]

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

March 23, 2010

A New NIMBY (Not In The Mayor's Back Yard) Effect?

A plugged-in reader notes that yesterday’s featured home at 1322 Masonic is but a few blocks from the Mayor’s. And while that’s a fact, there’s also an opinion that’s offered:

[H]ave you all noticed how much less 'sketchy' the Haight is since they moved in? (And the accompanying spike in homeless over the hill in the [Castro.])

We haven't noticed the spike (readers?), but of course we couldn't have missed the proposed legislation. Is it a new NIMBY (Not In the Mayor's Back Yard) effect in action?

∙ 1322 Masonic: Curb Appeal Plus (And Minus Four Units) [SocketSite]
∙ The Mayor’s "Confidential" Contract Price: 8% Under Reduced Asking [SocketSite]
∙ Mayor Newsom Isn't Taking This Sitting (Or Lying) Down [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

March 22, 2010

Bernal Heights Single-Family Apples To Apples (And New Supply)

Listed for $949,000 in June 2007, the sale of the remodeled single-family home at 330 Gates closed escrow a month later for $1,250,000. The South Bernal home is back on the market and asking $1,195,000 in 2010.

Over the past week ten single-family Bernal homes were added to the MLS bringing the total listed supply to thirty-three. In February a total of 13 single-family homes sold in Bernal's District 9 (which also includes the Mission, Potrero and Dogpatch amongst others).

Oh, and those tightly cropped facade shots? Yes, there's an app a reason for that.

∙ Listing: 330 Gates (3/2) - $1,195,000 [MLS] [Map]
∙ SocketSite's San Francisco Listed Housing Inventory: 3/15/10 [SocketSite]
∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]

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

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 (67) | (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 (21) | (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 (101) | (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 (48) | (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 (36) | (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 (16) | (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 (43) | (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 (19) | (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 (4) | (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 (11) | (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 (38) | (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 (49) | (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 (16) | (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 (77) | (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 (28) | (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 (20) | (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 (65) | (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 (83) | (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 (113) | (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 (9) | (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 (51) | (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 (11) | (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 (39) | (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 (51) | (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 (7) | (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 (17) | (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 (26) | (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 (14) | (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 (30) | (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 (21) | (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 (76) | (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 (76) | (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 (30) | (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 (88) | (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 (21) | (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 (45) | (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 (33) | (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 (38) | (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 (10) | (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 (41) | (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 (13) | (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 (5) | (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 (13) | (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 (37) | (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 (26) | (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 (38) | (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 (41) | (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).

∙ 1575 South Van Ness: NIMBY Neighbors Actually Arguing For Density? [SocketSite]
∙ S.F. grows ever more hostile to chain stores [SFGate]

Posted by socketadmin at 7:09 AM | Permalink | Comments (64) | (email story)

May 1, 2008

One Rincon Hill: Spring 2008 Newsletter And Construction Update

According to the latest One Rincon Hill Newsletter (Spring 2008), construction on the first tower should be complete by the end of September (with common areas complete by late summer) and seventy-two (72) sixteen-foot trees will be planted up the driveway to the entrance once Caltrans “finishes work on the First St. on-ramp later this summer” (which will be a welcome addition of green).

Also noted, the groundbreaking ceremony for the second tower will now “be scheduled soon after the selection of the general contractor this summer” which suggests that the construction scheduled for Phase II has slipped another couple of months (despite securing financing).

Closings and (re)sales update coming soon.

∙ One Rincon Hill Newsletter: Spring 2008 [onerinconhill.com]
∙ The Straight Scoop On What’s Up With One Rincon Hill’s Tower Two [SocketSite]
∙ One Rincon Secures Financing For Tower Two (But Still Seeks Builder) [SocketSite]

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

April 30, 2008

A Plugged-In Reader's Report: Crime Starts Hitting Closer To Home

A plugged-in reader reports:

I was in Baretta restaurant on 23rd and Valencia last night while it was robbed at gunpoint. The gunman had us all lie on the floor and look down. He proceeded to rob the till. Very scary stuff. I know of a recent home invasion on North Potrero. A friend of mine had his wife's laptop stolen while he was in the shower in his own home in Noe Valley. Then there's the rash of muggings in Bernal and Glen Park. I saw a guy roll up on another guy and then get shot at by the driver of the car he meant to himself assail two weeks ago on the corner of Cesar Chavez and South Van Ness. They sped off down Cesar Chavez street at 100 mph. One of the kids who was killed by that asshole over pizza in the Sunset lived in a friend of mine's building. He was shot in the face. The killer remains at large because his girlfriend wouldn't i.d. him. That was the best they could come up with. San Francisco needs to step up the policing. It's getting ridiculous.

And ads: "[T]hat octopus risotto [at Baretta] is awesome."

UPDATE (5/2): "My neighbor in Ashbury Heights was mugged at gun point last night at 10:00, half a block from her house. We're all very shaken."

∙ High Crime Rates Are One Thing, Random Muggings Quite Another [SocketSite]

Posted by socketadmin at 1:58 PM | Permalink | Comments (105) | (email story)

Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08)

Via San Francisco’s Planning Department:

In late 2007 the Planning Department began a planning effort for the southern portion of downtown San Francisco in the vicinity of the Transbay Transit Center. The Plan is considering increasing development capacity around the improved regional transit facility to support transit usage and to raise revenue for the transit project, modifying the downtown skyline, and proposing public realm improvements to support this high-activity area.

After some study and analysis, the Department now has information and initial ideas regarding land use, urban form, historic preservation, streets and open spaces. We would like to share these with the public and gather feedback.

Date: Wednesday April 30, 2008
Time: 6:30-8:30pm
Place: 536 Mission Street (Golden Gate University), Room 2201

To paraphrase in part: recommended building heights for the competition winning 1,200 foot Transbay Tower and environs.

UPDATE: From a plugged-in reader in attendance: "The presentation was conservative as to height. Only the new proposed TransBay terminal to be perhaps 1,000 to 1,200 ft. With all future buildings to be shorter. Say good bye to the Renzo Piano project!!"

∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Reaching for the sky South of Market [SFGate]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (12) | (email story)

April 28, 2008

High Crime Rates Are One Thing, Random Muggings Quite Another

While the Chronicle reports a recent spike in Glen Park and Bernal Heights muggings, according to a couple of plugged-in tipsters and local residents the rash of armed robberies (often at the end of a shotgun) have been going for months (not weeks).

∙ Muggings spike in Glen Park, Bernal Heights [SFGate]

Posted by socketadmin at 8:33 AM | Permalink | Comments (93) | (email story)

April 24, 2008

“Plans” But No Permits (Or Even Approvals As Best We Can Tell)

As best we can tell they’re simply “plans” (i.e., no approvals or permits) to develop the lot.

And as such, these 16 units aren’t part of our pipeline.

But the potential (for) development is on our radar along with the rest of the ‘hood.

∙ Listing: 616 20th Street - $2,000,000 [MLS]
∙ SocketSite’s Complete Inventory Index (Cii): Q1 2008 (San Francisco) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (5) | (email story)

April 22, 2008

The Development Of Seawall Lot 337: And Then There Were Three

Three development teams (Kenwood Investments, San Francisco Giants, and Build Inc.) will be moving forward to the RFP phase for the development of Seawall Lot (SWL) 337. And while it’s almost certain that they wouldn’t have been invited to move forward anyway, the Federal Development team officially withdrew themselves from consideration.

The official Request for Proposals (RFP) should be published mid-May and will “provide approximately three months for the development teams to the prepare and submit their RFP proposals.” 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.

And in moving from RFQ to RFP, emphasis and addendums have been added to the Development Objectives and Criteria. Two that stood out: 1. Minimum size for contiguous major open space, 5 acres at the northeast area of the site, and 2. Consideration for up to three "slender towers of 300 feet or more, to create an inspiring architectural identity."

∙ The Development Of Seawall Lot 337: Rankings After Round One [SocketSite]
∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]
∙ The Kenwood Proposal For Seawall Lot 337: Details And Design [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]
∙ The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337 [SocketSite]
∙ The Federal Development Proposal For SWL 337: Details And Design [SocketSite]

Posted by socketadmin at 3:58 PM | Permalink | Comments (4) | (email story)

April 21, 2008

SWL 351 And The Proposed 8 Washington Street Project: Port Hearing

An update from Frederick Allardyce (President of the Barbary Coast Neighborhood Association) on the proposed development of Seawall Lot 351 (and by extension, the proposed 8 Washington Street Project):

This lot probably is the most valuable parcel (individually or by $ per square foot) not only in the Ports portfolio, but perhaps in the entire city. The success of the Port’s development of this parcel, may lead the Port into successfully developing the other [seawall] lots north of Market Street, which still have State Lands Use Zoning (which does not allow residential use). This parcel has been proposed as the central portion of a 170 unit luxury condominium project, of which many of the proposed units would sell for higher than any of the units at the Millennium ($2,000 to $3,000 per sq ft).

The Ports first hearing on this project was Monday, April 14th at which several hundred interested parties came and participated in a “neighborhood” analysis of the various possible uses” of this parcel and other parcels on the Waterfront. The SF Planning Department, which led 9 different discussion groups at the meeting found that the vast majority (some groups as high as 85%) wanted SWL 351 to remain as “Open Space and or Recreational”. Of the over 150 in attendance only 1 voted for an 84 foot tall building (which is 52% higher than the 55 ft tall Embarcadero Freeway). The vast majority wanted recreational facilities and a new bus system from the Ferry Building to the existing parking at the Alcoa Building (One Maritime Plaza) and the Embarcadero Center that could replace the possible removal of parking adjacent to the Ferry Building.

Any guesses as to the makeup of those 150 interested parties (and what "interests" they represented)?

∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ Seawall Lot (SWL) 351 [SFGov]
∙ San Francisco Seawall Lot Rezoning Public Forum (5/14/07) [SocketSite]
∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]

Posted by socketadmin at 11:27 AM | Permalink | Comments (10) | (email story)

April 15, 2008

You Ask, We Answer, You Embellish: Big Developments In The Mission

The two questions:

Do you know anything about the 2 huge new condo developments in the Mission: 1. On Bryant and 19th St across from Blowfish Sushi - it was a 50ft hole in the ground for the last 10 years and now it's new condos going up fast; and 2. On Florida St and 18th St - a whole block of new condos.

The answer to number one: Bryant Commons and Coach House Lofts. Originally expected spring 2008, the 99 condos are now expected spring 2009.

And the answer to number two: Stretching from 18th to 19th, and from Alabama and Florida, the 18th and Alabama development is a 151-unit affordable housing project by Citizens Housing Corporation.

117 rental units (“including apartments for large families and seniors”), 34 condominium townhouses ("for-sale"), and “15,000 square feet of community/commercial space, which will be used to house on-site economic development activities for Mission District entrepreneurs and educational classes."

∙ Bryant Commons (2125 Bryant) / Coach House Lofts (2101 Bryant) [SocketSite]
∙ Citizens Housing Corporation: 18th & Alabama Housing [citizenshousing.org]

Posted by socketadmin at 4:04 PM | Permalink | Comments (10) | (email story)

A Quick Tale Of Two Apples (And Noe Valleys): Modern Home Edition

As a reader has already noted, 576 30th Street closed escrow this past Friday (4/11/08) with a reported contract price of $2,195,000. Purchased for $2,125,000 in December of 2006, the sale represents annual appreciation of 2.4% over the past sixteen months.

That being said, do consider the words of a plugged-in (and perhaps pleasantly surprised) neighbor:

I'm betting it goes 1 to 2 percent less than what it sold for last time, neighborhood improvements essentially cancelling out market floundering.

I live at 30th and Noe, a block downhill from this place, and can honestly say I prefer it to 24th Street. We have a bunch of new restaurants like La Ciccia, Pescheria, and Toast, which have opened since this house last sold. We have Drewes Brothers and Church Street Produce, neighborhood institutions that just get better and better. At long last our new park -- the Upper Noe Valley Rec Center -- is nearly done. It's a $10 million project that includes new playgrounds, gyms, field, dogwalk, seating areas. The construction process has been painfully slow (One Rincon was built in less time) but I think the park, a full city block, will be one of the best rec centers in the city.

So I think you could argue that downtown Noe Valley -- which by the way is a leisurely 10-15 minute walk from our part of town-- has not improved one iota in the last five years while outer/upper noe has blossemed.

At the same time, and a few blocks closer to 24th Street, 1420 Douglass was withdrawn from the market after three months and a one hundred thousand dollar price reduction. Purchased for $1,945,000 on 8/09/2007, 1420 Douglass was last listed for $1,995,000 without finding a buyer.

∙ Another Modern Apple Is Up On The Noe Valley Tree: 576 30th Street [SocketSite]
∙ Another Look At 1420 Douglass (And A Reader's "Lazy Noe Indicator") [SocketSite]

Posted by socketadmin at 10:58 AM | Permalink | Comments (21) | (email story)

April 9, 2008

From A Surface Area Parking Lot To…A Parking Garage (Over Retail)

The Question: “What is going up at the corner of Golden Gate Avenue and Larkin?”

The Answer: A 7-story/68-foot tall parking garage by Hastings College with 430 spaces (300 for the college, 130 for the public, and an increase of 170 over the previous surface area lot), two City CarShare Pods, secure bike storage and 9,000 square feet of ground floor retail intended to “encourage students to linger in the community."

Originally expected to be completed by the end of 2008, expect construction to continue for another 16-18 months.

The UPDATE: As a plugged-in (and perhaps a little dazed) "torchrunner" notes, "The new Central YMCA will go in next door" on Golden Gate. (But that's not set in stone.)

∙ Hastings Mixed Use Project and Proposed YMCA Community Center [uchastings.edu]

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

Market-Octavia Plan And Requisite Rezoning Approved By The Board

While the General amendments for the Market-Octavia Neighborhood Plan were approved in October, the pivotal rezoning has finally caught up.

The zoning allows developers to construct buildings that pack more residential units into a project, including boosting tower heights from 20 stories to 40 stories on some parcels near the intersection of Van Ness Avenue and Market Street.

The entire package has now been approved by the Board of Supervisors and an estimated 6,000 new housing units could follow. A few details related to said development according to the Chronicle:

As it now stands, the plan requires developers to sell or rent 25 percent of the units they build at below-market rates and imposes fees on developers that could amount to $50 million for an affordable-housing fund.

Forty percent of the new housing in some parts of the rezoning area must be two-bedroom units and parking for all new projects in the neighborhoods has been reduced from one space per housing unit to one space per two units.

UPDATE: From a plugged in reader: "[T]he M&O plan does NOT require 25% BMR. That was incorrectly reported by the [Chronicle]. The plan does not increase the requried BMR percentage at all. It does levy additional impact fees for a whole host of public benefits (in exchange for increasing density, heights, etc.), some of which will go toward affordable housing. Big difference."

∙ S.F. OKs plan for 6,000 housing units [SFGate]
∙ San Francisco’s Market & Octavia Neighborhood Plan Moves Forward [SocketSite]

Posted by socketadmin at 10:22 AM | Permalink | Comments (97) | (email story)

32 Condos Coming "Soon" To The Corner Of Hayes And Franklin

Patrons of the arts (and Hayes Valley) take note, the surface area parking lot at the corner of Hayes and Franklin is no longer (nor is the little building next door) as they're finally preparing the site for the newest addition to the neighborhood.

The mixed-use development will consist of thirty-two (32) condos over ground floor retail with design by Sternberg Benjamin Architects and development by Village Properties/Hayes Franklin Builders Corp.

UPDATE: The site does indeed include the structure next to the parking lot (which is in the process of being razed); and while they're in the process of preparing the site, they haven't yet broken ground (but pilings have been delivered).

Posted by socketadmin at 5:00 AM | Permalink | Comments (29) | (email story)

April 7, 2008

The Development Of Seawall Lot 337: Rankings After Round One

The Port's advisory panel’s round one ranking (from high to low) of the four proposals to develop San Francisco’s Seawall Lot 337: Kenwood Investments, San Francisco Giants, Build Inc, Federal Development.

The review panel praised the layout of the Kenwood project, saying it evoked a San Francisco neighborhood feel. But the panel expressed concern that the scheme failed to make the most of the waterfront and questioned the feasibility of creating an artists community.

The panel lauded the Giants' plan for its emphasis on open space and recreation. It questioned the design's large number of retail and entertainment venues.

The Build Inc. proposal appears to be at risk of not moving on to round two while the proposal by Federal Development will most likely be left behind.

∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]
∙ The Kenwood Proposal For Seawall Lot 337: Details And Design [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]
∙ Giants take 2nd in seawall design contest [SFGate]

Posted by socketadmin at 11:44 AM | Permalink | Comments (6) | (email story)

Piers On Which People Can Play (Albeit More With Their Minds)

While the Chelsea Piers-esque development of Piers 27-31 is all but DOA, a plugged-in reader reminds us that the proposed rehabilitation and redevelopment of Piers 15-17 into a new home for the Exploratorium continues to move forward.

The buildings will be used to house the museum’s displays and exhibits, a museum store, events space, café or restaurant, exhibit fabrication area, classrooms, ancillary offices, a theatre and the popular Tactile Dome. The paved asphalt area [between the piers] will be removed to create a “water pile garden” and lagoon. It will provide public access to the Bay and outdoor museum exhibits. The project also includes a water taxi landing.

The current timeline calls for EIR certification by the end of the year, construction commencing in 2009, and a grand opening in 2011. We'll see bump into you in the Dome.

∙ Piers 15-17 The Exploratorium [SFGov]
∙ Exploratorium: Embarcadero [exploratorium.edu]
∙ Cruising (Pier 27) And Working (Piers 30-32) But Not Sporting At All [SocketSite]

Posted by socketadmin at 9:08 AM | Permalink | Comments (1) | (email story)

Cruising (Pier 27) And Working (Piers 30-32) But Not Sporting At All

"A long-standing and controversial plan to restore rusted piers and create a recreation and office center at the foot of Telegraph Hill could be abandoned for a new proposal that developers and port officials have been quietly discussing in recent weeks.

The new plan still would feature a state-of-the-art cruise ship terminal at Pier 27. But the office development used to pay for the terminal would instead shift south to Piers 30-32. A public recreation center - which at one time included a YMCA and a marine sports basin - would disappear altogether."

∙ Port of S.F. has new cruise ship terminal plan [SFGate]
∙ Pier Wars [SocketSite]
∙ Frederick Knows His Piers (A.K.A. Cruise Ships Closer To Pier 27) [SocketSite]
∙ Proposed SF Cruise Ship Terminal Sunk [SocketSite]

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

April 2, 2008

A Plugged-In Reader’s Update: 55 Laguna Poised For Strong Support

“Sup. Mirkarimi, in response to my email, writes: "[T]he entire plan [for 55 Laguna] successfully emerged from the Land Use Committee on Monday. It now goes to the full Board next week where it's poised for strong support."

Since I live in the Haight, I go by the campus every day on the bus and on foot, and something about that big, blank, street-deadening wall really bugs me. So I've been following this saga pretty closely, and while it's been frustrating to watch the planning process drag on for so long, all the haggling does seem to have produced a decent project. My impression is that, as usual, Mirkarimi played a key role in bringing everyone to the table.

So I guess the lessons to be learned are twofold: (1) Elect good supervisors, and (2) Don't let the loud anti-everything minority be the only voice they hear once they're in office.”

[Editor's Note: And perhaps: (3) It pays to get plugged-in.]

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

Posted by socketadmin at 6:45 AM | Permalink | Comments (3) | (email story)

March 31, 2008

Coming Soon! Bayshore Boulevard Home Depot Development Is Dead

"A controversial plan almost a decade in the making to open a Home Depot store on San Francisco's Bayshore Boulevard has been scuttled because of the flagging home-improvement market, company officials said today."

∙ Controversial plan for S.F. Home Depot falls apart [SFGate]
∙ The First Physical Sign (Quite Literally) Of Home Depot Development [SocketSite]

Posted by socketadmin at 5:35 PM | Permalink | Comments (35) | (email story)

March 29, 2008

Supervisor Peskin Engineers An End-Run (And Ending) For 55 Laguna

The alert from the developer (AF Evans):

Unfortunately, at the last possible moment, someone is trying to stop the 55 Laguna project. Supervisor Peskin is going to introduce amendments this coming Monday that will KILL the entire project permanently.

He is asking that the Landmarks Board and the preservation planners at the Planning Dept. be the body to review and approve the design of the project and not the Planning Commission or the senior staff in the Planning Department. This is highly irregular but also specifically against our project.

The Landmarks Board has vociferously opposed our project for over two years. If this amendment is approved, the project is over. We have already said in the Environmental Impact Report that we have a significant preservation impact and we are doing everything we can to mitigate that impact. The Planning Commission and the Board approved the EIR unanimously. This issue of preservation has been discussed multiple times and has been put to bed.

The editorial from our plugged-in tipster:

We regret to inform you that San Francisco is closing down.

Should we all just go home and gate this as Colonial Williamsburg by the Sea - perhaps a retirement village with nice light, no mosquitoes and artisan everything?

And how AF Evans suggests you respond:

Please send an email to the four supervisors below. It is important to use the same words in the subject sentence (“APPROVE 55 LAGUNA WITHOUT CHANGE NOW!”), so they don't have to read the emails to know what they say. It is our goal to fill up the email boxes and the voicemail boxes of these supervisors so they can know that this project has gone through its paces and it is time to start building housing, not wasting time and money on throwing up road blocks.

Then you can add a few lines about how the project has been approved by the Commission and the Board with full knowledge of the preservation impacts and that it is highly irregular and completely damaging to the project to remove the review and approval process from senior planning staff and the Planning Commission.

The emails and phone numbers are below. Please call this weekend and let them know you are frustrated, angry and disgusted by the changes proposed at the last minute when this project has been in review at the Board and Planning Commission since January 2007.

Aaron Peskin: (415) 554-7450, Aaron.peskin@sfgov.org
David Noyola (Peskin's Aide): (415) 554-7451, david.noyola@sfgov.org
Ross Mirkarimi: (415) 554-6715, ross.mirkarimi@sfgov.org

Other Land Use Committee Members
Sophie Maxwell: (415) 554-7670, Sophie.maxwell@sfgov.org
Geraldo Sandoval: (415) 554-6975, Geraldo.sandoval@sfgov.org

∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

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

March 26, 2008

We’re All In Favor (But Wondering If It Will Actually Work)

District 11 Supervisor Gerardo Sandoval’s legislation empowering Planning Department inspectors to issue citations for having an illegally paved-over front yard (or other planning code violations) has received initial approval by the San Francisco Board of Supervisors.

The motivation is usually to gain an extra parking space, but Sandoval said the violation reduces the beauty of the neighborhood. Also, he said, when the rain has no place to go, it will flow into The City’s storm drains, putting the area at risk to flooding.

The questions remain, will the inspectors start citing and will property owners actually respond without a bigger stick (the maximum fine of $500 is peanuts relative to the value of a parking space in the city).

∙ Forget About The In-Law, What If The Parking Is (Was) Unwarranted? [SocketSite]
∙ Supes approve fine for paving over front yard [Examiner]

Posted by socketadmin at 8:36 AM | Permalink | Comments (46) | (email story)

March 24, 2008

JustQuotes: The People (And Politics) Behind Buildings And Design

The Quote:

ADCO is proposing a 38-story, elliptical-shaped glass building with five levels of underground parking. Market-rate condominiums would be built on top of the tennis courts and next door to a residence for seniors. The street that gently slopes downward to the Japantown malls would also undergo major reconstruction, including new condominiums by owner 3D Investments.

At the current height, the 1481 Post Street project would be the tallest building in the neighborhood, an issue of concern to neighborhood residents. “The height of your building will set the tone for the rest of Post Street going west,” said Sandy Mori, president of the Japantown Task Force, referring to proposals by 3D Investments. “Right now [3D Investments’] highest building is as tall as Hotel Kabuki, which is reasonable in my personal opinion.”

[ADCO Group representative Linda Corso] indicated a willingness to modify the design of the building and reduce the height to move the project forward, perhaps due to public pressure. “We’re going to take all the input from tonight back to our design team and get back to you hopefully in a month or so,” Corso said.

The housing nonprofit that owns and operates the 26-story high-rise next door to the proposed ADCO project has hired a political consultant and sent out a mailing opposing the glass building. They received 600 responses by mail out of 7,000 pieces delivered.

And our reader's response (with which we quite agree):

Please let this SOM building rise up; it's not going to work as a short cylinder. This is a perfectly-scaled building.

∙ J-Town Concerned About High-Rise Plans [AsianWeek]
∙ The Official Cathedral Hill Tower (1481 Post Street) Website [SocketSite]

Posted by socketadmin at 12:56 PM | Permalink | Comments (37) | (email story)

March 20, 2008

The Lots Have Been Cleared For The Californian And More On Fremont

Your tip and question(s):

Notices were sent out by the DPW advising property owners within 300 feet of the property of an application for a 3 Lot Merger, and 70 Units new Construction on Fremont Street (321 - 325) between Harrison and Folsom. (Lots 12, 13, and 14) Will this take the place of the now defunct Californian? Or is it at the Folsom end of Fremont?

Our response: The dormant (not necessarily defunct) Californian on Rincon Hill is slated for 375-399 Fremont at the southern end of the block (bordering Harrison), so this development would be in addition to rather than instead.

Our request: Any tipsters have the inside scoop on 321-325 or any early designs?

UPDATE: The Original Designs (And Additional Details) For 325 Fremont.

∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]

Posted by socketadmin at 12:48 PM | Permalink | Comments (6) | (email story)

March 18, 2008

1575 South Van Ness: NIMBY Neighbors Actually Arguing For Density?

According to a plugged-in tipster, ICI Paints acquired the remaining 17-year lease for 1575 South Van Ness from Hollywood Video's bankruptcy auction (“outbidding the owner and several other bidders”) and was seeking a conditional use permit to establish “a formula retail use paint store (dba ICI Paints) within an NC-3 (Moderate-Scale Neighborhood Commercial) Zoning District.”

The application for the conditional use permit was, however, denied (although "ICI says they'll fight this "to the top""). And once again according to our tipster: “Neighbors wanted a mixed-use building with ground-floor retail, not a single-storey building sitting on only 40% of the property - while the rest is surface parking - on a site zoned for a 50' building.” NIMBY neighbors actually arguing for density? What a concept.

Posted by socketadmin at 9:35 AM | Permalink | Comments (37) | (email story)

March 14, 2008

JustQuotes: The Ballot Battle Over Hunters And Candlestick Point

"[Carmen] Policy, still revered for his role in the 1990s 49ers dynasty, has been cast as the public face of the Bayview Jobs, Parks, and Housing initiative -- Proposition G on the June ballot. The measure would put the voters' stamp of approval on the city's plan to transform the [Hunters Point] shipyard and Candlestick Point into a sprawling, mixed-use neighborhood with 10,000 units of housing, 300 acres of parkland, 2 million square feet of commercial space (biotech, cleantech and office), and 600,000 square feet of retail."

"But the measure faces a competing initiative being led by Supervisor Chris Daly. That initiative -- Prop. F -- would require that any development at the shipyard include at least 50 percent below-market-rate housing. That is twice the 25 percent affordable housing Lennar is proposing. A study for the Mayor's Office of Economic and Workforce Development stated that doubling the amount of affordable housing from 25 percent to 50 percent would add $800 million to the developer's cost, which Michael Cohen, director of the economic development office, said would kill the project."

"The amount of investment Lennar and its equity and development partners are proposing to pump in the city's southeast sector is staggering. The initial investment of $1.5 billion would pay for new roads as well as sewer, water and gas systems. It would build 300 acres of parks, a "vast and effective transit system," and pay for the demolition of buildings, Cohen said. Some $5 billion would pay for 10,000 housing units and vast amount of commercial space."

"Supervisor Daly said city voters who care about affordable housing should support his initiative. He said he believes Lennar when it says it can't make 50 percent affordable work economically -- but he doesn't care. He said he would rather the city take the lead as developer and look for public funding "rather than handing the reins over to Lennar, which will net us a project that will fall short of meeting the needs of San Francisco."

∙ Lennar hands ball to Policy [San Francisco Business Times]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ JustQuotes: No Carrot, All Stick (Or Should We Say Daly Shtick?) [SocketSite]

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

March 12, 2008

JustQuotes: Redeveloping The Developments (And Changing The Mix)

“Three more decrepit San Francisco public housing developments will be refashioned into denser neighborhoods that include some market-rate housing, under a new agreement between the Housing Authority and construction companies that say they're up for the job.

The Housing Authority Commission on Tuesday named Sunnydale in Visitacion Valley, the Potrero Terrace-Potrero Annex complex on Potrero Hill and Westside Courts in the Western Addition as the next developments to be rebuilt using a mix of public and private funds.

The remade projects will include the same number of public housing units they do now, as well as hundreds of new affordable and market-rate rental units and homes for sale to help offset the costs. In all, there will be about 3,000 units in the new neighborhoods.”

“Bridge Housing Corp. will lead a team to build 605 public housing units and 1151 new units at the Potrero Hill development. Mercy Housing will lead a team to build 785 public housing units and 1,498 new units at Sunnydale. And Em Johnson Interest will lead a team to rebuild 136 existing units and 220 new units at Westside Courts."

∙ 3 S.F. public housing areas getting rebuilt [SFGate]

Posted by socketadmin at 7:42 AM | Permalink | Comments (10) | (email story)

March 11, 2008

Some Relative Perspective On The Position Of The Transbay Project

Neither Millennium (M) nor 555 Mission might appear in most (any?) of the initial design renderings for the proposed Transbay Terminal and Tower by Pelli Clarke Pelli, but at least we can offer some perspective on where the buildings (will) lie.

And if you currently park in either of the surface lots between Natoma and Minna and didn't know that they were going away, please don't shoot the messenger.

∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]
∙ A Virtual Tour Of 555 Mission Street (And Downtown San Francisco) [SocketSite]
∙ San Francisco’s Transbay Terminal: Website And Community Meeting [SocketSite]

Posted by socketadmin at 9:21 AM | Permalink | Comments (11) | (email story)

March 10, 2008

San Francisco’s Transbay Terminal: Website And Community Meeting

The Pelli Clarke Pelli website dedicated to their proposed Transbay Terminal, Tower and City Park has added a number renderings, charts, and animation since the last time we looked.

And according to a plugged-in reader (and NBC11), a community meeting and update on the terminal by the Transbay Joint Powers Authority (TJPA) is scheduled for 6PM tonight (3/10/08) at the Calvary Presbyterian Church (2515 Fillmore Street).

∙ Transbay Transit Center And Tower: Pelli Clarke Pelli [pcparch.com]
∙ SF To Hold Meeting On Tallest Skyscraper On West Coast [NBC11]

Posted by socketadmin at 1:48 PM | Permalink | Comments (24) | (email story)

Another Single-Family Apple On The Noe Valley Tree: 480 Duncan

Yes, it’s another "apples to apples" comp in the making for a nice single-family home in Noe Valley. Purchased for $2,265,000 sixteen months ago (on 10/31/2006), 480 Duncan is back on the market today with a list price of $2,249,000.

We’re quite fond of the curb appeal, outdoor space, and many aspects of the remodel (which we believe pre-dates the last sale). The website provides a nice overview (including floor plans). And now’s the time to go on record with your forecast or forever forfeit your rights to write, “I told you so!”

Keep in mind that Noe Valley has often been touted as out as one of the “hottest” markets for single-family homes in San Francisco over the past couple of years.

UPDATE: This home is listed with Coldwell Banker but we've included the Redfin link in addition to the property website as it was our source for the previous selling price.

∙ Listing: 480 Duncan (4/3.5) - $2,249,000 [480duncan.com] [Redfin]

Posted by socketadmin at 10:54 AM | Permalink | Comments (40) | (email story)

A Few June Ballot Measures Guaranteed To Raise Some Ire

San Francisco Supervisor Daly’s ballot initiative to mandate that 50% of the 10,000 proposed homes for the Hunters Point shipyard and Candlestick Point be affordable (as opposed to the 25% that Lennar has pledged) has qualified for the June ballot as have two competing anti-eminent domain measures.

Proposition 98 prohibits use of eminent domain for private development and phases out rent control, and Proposition 99 which simply prohibits the use of eminent domain on single-family homes and condominiums for private development.

And for the record, we're anti-rent control (but not necessarily eminent domain).

∙ JustQuotes: No Carrot, All Stick (Or Should We Say Daly Shtick?) [SocketSite]
∙ Eminent domain measures on ballot [SFGate]
∙ S.F. housing measure qualifies for June ballot [SFGate]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]

Posted by socketadmin at 8:53 AM | Permalink | Comments (21) | (email story)

March 7, 2008

JustQuotes: A Boon To The Bayview (And Another Sign For Some)

"Developer Joe Cassidy has donated a Bayview district housing site to the Tenderloin Housing Clinic, a gift that will allow the nonprofit to build a 170-unit affordable housing project targeting Bayview families.

The waterfront parcel, 900 Innes Ave., has been appraised at $17 million to $19 million depending on how many units are constructed. The donation may generate a large tax write-off for Cassidy, but he said it was motivated by the weak housing market and frustration with the city's sluggish land use approval process. He had planned to build a market-rate development on the site, but three years into the application process was still years away from breaking ground. With affordable housing a priority for elected officials across the political spectrum, the THC will be better positioned to cut through the city bureaucracy, he added."

"I don't think a market-rate project out there would pencil for us at this point," said Cassidy. "The affordable guys will be able to move it and the market rate guys would be tied up for another three years, easy, plus two years of construction. I can't wait five years while the city gets its act together."

∙ Developer donates site for big affordable plan [San Francisco Business Times]

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

March 5, 2008

700 Valencia Street: The Details And Designs For Moving Forward

It’s another case of years in the making (and neighborhood resistance), but according to a plugged-in tipster it appears as though the redevelopment of 700 Valencia Street (at the southwest corner of Valencia and 18th Streets) is moving forward.

Project details from the Preliminary Mitigated Negative Declaration (pdf):

The proposed project would include demolition of the existing [one-story office building and surface parking lot] and construction of a five-story, 50-foot-tall mixed-use building totaling approximately 22,662 square feet. The building would include nine dwelling units, nine parking spaces and one commercial unit. The ground floor of the building would contain a garage with nine off-street parking spaces, commercial space and common/circulation space and would have 100 percent lot coverage.

And a little editorial from our tipster:

Who knew that a [50-foot-tall building] on a corner on Valencia would be met with such resistance….No wonder we're in slow motion out here. The building fills a parking lot, even has Car Share in the parking garage (which sounds like something every building should be required to do), and is so modest a building I was surprised by the neighborhood [outcry].

Which makes me really wonder what the temperature of the city is re: density -- or is it just people in the biz who tend to support a denser, more urban city?

∙ 700 Valencia: Preliminary Mitigated Negative Declaration (pdf) [ci.sf.ca.us]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 12:26 PM | Permalink | Comments (23) | (email story)

March 3, 2008

55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS

Unanimously approved by the Planning Commission in January, the redevelopment of almost six acres in Hayes Valley is on appeal and the project will be heard by San Francisco’s Board of Supervisors tomorrow (3/4/08) at 4pm.

A former UC Berekely Extension campus, the development of 55 Laguna by A.F. Evans would raze two of the oldest existing buildings on the site but yield 413 new housing units: 328 apartments (66 affordable) and an 85-unit affordable development for seniors targeting the LGBT community (in partnership with OpenHouse).

The development would also include a 25,000-square-foot park, a 10,600-square-foot community garden, and a 12,000-square-foot community center.

∙ 55 Laguna [55laguna.com]
∙ Affordable housing doubled at old UC site [SFGate]
∙ San Francisco Board of Supervisors Agenda: March 4, 2008 [SFGov]

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

March 1, 2008

An Outstanding View (And Story Of Spite): Atop 947 Green Street

We’re not going to make a habit of publishing on the weekends, but we do prefer to kick them off with an outstanding view and perhaps a little history (if not levity).

[947 Green Street] is known as the "spite building." (Not to be confused with the 30-foot "spite fence" that Charles Crocker built around the property of Nicolas Yung in the Nob Hill block that currently houses Grace Cathedral. Yung was the only holdout in Crocker's mansion block and refused to sell his small property to Crocker.)

The owner of 1000 Vallejo Street built this building to protest the loss of northern and northwestern views from 1000 Vallejo Street by the building at 945 Green Street. The building is L-shaped and higher than 945 Green. It blocks the eastern and southeastern views of 945 Green. The best perspective to understand this is to view the back of 947 Green from the balustrade at 1020 Vallejo Street.

This is a beautiful building with many full-floor condominiums. Elevators open into elegant foyers. The ceilings are high, rooms are large, underlying details are exceptional, and the views are outstanding.

And hey, if you're going to live in the "spite building," you might as well live at the top.

∙ Listing: 947 Green Street #10 (2/2) - $5,000,000 [San Francisco Properties]
∙ Russian Hill Green Street/Macondray Lane Walk [Russian Hill Neighbors]

Posted by socketadmin at 9:39 AM | Permalink | Comments (15) | (email story)

February 28, 2008

An Unrendered Perspective On The Proposed 690 Stanyan Project Site

∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]

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

February 27, 2008

The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28)

The proposed demolition: The vacant 24-foot-high, 23,600-square-foot (sq.ft.) retail building (Cala Foods) and removal of the existing 42-space parking lot at 690 Stanyan.

The proposed project: A "four-story," 115,400-sq.ft. retail/residential building with a 34,400-sq.ft. ground-floor specialty grocery store (Whole Foods), 62 residential units in 81,000 sq.ft., and an additional three-level, 176-space subterranean garage (90,000 sq.ft.) with 114 grocery store parking spaces and 62 residential parking spaces. 26 studio units, 20 one-bedroom units, 15 two-bedroom units, and one three-bedroom unit.

The Planning Commission hearing: Tomorrow (2/28/08), 1:30 p.m., City Hall (Room 400).

The point: Show up and show your support (or not).

UPDATE: And thanks to a plugged-in tipster we add a rendering and additional insight: "The final design was a real collaboration between architect [Stephen Antonaros] and neighbors (The Haight Ashbury Improvement Assn) and resulted in the creation of a mezzanine level cafe overlooking Golden Gate Park, something the neighbors preferred over the street level cafe the Planning Dept was pushing for."

∙ The 690 Stanyan Project [690stanyan.com]

Posted by socketadmin at 4:26 PM | Permalink | Comments (70) | (email story)

San Francisco’s Seawall Lot 337 Design Proposals: In Summary

Four teams, four overviews, and four proposals (in their entirety). One place (or rather two) to compare, contrast and summarize your thoughts (and perhaps lobby a bit as well).

And for those who crave even more information (or a chance to grill interact with the development teams), we'll remind you of the all-day public workshop (including team presentations and Q&A) this Saturday (3/1/08) at Jelly’s Café (295 Terry Francois Blvd).

∙ Four Teams Submit Development Proposals For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]
∙ The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337 [SocketSite]
∙ The Federal Development Proposal For SWL 337: Details And Design [SocketSite]
∙ The Kenwood Proposal For Seawall Lot 337: Details And Design [SocketSite]
∙ Development Concepts for China Basin SWL 337 [Port of San Francisco]

Posted by socketadmin at 1:30 AM | Permalink | Comments (21) | (email story)

The Kenwood Proposal For Seawall Lot 337: Details And Design

Kenwood’s proposal for San Francisco’s Seawall Lot 337 includes “approximately 1,100 new rental homes (20% of which will be affordable), great open spaces [5 acres including semi-public courtyards, street plazas and a park between Piers 48 and 50], restaurants, galleries, retail spaces, community performance and artists’ spaces, and offices [400,000 square feet plus parking for 1,500 cars]."

"The homes will be stacked flats at a density of approximately 90-110 homes per acre, some low [6-story] some high [30-story], wrapped around hidden parking structures [for 1,100 cars].”

“Two office towers are currently being proposed (although more could be considered), each at a height, mass and bulk (approximately 11 stories tall) that works within the neighborhood setting. Active retail uses are spread throughout the district ensuring that the residents of the south of channel area will have access to vital retail services to sustain this new neighborhood.”

And under Kenwood's proposal, the sheds on Pier 48 would become working artists’ studios with the alley that runs between an outdoor art gallery (designed in collaboration with The Black Rock Arts Foundation).

∙ SWL 337 Proposal: Kenwood/Boston Properties/Wilson Meany Sullivan (pdf) [Port of SF]

Posted by socketadmin at 1:10 AM | Permalink | Comments (5) | (email story)

The Federal Development Proposal For SWL 337: Details And Design

“The Federal Development Project Concept [for San Francisco's Seawall 337] calls for integrating revenue producing new land uses within a matrix of substantial open space. The new uses include a 170-room Four Star Hotel, two office buildings [432,000 sqft in total], a 450-unit residential building and a 2,500 seat theater facility."

"The open space will be created primarily at the podium (top) level of a 4-story parking facility [with 2,745 spaces] that will cover most of the site and serve the parking needs of the new uses as well as providing replacement parking for the AT&T Ballpark.”

“At the key intersections of Third Street and Terry Francois Boulevard, and at the corner of Third and Mission Rock Street, meandering and gracious upwardly sloping walkways, lined with retail shops and restaurants, will invite visitors onto the site to enjoy the views and to access the podium level attractions. A major expanse of podium level open space at the site’s northeast corner will accommodate and be made available for active sporting events including soccer, football or baseball or could be the temporary (but long-term) home for Cirque de Soleil. Retail space with 30’ deep modules will front along the 3rd street frontage.”

“In the near term, uses for Pier 48 would include maritime related activities as permitted under the Burton Act and consistent with the BCDC Seaport Plan. These might include exhibition events and leasing of raw shed space (as is) to conventional maritime-related businesses such as boat rental and storage, ship chandlery stores and the like. In the longer term, Federal Development will seek approvals to permit private offices for maritime related businesses, restaurants, retail, and visitor entertainment space.”

∙ SWL 337 Proposal: Federal/Lehman/Construction Management (pdf) [Port of SF]

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

February 26, 2008

A Few Renderings Of The Buildings Rising Up In South Mission Bay

UPDATE (2/28): Sorry folks, but the renderings for 1450 Owens Street (Parcel 7), 1500 Owens Street (Parcel 5) and Parcel 26 in Mission Bay have been removed at the request of Alexandria Real Estate Equities (although a few will return in the not too distant future). If you didn’t see them, let this serve as a lesson to plug in early (and often). And if you did, let this once again serve as a lesson to not post “confidential” materials to a public facing website where a plugged-in tipster might find them.

∙ Alexandria accelerates Mission Bay [Business Times]
∙ An Overview Of Mission Bay [SocketSite]
∙ 1501 Greenwich: A Plugged-In Reader Finds The Floor Plans [SocketSite]

Posted by socketadmin at 1:39 PM | Permalink | Comments (16) | (email story)

JustQuotes: Property Supervisor Rights Prevail At The Flower Mart

"Relenting to City Hall pressure, the Academy of Art University appears ready to pull out of a controversial plan to buy the San Francisco Flower Mart, potentially an 11th-hour reprieve in a deal critics felt would have destroyed the local landmark."

"[A] quashed deal would be a blow to the owners, who have been trying for years to cash out of the business. In 2005, the San Francisco Flower Growers Association accepted an offer to sell its portion of the property to a Virginia housing developer for a reported $18 million. That transaction fell through." (Academy of Art near deal on saving Flower Mart)

∙ Rose Sellers Still Selling [SocketSite 8/05]

Posted by socketadmin at 7:42 AM | Permalink | Comments (17) | (email story)

February 25, 2008

A Few More Renderings For Seawall Lot 337 As Seen By The Giants

A plugged-in tipster directs us to a few more renderings for the Giants/Farallon/Cordish proposal for Seawall Lot 337 (and Pier 48).

∙ Projects: Mission Rock District [SMWM]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

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

February 21, 2008

The Community Delivers Once Again: 1536 Pacific Drawings/Details

The community good karma continues to flow as illustrations and additional details for what’s rising at 1536 Pacific promptly arrive via our tip line (tips@socketsite.com):

Six more or less identical units (around 1600 sf) with the top two set back six feet along Pacific.

65' height limit, 40' building, around 3500 sq ft street level commercial, [basement garage with parking for seven cars]. Construction underway.

Design by Stephen Antonaros. And as always, thanks for the tips (and for plugging in).

∙ The Proposed Design For 1355 Pacific (And Request For That Of 1536) [SocketSite]
∙ Stephen Antonaros, Architect [antonaros.com]

Posted by socketadmin at 4:08 PM | Permalink | Comments (3) | (email story)

The Proposed Design For 1355 Pacific (And Request For That Of 1536)

Currently a two-story industrial building (and former home to LeeMAH Electronics), developers have their sights set on razing and rebuilding 1355 Pacific as a four-story, 23 unit building with 24 parking spaces. Design by Sternberg Benjamin Architects and once again brought to us via a plugged-in reader who has most excellently mapped all of the aforementioned developments along Pacific (and 1650 Broadway).

And then there’s 1536 Pacific, another car shop that’s slated to be been demolished and will be reborn as a four-story, six-unit mixed-use building. “No photo available” according to our reader’s map, but perhaps a plugged-in tipster can keep the community karma flowing by passing along a rendering (or at the very least a lead on the architects). You know we’d do the same for you.

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]
∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ The Designs (And Declaration) For 34 New Condos At 1650 Broadway [SocketSite]

Posted by socketadmin at 10:50 AM | Permalink | Comments (4) | (email story)

February 20, 2008

The Designs (And Declaration) For 34 New Condos At 1650 Broadway

By way of the tipster who brought us the designs for 1645 Pacific come the designs and Declaration for 1650 Broadway.

A proposed merger of two surface parking lots (1622-1650 Broadway), the new building would rise eight stories and a little over 80 feet into the air and consist of 34 condos (1 1-bedroom, 25 2-bedroom, 8 3-bedroom; 4 below market rate) and 49 parking spaces.

There are no existing street trees along Broadway in front of the project site. There are two poplar trees at the rear of the project site and one large tree on an adjacent property to the north, which would not be categorized as protected trees as defined by the Public Works Code Article 16 Sections 802–811. The proposed project would, however, retain and protect these trees during construction, as well as add up to four street trees to the front of the property.

According to the project architect [Forum Design], the building would be rectilinear in form, with a contemporary design character. The Broadway façade would be set back four to ten feet from the property line with landscaping in the intervening area. Exterior finishes would consist of a combination of stone cladding, cement plaster, and darkened zinc.

Construction is estimated at approximately 20 months from groundbreaking, and required approvals (Conditional Use for the portion over 40 feet, etc.), floor plans, and other details are available via the Planning Department's Preliminary Mitigated Negative Declaration.

∙ 1650 Broadway: Preliminary Mitigated Negative Declaration (pdf) [SFGov]
∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]

Posted by socketadmin at 11:58 AM | Permalink | Comments (11) | (email story)

JustQuotes: Will San Francisco Get What It Deserves?

“Many qualified and experience developers took a pass on [Seawall Lot 337] because of the perception that the Giants have it tied up -- And the Giants are encouraging this perception in order to keep down the competition. For a project of this size the experience and talent brought to the table so far is very modest - both on the lead-developer side and on the architect side.

Having a small cast of bidders with some weak members will also greater depress the potential land value offered. The Giants may be hoping for this; others have to hope the Port understands this dynamic, and can get the value the city deserves.”

∙ The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (3) | (email story)

JustQuotes: From Twenty To Seven In A Little Over One (Billion)

“The San Francisco Municipal Transportation Agency Board of Directors voted unanimously to approve a route change for the proposed 1.7-mile Central Subway, which would act as an extension to the newly constructed T-Third line.

Under the route change, the subway line would go underground after the Fourth and Brannan streets station. Previously, the plan called for the train to go below ground a few blocks south at Fourth and King streets, but MTA officials said residents in the South of Market neighborhood lobbied for the change.

The subway will run below ground all the way to its destination in Chinatown, an area with comparatively few transit options.

Officials hope to begin construction in 2010 and have the line running by 2016. The new route is expected to reduce what is now a 20-minute bus trip from Muni's station at Fourth and King streets to Chinatown down to seven minutes. At its peak, the line could carry as many 80,000 riders a day, said Nathaniel Ford, the MTA's executive director.”

∙ S.F. Chinatown subway plan gets agency's nod [SFGate]
∙ JustQuotes: From Mission Bay To Chinatown In Mere Minutes/Years [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (27) | (email story)

February 19, 2008

The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337

Thanks to a seriously plugged-in tipster, we have the sketch (larger size) and additional details for Build Inc.’s proposal for the development of San Francisco’s Seawall Lot 337 (SWL 337):

This is a sketch of Build Inc.'s proposal [for Seawall lot 337] - essentially an open porous mixed use project of Green Tech office (the round building), 900 for sale homes, 700 for lease homes (mix of affordable, affordable by design (unsubsidized), mid level, and high level), extensive artist studio/ gallery space, flower mart, contemporary arts exhibition space, approx. 7 acres of outdoor open space, sustainable energy/utility towers/gardens, (including geothermal, wind, solar, fuel cell, etc).

We’re digging the “affordable by design” line (as well as emphasis on the arts). And that's two down, two to go. Tipsters?

∙ Four Teams Submit Development Proposals For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

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

Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific

As a plugged-in tipster notes, it’s not just the corner of Polk that’s being developed up on Pacific. Next up, a sketch of the 50 condos that will replace the Willy's auto repair shop half a block away at 1645 Pacific (design by BAR Architects):

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (16) | (email story)

JustQuotes: If Only It Were The Exception Rather Than The Rule

"A year ago, four empty lots along [Octavia Boulevard] were awarded to architects and developers who won a civic competition. Neighborhood leaders helped draw up the rules. They praised the winning designs.

But today the land's still empty, and there's no telling when that might change. Those fenced-off lots are in limbo - victims of a larger process in which everyone has his own utopian demands, and nobody's shy about gumming up the works if he doesn't get what he wants." (Larger agendas stall city's best-laid plans)

∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (9) | (email story)

February 15, 2008

Four Teams Submit Development Proposals For Seawall Lot 337

In addition to the Giants/Cordish/Farallon proposal for the development of Seawall Lot 337, three other proposals were received by the Port. The four suitors:

1. San Francisco Giants; The Cordish Company; Farallon Capital Management
2. Build Inc.; Cherokee Investment Partners; UrbanGreen Devco
3. Kenwood Investments; Boston Properties Inc.; Wilson Meany Sullivan
4. Federal Development; Lehman Brothers; Construction Management and Development

"The SWL 337 development concepts will be presented by the development teams at the February 26, 2008 Port Commission Meeting, starting at 3:15 p.m., Ferry Building, Second Floor. On Saturday, March 1, 2008, the Advisory Panel will convene an all-day SWL 337 public workshop at Jelly’s Café, across the street from SWL 337. The workshop will be formatted to enable development teams and community stakeholders to have a direct exchange on the public’s response to the development concepts."

We’ll see you on the 26th. And if anybody can get their hands on any of the other three design renderings before then, you know how to reach us (tips@socketsite.com).

∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

Posted by socketadmin at 6:27 PM | Permalink | Comments (0) | (email story)

A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk

A reader asks and we don't have a clue (hey, it happens):

I live in Russian Hill and noticed that the corner of Pacific and Polk there is a small parking lot, frame-o-rama (which is moving), a temporary space that Linen Outlet has been using (the old jug shop sore), and an empty small building (old Little Bug store). In the last year, all three of those places have announced they are moving or have already shut. The jug shop moved across the street, the Frame-o-rama store is moving up a few buildings on Pacific, Little Bug business closed and is empty, and the temporary Linen store has been had a "closing sale" for a while.

Anyway, all of this just has development written all over it.

Didn't know if you knew anything about it. I know there is a ton going on in SoMa [Editor's Note: And along Van Ness], but when a lot this size appears to have something going on in a small neighborhood, it makes me wonder. Just didn't know where to start to find out what is up. Makes me nervous that something bad and horrible is gonna happen on that corner.

Any plugged-in readers have the inside scoop (or care to pass this along to somebody who might) in order to assuage (or amplify) our reader’s intial nervousness?

UPDATE: Okay, it’s kind of frightening how quickly this one got answered. One reader points us in the direction of the Pacific Terrace website which quotes six-stories, 38 condominiums, 2,900 sq. ft. of ground floor retail, and 38 parking spaces; while another emails us directly (for the record, two minutes earlier) with slightly different totals (43 units and 45 parking spaces including 29 car lifts). The drawings:

Not that there was ever any doubt (at least not on our part), but you guys (in a non gender specific kind of way) are the best. Thank you for plugging in.

∙ JustQuotes: A Reminder That They’re Not Just Building Down In SoMa [SocketSite]

Posted by socketadmin at 1:42 PM | Permalink | Comments (48) | (email story)

JustQuotes: A Reminder That They’re Not Just Building Down In SoMa

"A half-dozen housing projects are under construction or recently finished, including 130-unit Symphony Towers at 724 Van Ness Ave., a 54-unit 818 Van Ness Ave., a 50-unit project at 77 Van Ness, and a 29-condo building at Greenwich and Van Ness. A half a block off of Van Ness, at 1 Polk St., Anka Development is nearing completion on the 179-unit Argenta. Elsewhere, AF Evans is planning 282 units on a large lot at Pine and Van Ness, and Bayrock Residential has entitlements to develop 107 units and a Trader Joe's at the old Galaxy Theater on the corner of Van Ness and Sutter.

Taken together, more than 2,000 housing units are in the pipeline along Van Ness, with another 1,000 likely to be built at the four corners of Van Ness and Market streets."

"From a city planning perspective, the burst of residential activity has been a long time coming. In 1989, the city passed the Van Ness corridor plan, which changed the zoning from commercial to 'commercial/residential.' The plan also raised height limits to 80 feet in some parts of the avenue and 130 feet elsewhere. Gabriel Metcalf, executive director of the urban think tank San Francisco Planning and Urban Research, said the 20-year-old Van Ness plan serves as the model for city's 'better neighborhood' planning process.

'What we are seeing now is, through several real estate cycles, that plan continuing to be built out,' said Metcalf. 'Van Ness proved the value of neighborhood planning in the sense that we are not fighting about each individual project because we did the work up front.'

Van Ness may also be benefiting from planning gridlock elsewhere. With the Eastern Neighborhood planning process still contentious and bogged down after eight years, and Market Octavia plan still stuck in committee debate, Van Ness is one of the few centrally located parts of town where dirt can be moved, according to Chris Foley, a principal with the Polaris Group, which does condo sales and works with developers to secure sites and entitlements." (S.F. housing boom moves to Van Ness)

∙ S.F. housing boom moves to Van Ness [Business Times]
∙ Symphony Towers Update: 45% In Contract And Opening February 08 [SocketSite]
∙ The SocketSite Scoop On The 52 Condos Rising At 818 Van Ness Ave [SocketSite]
∙ 77 Van Ness Rising (And Our Request For A Rendering) [SocketSite]
∙ SocketSite Readers Report: The Grand Opening of The Greenwich [SocketSite]
∙ Argenta (1 Polk): Ground Breaking [SocketSite]
∙ 1285 Sutter Street: The Proposed Design To Replace The Galaxy [SocketSite]
∙ SocketSite’s Complete Inventory Index (Cii): Q1 2008 (San Francisco) [SocketSite]
∙ San Francisco’s Market & Octavia Neighborhood Plan Moves Forward [SocketSite]
∙ For Policy Wonks Only, Or Simply Those Who Care [SocketSite]

Posted by socketadmin at 6:40 AM | Permalink | Comments (8) | (email story)

February 14, 2008

The Rendering And Additional Details For The Giants SWL 337 Proposal

The Chronicle scoops up the rendering and a few more details for the San Francisco Giants’ proposal for development of Seawall Lot 337.

The Giants' preliminary development proposal includes 875 homes, many of which will be in a 300-foot high-rise, 800,000 square feet of office space and a parking garage. The plan also features a 5,000-seat music hall, an entertainment district with restaurants, bowling and nightclubs, a 5-acre park and a refurbished pier available for staging trade shows and private events. Total development costs are estimated at more than $1 billion.

And while we’re all for the development, and would consider this an infinite improvement over what’s currently there, we have to admit we’re not getting that inspired by “Millennium Park” vibe (nor does it feel particularly bold).

At least two other design proposals are expected to be submitted. One from Darius Anderson, Boston Properties and Wilson, Meany, Sullivan which “would include 1,700 housing units and office space, but would also offer submarket rents for gallery space.” And one from Build Inc. and Urban Green Development which “features a green technology business incubator, offices and 1,600 homes” along with “artist studios, an art exhibition center, a wholesale market and parks.”

And to answer at least one reader's question, regardless of which proposal is selected and approved, “construction would probably not begin for three or four years."

∙ Giants among bidders to develop S.F. Port land [SFGate]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park [SocketSite]

Posted by socketadmin at 8:38 AM | Permalink | Comments (31) | (email story)

Lunchtime Concert/Central Market Community Benefit District Event

From the folks at the Central Market Community Benefit District:

The Central Market Community Benefit District (CBD) and Friends of Mint Plaza invite you to celebrate Central Market and the launch of our long-awaited neighborhood services during Love Thy Neighbor(hood), a special lunchtime concert for the community on February 14, Valentine's Day.

The noontime neighborhood concert will be held from 12 p.m. to 2 p.m. on the new Mint Plaza (on Fifth Street between Market and Mission Streets).

Find out how the Central Market CBD's new programs will help create a cleaner, safer and more inviting neighborhood. Learn about community organizations that are helping to enhance the environment in Central Market. Find out about volunteer opportunities in the community and how you can get involved in improving the neighborhood.

∙ Central Market CBD [central-market.org]
∙ JustQuotes: Care To Quote The Odds On The Success Of Mint Plaza? [SocketSite]

Posted by socketadmin at 4:45 AM | Permalink | Comments (1) | (email story)

February 13, 2008

JustQuotes: And So Have We (Noticed The Graffiti That Is)

"I lived a couple of blocks south of anonfedup's mom [in Cow Hollow] and instead of poop, I would find used condoms all over the sidewalk....The car break-ins off Union have gotten out of control. I've also noticed a lot more tagging over the last couple few months."

∙ Comment: Apparently San Francisco Attracts A Lot Of Negative People [SocketSite]

Posted by socketadmin at 1:57 PM | Permalink | (email story)

February 11, 2008

Ghirardelli Square & Fairmont Heritage Place: Overview And Sales

Erected in 1893 to house the Ghirardelli chocolate factory, once a locals destination, and having fallen prey to the Fisherman’s Warf tourist trade over the past couple of decades, San Francisco's Ghirardelli Square is undergoing a major overhaul and rebirth.

Purchased by JMA Ventures in 2004, the chain store and souvenir shops are being shown to the door and replaced with local cafes, restaurants (think Gary Danko), retail (including an offshoot of COPIA) and a spa. Five of the brick buildings are about four months away from being reborn as 53 one, two and three bedroom “homes” (Fairmont Heritage Place, Ghirardelli Square). And the homes are being sold in one-tenth ownership fractions.

The 530 fractions are priced from $262,000 and are roughly 45% pre-sold including a recent acquisition of 120 fractions by Exclusive Resorts (a nice nod of approval). 300 underground parking spaces are available to serve the residences (dedicated spots), restaurants and retail. And the house car will be a Maserati Quattroporte (no word on whether or not you’ll have to use the house driver).

∙ Fairmont Heritage Place: Ghirardelli Square [fairmontheritageplace.com] [Virtual Tours]
∙ Ghirardelli Square, San Francisco [ghirardellisq.com]

Posted by socketadmin at 4:33 PM | Permalink | Comments (31) | (email story)

February 8, 2008

Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park

The proposal deadline for the re-development of Seawall Lot 337 is next week (2/14), and we’re liking the direction the frontrunners appear to be headed.

While the concept is in the early stages, the Giants-Cordish proposal will likely include a 4,000- or 5,000-seat theater, which could provide a home for Cirque Du Soleil, which currently sets up its tents on the site every other year. While the package may include housing, its biggest inspiration is Chicago's 25-acre, $500 million Millennium Park [pictured above], said Larry Baer, chief operating officer for the Giants. Millennium Park has a skating rink, a theater for music and dance, and the Jay Pritzker Pavilion, a band shell designed by world-renowned architect Frank Gehry with 4,000 fixed seats plus lawn seating for 7,000.

Build it bold and we will come.

∙ Giants lead in fight for premier port site [Business Times]
∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Millennium Park (Chicago, IL) [millenniumpark.org]

Posted by socketadmin at 10:42 AM | Permalink | Comments (53) | (email story)

JustQuotes: The Seemingly Daily Dose Of Daly Shtick (And Stick)

“As land zoned for San Francisco's blue-collar businesses dwindles, one of the city's most influential supervisors on real estate issues is seeking protection for industrial property across a wide swath of the city.

Supervisor Chris Daly wants developers to replace any industrial space demolished for housing in the Mission, Central Waterfront, south of Market or the Showplace Square/Potrero Hill neighborhoods.

Developers will be required to replace the lost space by allowing industrial uses in their residential buildings or pay $125 per square foot to a city-run replacement fund, according to legislation that will be heard in committee as soon as this week.”

[Editor's Note: And a sentence that says a lot: "Following seven years of debate, city officials are getting closer to finalizing zoning options for the Eastern Neighborhoods."]

∙ S.F. supervisor vies to protect industrial land [Business Times]

Posted by socketadmin at 7:47 AM | Permalink | Comments (17) | (email story)

February 5, 2008

JustQuotes: No Carrot, All Stick (Or Should We Say Daly Shtick?)

“Supervisor Chris Daly has championed a ballot initiative to require that at least half of all housing built in the planned Hunters Point-Candlestick Point development be affordable to San Franciscans with household incomes between 30 percent and 80 percent of the county’s median.”

“It's nothing new for Daly to use the ballot to pressure developers into offering more affordable housing or other benefits to The City. In 2004, Daly looked to the ballot to prompt a developer of Trinity Plaza to offer more affordable housing, and in 2005, Daly negotiated with developers of five downtown residential towers, Rincon Hill, to pay a record-setting $55 million in impact fees after threatening to put the development on the ballot.”

∙ Daly’s measure could ‘kill’ Bayview development [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

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

February 4, 2008

The SocketSite Scoop: Francisco Street Reservoir On The Market

We’re still trying to nail down details (tipsters?), but the word on the street is that the City of San Francisco has decided to put the Francisco Street Reservoir up for sale and development. The completely unconfirmed price tag: up to $70 $50 million.

A number of Russian Hill neighbors are obviously concerned with this turn of events and have organized a neighborhood meeting to be held this evening (2/4 at 6:30pm) at the Norwegian Seamen’s Church (corner of Hyde and Francisco).

UPDATE (2/5): From a plugged-in reader's comment below: "I attended the meeting. The property nearest Chestnut Street is privately owned. The proposed building(s) would cover the resevoir and potentially the park along Bay Street. I don't think a figure of $70 million was mentioned - the highest price was $50 million. Much depends upon whether someone is willing to buy the property without any existing ability to build anything - a huge risk."

Posted by socketadmin at 5:12 PM | Permalink | Comments (39) | (email story)

January 31, 2008

JustQuotes: Not Only Did The Port Get Punked, But Perhaps Prodded

“San Francisco Board of Supervisors President Aaron Peskin made a series of harassing telephone calls to officials at the Port of San Francisco and threatened to eliminate their jobs and cut funding to the agency because staff members disagreed with him over building-height limits on the city's waterfront, the port director said in a letter obtained by The Chronicle.”

“The dispute between Peskin, who represents North Beach, and port officials involved parcels of land along the Embarcadero on the city's northeastern waterfront. A bill sponsored by state Sen. Carole Migden at the request of Newsom's office would have allowed the financially struggling port to build lucrative developments on those lots.

But Peskin and many of his Telegraph Hill constituents, whose homes look down on the Embarcadero, wanted to make sure the Migden legislation would ensure that any buildings erected on the port property would meet local height restrictions and would be no taller than 40 feet. But port officials objected to that.

The bill ultimately became law, but the lots in dispute were cut out of the final version, meaning the fight over building requirements for the parcels is bound to resurface.”

∙ President of S.F. supes accused of harassing calls, threats [SFGate]
∙ San Francisco Seawall Lot Rezoning Public Forum (5/14/07) [SocketSite]
∙ Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment) [SocketSite]

Posted by socketadmin at 2:50 AM | Permalink | Comments (4) | (email story)

January 25, 2008

130 New Apartments And Fresh Groceries, Both For The Greater Good

The Tenderloin Neighborhood Development Corp. (TNDC) has acquired the 22,000-square-foot surface parking lot on the corner of Taylor and Eddy, and according to J.K. Dineen, the designs for development include both apartments (13-story building) and a 15,000-square-foot ground-floor grocery store.

Eddy & Taylor Family Housing will be comprised of 130 studio, one-, two- and three-bedroom apartments. At least 20 percent of the apartments will be reserved for formerly homeless households. The building will include play areas for kids and community gathering venues.

David Baker + Partners have been tapped for the design. The grocer has not been named. And completion is slated for 2012.

∙ Developer takes on one of S.F.'s toughest corners [Business Times]

Posted by socketadmin at 8:02 AM | Permalink | Comments (24) | (email story)

January 24, 2008

JustQuotes: Breaking Down A Barrier Between North And South

"City planners are proposing to redesign a below-ground-level stretch of Geary Boulevard to create more open space and pedestrian-friendly links between Japantown and the Fillmore and Western Addition areas. Options [to be discussed at a public workshop on Feb. 12 along with a related Geary Boulevard transit project (BRT)] will include new traffic signals and pedestrian crossings, integration of the boulevard with new open spaces planned in Japantown, and raising the street to ground-level..."

∙ City may topple Japantown’s ‘Berlin Wall’ [Examiner]
∙ The 4 Design Concepts For The Future Of San Francisco’s Japantown [SocketSite]

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

January 23, 2008

The First Physical Sign (Quite Literally) Of Home Depot Development

A plugged-in reader reports: “As I was driving by today, there were four guys standing on the awning removing the "Home Depot YES" sign and replacing it with a "Home Depot Coming Soon" sign.”

UPDATE: And Bayview Hunters Point Home Blog scores the photographic proof.

∙ Home Depot Bayshore (San Francisco): Let’s Get Ready To Rubble! [SocketSite]
∙ Home Depot Coming Soon [Bayview Hunters Point Home Blog]

Posted by socketadmin at 2:29 PM | Permalink | (email story)

January 22, 2008

JustQuotes: At Least The North Beach NIMBYs Are Out In The Open

"There's a place for everything," [Marsha Garland, founder and executive director of the North Beach Chamber of Commerce] said. "For example, I like Pottery Barn. I'm glad there's one in the Marina. But I wouldn't want one in North Beach. We don't want chains in North Beach." ('Survivor' champ may not make it in S.F.)

Posted by socketadmin at 8:38 AM | Permalink | Comments (27) | (email story)

January 21, 2008

Parkmerced: From The Plans To Develop, To The Plans To Preserve

A month ago it was insight was into the plan to develop Parkmerced. And today, it’s insight into the plans of those who wish to preserve the "landmark":

[Aaron Goodman, a tenant, architect and vice president of the Parkmerced Residents' Organization] has submitted Parkmerced to the city's landmarks designation program. If ultimately approved by the Landmarks Preservation Advisory Board and other city bodies, any construction or alterations would require review, and substantial demolition is unlikely to be allowed.

Of course the designation of landmarks is both subjective and sometimes suspect.

"It's such a transparently cynical move for the NIMBYs to all of a sudden decide this is a treasured landmark," [Gabriel Metcalf, executive director of SPUR] said. "Nobody in their right mind would believe that's the real reason they're doing this."

And in this case, it certainly feels like it's a way of life rather than an actual landmark that that the preservationists are trying to preserve.

∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Grand green vision for S.F.'s Parkmerced [SFGate]

Posted by socketadmin at 3:40 AM | Permalink | Comments (6) | (email story)

January 16, 2008

And Now Back To The Hugo Hotel (And Eminent Domain On Sixth)

With an assessed tax value of $474,894 (despite an estimated value of at least $3,250,000), and a yearly tax contribution of only $7,269.58, yesterday’s post concerning the Hugo Hotel quickly turned into a debate over propostion 13 (which we’ll let rage on).

But for those who might be more interested in a discussion about the actual building, we'll offer up a select few comments to get things started:

“Patel cites the building's 50-foot height restriction as a way for the city to keep her property's value low. "It is unfair that I don't have the same development opportunities as everyone else," she says by way of explanation for the property's dilapidated state.”

“They've always marketed the building touting it's high zoning height limit which is just absurd. It's barely feasible to develop in a sketchy location like that and it gets less feasible the taller the building as your development costs go way up when you switch from wood frame to concrete and steel construction at over 4 stories.”

“The reason this eyesore remains is that David Patel is impossible to deal with. The last time I tried, he said he wanted $50,000 up front to talk.”

“Practically the entire south of market has a 50' height limit, and it has for decades. Drop all your conspiratorial theories. In fact, the Planning Dept has proposed raising the height limit in that vicinity to 85'.”

And now back to the building in specific (or at least eminent domain in general).

∙ JustQuotes: Eminent Domain For Affordable Housing On Sixth Street? [SocketSite]
∙ Artwork for sale, and so is building [SFGate 9/06]

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

January 15, 2008

JustQuotes: Eminent Domain For Affordable Housing On Sixth Street?

"A push to replace a vacant building with furniture famously bolted to its walls on Sixth and Howard streets with housing and stores will be discussed today by The City’s redevelopment agency, which is considering legal efforts to forcibly purchase the property.

The 144-room, 99-year-old Hugo Hotel has been empty since it was gutted 20 years ago by fire, according to a city staff report for today’s meeting. In April, the redevelopment agency offered to buy the property for $3.25 million, but it was turned down by the Oregon-based owners, who sought $7 million, according to the report.

Redevelopment agency Executive Director Fred Blackwell said the hotel blights a key corner of the Sixth Street corridor and should be turned into affordablehousing units with stores at street level." (City may use eminent domain to claim historic hotel)

Posted by socketadmin at 1:13 PM | Permalink | Comments (78) | (email story)

Two Out Of Three For Single-Family Homes In Noe Valley Isn’t Too Bad

While the list price for 4400 24th Street has been reduced by another $196,000 (now listed $296,000 under original asking), a reader’s recommendation at 525 Jersey closed escrow for $1,810,000 ($115,000 over asking), and our “deck-o-licious” 1039 Noe closed escrow for $2,612,501 ($417,501 over asking).

UPDATE: Sorry for any confusion, but according to a seriously plugged-in reader the sale of 1039 Noe did not include the art. Now about those Jake Gyllenhaal rumors...

∙ Another Contemporary Remodel (And Resale) In Noe (4400 24th) [SocketSite]
∙ Weekend Wrap-Up And Reader Recommendation(s): 525 Jersey (Noe) [SocketSite]
∙ It Pays To Be Popular (And Price Appropriately): 1039 Noe In Contract [SocketSite]

Posted by socketadmin at 12:37 PM | Permalink | Comments (10) | (email story)

January 11, 2008

JustQuotes: Bosa Buys Parcel 5 On The South Side Of Mission Creek

“Builder Bosa Development has bought another parcel in the burgeoning Mission Bay neighborhood, paying $13.5 million for [Parcel 5 on the south side of Mission Creek] that has been approved for 270 residential units, according to Old Republic Title Co.”

“The deal comes as Bosa has topped off the first 99-unit phase of the Radiance at Mission Bay and started construction on the second phase, which will have 317 units.

The first 99 units went on the market in April and just over 50 percent are in contract. Dennis Serraglio, Bosa's sales and marketing director, said most of the units went into contract in the first 60 days after the sales office opened. During the second half of 2007, Bosa sold an average of two units a month.”

“Bosa said his construction costs are still rising; he said he would not be able to sell phase two of the Radiance for less than $1,000 a square foot.”

∙ Bosa still bullish, buys again in Mission Bay [San Francsico Business Times]
∙ Why You Should Care About All Those New Developments (Part I) [SocketSite]
∙ Radiance At Mission Bay: Around 50% In Contract (And Conversion)? [SocketSite]
∙ Radiance At Mission Bay: Sales Office Open [SocketSite]

Posted by socketadmin at 3:40 AM | Permalink | Comments (18) | (email story)

January 10, 2008

Home Depot Bayshore (San Francisco): Let’s Get Ready To Rubble!

It was well over two years ago that we first wrote:

Next week Home Depot is headed back in front of the Planning Commission. Having signed a lease for the old Goodman Lumber location at 491 Bayshore Blvd. over five years ago [now almost eight], the Depot is still seeking approval to begin development.

Proponents point to desperately needed neighborhood jobs and a significant increase in local sales tax revenues, while opponents "view Home Depot as a goliath that would hurt local hardware stores, tarnish quality of life and create a traffic nightmare on Bayshore and adjacent Bernal Heights."

Considering the site used to house Goodman Lumber (which we desperately miss), a Home Depot doesn’t really seem like that much of a stretch to us. And we're damn tired of having to drive down to Colma to ogle the power tools.

And while Supervisor Ammiano vowed “it’s not over yet” when Home Depot received their initial approval, it does appear that progress is inching forward: Home Depot has secured demolition permits for the site and building permits are in the works.

If we’re lucky, a plugged-in tipster will drop us a line (or photo) at the first physical signs of action. And if the stars align, perhaps a reader or two will offer up the inside scoop with regard to overall timing and design.

∙ Home Depot Almost Home? [SocketSite]
∙ Can’t We All Just Get Along? [SocketSite]
∙ Do-it-yourself emporiums making themselves at home [Business Times]

Posted by socketadmin at 2:29 PM | Permalink | Comments (48) | (email story)

The (Incomplete) Conceptual Massing For SF’s Mission Bay

It’s not complete, and was put together for “conceptual” purposes to help in planning the proposals for the development of San Francisco’s Seawall Lot 337 (SWL 337), but nonetheless it’s an interesting map of the massings related to the past, present and future development of San Francisco’s Mission Bay.

And with respect to our original quip concerning Cirque du Soleil: “The Port has leased SWL 337 to the San Francisco Giants, which sub-leases the site to Imperial Parking to manage the parking operations, and to special event organizers, such as Cirque du Soleil. The Port receives 50% of the net operating income received by the Giants from any of these economic uses (after amortization of the Giants’ cost for improving the parking lot). This lease expires in 2009.”

∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (14) | (email story)

Model For Turning Treasure Island Into A "Green City Of The Future"

At first there was a rendering and master plan for the future of Treasure Island. Now there’s a model and more geeky details (which we happen to love) emerging.

According to Popular Mechanics, "[a]fter ground is broken in 2009, Treasure Island will become a testbed for the newest ideas in energy efficiency, water conservation, waste management and low-impact living." But as a plugged-in reader notes, "[s]eems like [Treasure Island] is keeping a low profile if we're breaking ground in but a year."

Oh, and to which our reader also alludes, think 13,500 people who will either be living or working within what might be considered walking distance of a Treasure Island ferry terminal.

∙ Why Treasure Island Is the Super-Green City of the Future [Popular Mechanics]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ And Of Course, How Might It Affect Property Values Around The Bay? [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (16) | (email story)

January 3, 2008

The (Re)Development And Design Of 1198 Fillmore And 1345 Turk

While the San Francisco Redevelopment Agency is seeking RFP’s from developers interested in restoring and repurposing the long vacant two-story brick Muni Substation at the southeast corner of Turk and Fillmore (1198 Fillmore to be exact and the big pink rectangle above), it’s actually the new David Baker + Partners designed development that's in the works next door (1345 Turk Street) that we’ve been keeping our eyes on.

The project consists of 32 affordable condominium units (1, 2, and 3 br). Buildings will be two-to-three levels of wood frame, Type V construction over a concrete Type I podium. An at-grade parking podium includes 62 spaces to accommodate residential and commercial needs. A double height lobby with a stair and elevator will serve as the main entrance to the project. Site work includes a landscaped courtyard on the podium, sidewalk planting and improvements, and landscaping along the Turk Street frontage. The project will be constructed in a single phase. Site area is approximately 0.61 acre and includes a loading area easement for the MUNI Substation Site. The Substation Site itself is not part of this project.

And for those neighboring residents who might be concerned about the preferred reuse of the Muni Substation as a music venue, don’t fret: “Because townhomes will be constructed on the east side immediately adjacent to the Muni Substation, special measures will need to be taken to provide for sound insulation that provides an aesthetic complement to the interior design scheme.”

∙ 1345 Turk Street: Conceptual Renderings [SFGov]
∙ RFP: Adaptive Restoration and Reuse of the Muni Substation Building [SFGov]
∙ City looks to jazz up historic building site [Examiner]

Posted by socketadmin at 11:22 AM | Permalink | Comments (12) | (email story)

December 21, 2007

Planning For 5,700 New Homes In San Francisco’s Parkmerced

From J.K. Dineen at the San Francisco Business Times: “Parkmerced's owners want to add 5,700 housing units to San Francisco's largest apartment complex in a dramatic redesign that would cost billions of dollars and nearly triple the west side community to 9,000 units.

Stellar Management and Rockpoint Group's aggressive plan calls for the construction of between 200 and 300 units a year over the next 15 to 20 years. The owners plan to file an application for environmental review with the city before the end of the year, according to spokesman P.J. Johnston.

The proposal, as envisioned by architects Skidmore Owings Merrill, would reinvent the automobile-centric World War II-era community as a denser, more pedestrian-oriented neighborhood with a new transit stop, parks, and grocery shopping. Ten of the 11 existing 13-story towers would be preserved. Approximately 70 percent of the 5,700 new units would be in townhouses of three or four stories. Others would be in new towers up to 13 stories. The housing will include a mixture of rental apartments and for-sale condos.”

“The heart of the future Parkmerced would be a new Muni station. The developers are proposing to bankroll moving the San Francisco State University Muni station from 19th Ave. and Holloway, considered one of the city's most dangerous intersections, onto the Parkmerced property. The new station would be built on Crespi Drive and would be integrated into a Parkmerced village center with a grocery store, farmers' market, cafe, and other small shops. The owners are also considering adding one or two more Muni stops on the 110-acre property.”

"The Stellar/Rockpoint scheme calls for a number of extreme green measures. Some, like narrower streets with bike and walking paths, are commonplace. Others are more unusual, like a plan to remove the entire property off the city's power grid and instead generate electricity through wind turbines and microturbines that operate on a variety of gaseous or liquid fuels and emit very low emissions. Skidmore's design partner for the project, Craig Hartman, said cleantech advances can reduce energy consumption by 62 percent per household. A highly-efficient plumbing system and a new water recycling plant could reduce water and sewer consumption by 43 percent per home, he said."

∙ Huge housing plan to add 5,700 units [Business Times]
∙ Parkmerced [parkmerced.com]

Posted by socketadmin at 7:10 AM | Permalink | Comments (23) | (email story)

December 13, 2007

The Temporary Transbay Terminal Site, Design, And Meeting

Even If you can’t make this evening’s community meeting (from 5:30-7:30) to discuss traffic circulation and parking revisions for San Francisco’s temporary Transbay Terminal Project (hey, different strokes for different folks), you might appreciate the background.

The Temporary Terminal Project will provide temporary replacement bus terminal facilities in order to relocate existing operations from the Transbay Terminal, allow demolition of the existing terminal and construction of the new multi-modal Transbay Transit Center. The TJPA is currently working with Carter-Burgess, Inc. to design the Temporary Terminal facilities, planned to occupy the block bounded by Main, Folsom, Beale, and Howard Streets.

Design of the Temporary Terminal is anticipated to be completed by March 2008 with construction beginning of Fall 2008. Operations are expected to commence August 2009 and run through demolition and construction of the new Transit Center, ending in 2014.

And as RinconHillSF notes, once the new terminal is finished the temporary terminal site will be “repurposed as a 1.1-acre park and some 700 residential units developed by the San Francisco Redevelopment Agency.”

∙ Transbay Transit Center: Temporary Terminal [transbaycenter.org]
∙ Temporary Transbay Terminal Facility Public Meeting [Rincon Hill SF]

Posted by socketadmin at 2:38 PM | Permalink | Comments (13) | (email story)

The SocketSite Scoop On 70 South Park (A.K.A. “Gallery House”)

It’s one of three new buildings rising (as opposed to being razed) in San Francisco’s South Park. And unfortunately for all those who have inquired, it’s not going to hit the market upon completion.

Designed by Ogrydziak/Prillinger, 70 South Park (aka “Gallery House”) will house an art gallery on the first floor above which the two gallery owners and art collectors will (or at least can) reside. Renderings, floor plans, and construction photos are available on the Ogrydziak/Prillinger website. And it's the facade that particularly stands out.

From Ogrydziak/Prillinger:

The upper and lower thresholds of the project are developed as an indefinite edge, not quite inside or outside. The gallery addresses the street through a condensation wall, a vitrine that distends and articulates the physicality of the liminal condition. Above, taxonomy studies exhausted potential code interpretations for a protective shroud that optimizes privacy and transparency on the domestic floors. A scaffold-like structure supports a semi-transparent screen and projects away from the primary glass curtain wall as an parametric illustration of the Planning Code constraints that trigger the typical San Francisco bay window. The swollen space between the minimum-surface area tessellations of the projecting shroud and the curtain wall accommodates a balcony for the living room and master bedroom, and extends over the entry to provide shelter and a view of visitors from within.

We’ll take their word for it. And tomorrow, we'll take a look at the building(s) next door.

∙ Gallery House (70 South Park): Renderings Floor Plans Construction [oparch.net]
∙ Will Sand Studios Be Making A Statement At 136 South Park? [SocketSite]

Posted by socketadmin at 10:42 AM | Permalink | Comments (2) | (email story)

Another Reader’s Reality: Living Off Of Third Street In Bayview

On Monday it was one reader’s reality versus perception regarding life around Sixth Street in mid-SoMa/Market/town. Today we highlight another reader’s reality, and this time it’s living off of Third Street in Bayview.

[L]ike many areas of San Francisco you have to be cautious and use common sense. I live on Palou Ave at Lane about a block from 3rd. I have lived there since July. Got a pretty decent deal on a 1200 square foot, 1925 2bedroom house in good shape with views, decent yard, original nice details. I did talk with a few neighbors before getting in. Many long-time owners, also new folks to the neighborhood. Young Latino families, Asian, and several 30 something white gay couples.

I feel reasonably safe, but I have heard gunshots. Only once. I used to live in the Mission and heard them more often. This development [5800 Third Street] and grocery will definitely help establish the neighborhood as a nice and "affordable" for many SF citizens. The grocery is especially needed.

The condo's do have to be pretty nice and large to sell from the mid 500's as I bought my house for $550,000 and there are currently many houses in the $500K to $600K range. I think most people will want a house as opposed to a condo in a 300+ unit condo complex.

∙ Neighborhood Perception Versus (At Least One Reader’s) Reality [SocketSite]
∙ Speaking Of 5800 Third Street (A Development/Developer Update) [SocketSite]
∙ JustQuotes: Fresh & Easy Neighborhood Market Coming To Bayview [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (11) | (email story)

December 12, 2007

Will Sand Studios Be Making A Statement At 136 South Park?

It’s a plugged-in tipster that directs us to the demolition of 136 South Park:

Would love to get some insider info on what’s to come. I want to live in [South Park] so bad. It’s such a quaint little neighborhood. Oh and the [Butler and the Chef across the park] has the best chocolate chip cookies in the city by the way.

And while we don’t know what’s to come (tipsters?), we do know that the property appears to be under the control of Jeff Sand (as in Sand Studios). And as such, we have high hopes (and expectations). As for the cookies, we can confirm that they are quite tasty.

∙ Sand Studios [San Francisco]

Posted by socketadmin at 4:11 PM | Permalink | Comments (3) | (email story)

Listed San Francisco Home Sales Volume Down/Down In November

According to the San Francisco Association of Realtors (via SFCAHomes Blog), November sales volume for listed single family homes in San Francisco fell 24.9% on a year-over-year basis (175 transactions in 2007 versus 233 transactions in 2006) and dropped 11.6% compared to the month prior (198 transactions in October 2007).

Drops in districts two, four and ten accounted for almost all of the lost volume while district one showed the only (relatively) significant increase (from 13 sales in 11/06 to 22 sales in 11/07). And as was the case last month, expect the DataQuick counts for November to follow suit (in terms of direction).

∙ San Francisco's November Single Family Home Sales Market Wrap [SFCAHomes Blog]
∙ Listed San Francisco Home Sales Volume Up And Down In October [SocketSite]

Posted by socketadmin at 11:52 AM | Permalink | Comments (23) | (email story)

Speaking Of 5800 Third Street (A Development/Developer Update)

When we first mentioned 5800 Third Street two years ago Levin Menzies & Associates and Lennar were leading the development charge and the project was seeking Planning Commission approval. Today, the project is the hands of Noteware Development and the Goldman Sachs Urban Investment Group (UIG) and construction is underway.

The first phase of the project is slated for completion in winter 2009 with the second phase following in 2010. And in addition to the aforementioned full service grocery store, the 5800 Third Street development will consist of 338 condominiums including 47 Below Market Rate (BMR) units. “Prices for the market rate units have not yet been set, but will likely start in the mid-$500,000s. Prices for the affordable units will likely start in the mid-$200,000s.”

∙ Bayview Development [SocketSite]
∙ JustQuotes: Fresh & Easy Neighborhood Market Coming To Bayview [SocketSite]

Posted by socketadmin at 8:41 AM | Permalink | Comments (10) | (email story)

JustQuotes: Fresh & Easy Neighborhood Market Coming To Bayview

“The world's third-largest retailer plans to open the first full-service grocery store along San Francisco's Third Street corridor, concluding a more than decadelong effort by city officials to expand the impoverished area's food shopping options.

Fresh & Easy Neighborhood Market, the aggressively expanding U.S. division of British-based Tesco PLC, has signed an agreement to buy the 15,000-square-foot retail space of a condominium project from co-developers Goldman Sachs Group Inc. and Noteware Development, said Roberto Munoz, the company's neighborhood affairs manager. The 360-unit project is located at 5800 Third St., a former Coca-Cola factory.”

∙ After years, Bayview will finally get full-service grocery store [SFGate]
∙ Bayview Development [SocketSite]

Posted by socketadmin at 8:09 AM | Permalink | Comments (10) | (email story)

December 10, 2007

Neighborhood Perception Versus (At Least One Reader’s) Reality

It's neighborhood perception versus (at least one reader’s) reality:

As someone who has lived within two blocks of [the SoMa Grand] for the last 15 years, I think it deserves mention that this neighborhood has already changed a lot. When I moved into an apartment on Tehama between 5th and 6th back in 1992, there were smash-and-grabs every day, often multiple times a day. I have seen people being zipped up in body bags, shootings, and trannies giving tricks right on the street. But things started changing with the dot-com boom. I believed in the trend enough to purchase a loft on Minna between 6th and 7th in 1992, and felt (barely) safe enough to start a family.

I would never had guessed 15 years ago that there would be a nearby park (Victoria M.) I can actually take kids to. Sure, I still feel out of place when we walk up Sixth to Tu Lan's, but nobody bothers us. And I hate that people use the entry way to our building as their restroom, but even my friends in Pac Heights have to deal with that every once in a while.

Why do I stay? I love being able to walk to work, and to be so close to Yerba Buena Gardens, MOMA, Metreon, Westfield, Union Square, the shops and cafes on Folsom Street, and the Sunday Farmers Market--just to name a few.

So if things get better, great. But as long as they don't get worse I'm cool.

And a question for those in the know, how long has Stan’s stay been extended?

UPDATE: Thanks to Bob, we have the update on Stan's stay: "Stan" was extended to April 15, 2008 by the Recreation and Parks Commission (this was the rare case where everyone from the neighborhood who showed up to testify seemed to love an art installation)."

∙ We Tried To Warn Tell You, The Neighborhood Is A Changing [SocketSite]
∙ Grand-opening of Victoria Manalo Draves Park [BeyondChron]
∙ Stan in SOMA park [Black Rock Arts Foundation]

Posted by socketadmin at 3:30 AM | Permalink | Comments (15) | (email story)

December 7, 2007

The 4 Design Concepts For The Future Of San Francisco’s Japantown

You had a chance to see the designs unveiled in person (and provide your input). And a reader even provided a down and dirty overview for those who couldn't attend. But no need to fret if you missed either, the Nichi Bei Times unveils all:

Baseline scheme: Incorporate existing retail, and turn the mall inside-out while adding 73 residential units above.

Torii scheme: Overhead retail across the top of the Peace Plaza looking towards the south.

Roji scheme: Traditional alleyways with internal shopping streets and the opening up of the malls.

Hiroba scheme: "Redistributing" the Peace Plaza with a series of interlocking plazas, moving the Pagoda from the Geary Boulevard side of the current Peace Plaza to alongside Post Street, with retail facing Geary.

∙ Preliminary Plans for SF J-Town's Japan Center Unveiled [Nichi Bei Times]
∙ A Chance To Participate In Japantown’s Better Neighborhood Planning [SocketSite]

Posted by socketadmin at 1:24 PM | Permalink | Comments (29) | (email story)

We Tried To Warn Tell You, The Neighborhood Is A Changing

We tried to warn tell you, the neighborhood is a changing. And money is flowing into the area (in more ways than one). From the San Francisco Business Times:

“While some condo buyers have been hesitant to invest in an area long overrun by drug peddlers and vagrants, the [SoMa Grand] has caught on among people willing to take a chance that the gritty corridor has the potential to become an exciting and eclectic enclave.”

“But even before the new wave of residents move in, the dollars have been pouring in. At 138 Sixth St., an organic restaurant and catering business, Split Pea Seduction and Jersey Tomatoes, has opened. At 121 Seventh St. is Custom Burger/Lounge, a gourmet burger spot and bar. Around the corner from the SoMa Grand, at 139 Eighth St., Chez Papa owner Jocelyn Bulow has created Bossa Nova, a Brazilian tapas spot and nightclub.

On Sixth Street, renovations are under way for two cafes, a Vietnamese restaurant, an optometrist and large produce/grocery market, according to Jenny McNulty, executive director of Urban Solutions, which works with small businesses in depressed areas. Most of the available retail spaces along Sixth Street are now spoken for.

"You don't see it yet -- a lot of these retail spaces are leased and in the midst of tenant improvements," she said. "By March, you are going to see a really different landscape."

And once again, in more ways than one:

“Among the new SoMa Grand owners are land use economists Claude and Nina Gruen of Gruen & Gruen Associates. Empty-nesters who are still cleaning out their 3,500-square-foot hilltop house in El Cerrito, the Gruens looked at some of San Francisco's fanciest new buildings. They considered the Four Seasons, the Ritz-Carlton and the St. Regis.

But ultimately the Gruens were drawn to the dynamics of a changing district. The Gruens bought two penthouses on the 22nd floor for a 2,400-square-foot unit with a 350-square-foot deck. Depending on size and views, penthouses in the building are priced between $1,000 and $1,200 a square foot.

"We think it's going to be a short time period before this area is transformed rather dramatically," said Nina Gruen.

The Gruens compare the neighborhood to the 500 block of Howard Street, where they moved their business in 1974. At the time, it was desolate and suffering from the flight of industry and warehousing. Now it's the heart of Foundry Square and the transbay district.

"That took 15 years -- this will take five years or less," said Nina Gruen. "I don't have 15 years."

And yes, that's faster than some many (but definitely not all) dare might imagine.

∙ The Scoop On Wednesday’s (10/24) Gathering For Plugged-In People [SocketSite]
∙ New SoMa Grand fuels property rush [Business Times]
∙ Gruen Gruen + Associates [ggassoc.com]
∙ Last Night’s Week's Gathering: A Reader Driven Wrap Up (We Hope) [SocketSite]

Posted by socketadmin at 8:58 AM | Permalink | Comments (31) | (email story)

Avalon At Mission Bay Phase III (240 Berry) Starts Its Ascent

One of the best construction site webcams we’ve discovered is alive and kicking for Avalon at Mission Bay Phase III (240 Berry) as is the development of the apartments. And in terms of the final design, we’re still looking for the inside scoop (and wondering whether or not any of Arquitectonica’s original vision survived). Readers?

UPDATE: Tom is correct, it’s the Arquitectonica design that’s on the flyers. Also advertised: 260 apartments, 17-story tower, 8-story mid-rise; fire pits, outdoor movie theater, bocce ball court; and coming Mid-2009.

∙ Avalon Mission Bay Phase III Construction Webcam [oxblue.com]
∙ 240 Berry: No Condos For You [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (20) | (email story)

December 4, 2007

JustQuotes: We Missed It (But Would Welcome Any Other Reports)

“Hopefully, some of you were also at the SPUR lunchtime presentation by Hines about the Transit Tower. One exciting potential they mentioned was linking some of the other surrounding buildings to the City Park on top of the transit center itself.”

UPDATE (12/5): And once again, Jamie delivers (and teases us with mention of a "desired" BART connection).

∙ Event: In depth look at the Transit Center tower [SPUR]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

Posted by socketadmin at 2:19 PM | Permalink | Comments (3) | (email story)

December 3, 2007

An Apples To Apples Sale In The Marina (1751 Beach): The Market

1751 Beach Street (a renovated three-bedroom, two-bath Marina condo) closed escrow this past Friday with a contract price of $1,420,000. A sale of this same condo in July of 2002 for $1,100,000 would suggest average annual market appreciation of 4.9% over the past five and one-half years.

Then again, 1751 Beach Street also changed hands a little over two years ago (September 2005) for $1,400,000. And with this data point in hand, average annual market appreciation for this property is more accurately represented as 7.8% from July 2002 to September 2005 and 0.7% from September 2005 to November 2007.

[Editor’s Note: Up next, a look at this property from the perspective of an investment over the past two years (so let’s try to keep the comments on this post related to the market).]

∙ A Case Of Premature Reduction At 1751 Beach In The Marina? [SocketSite]
∙ An Apples To Apples Sale In The Marina (1751 Beach): The Investment [SocketSite]

Posted by socketadmin at 9:57 AM | Permalink | Comments (8) | (email story)

November 30, 2007

And The Artists Shall Inherit Acquire San Francisco

“Academy of Art University plans to double its student body and add an athletic program over the next 10 years, which means it will need to acquire up to 10 more San Francisco buildings. That's on top of the 16 buildings the university has bought and adapted to new uses since 2000, a trend that is running into increasing resistance from San Francisco city government and some of the school's neighbors. It's expected to come to a head Dec. 6, when the planning commission holds a public hearing on an institutional master plan the university filed in November setting out its plans for continued expansion."

“The art school has bought and renovated numerous existing buildings to handle that expansion. It has clustered them in three main areas of town: the Van Ness corridor, Downtown and South of Market. It owns 29 of its 32 academic, administrative and residential buildings, and is in contract to purchase the Flower Mart at 575 Sixth St.”

Editor’s Note: And as some might recall, it was a little over a year ago that a discussion regarding four condos at 1081 Pine Street turned to the impact of the Academy of Art University as neighbors and solicited the following comment from a young "tipster": "Wouldn't that be a great business model. You start an 'Art academy' and buy a building for a dorm. Put in a basketball court, encourage the kids to talk on their cell phones, buy drugs, etc. Prices in the neighborhood drop like a rock and you buy up everything in sight. Then, move the dorm, sell the now appreciated properties and start the whole process all over. If only I had a hundred mil, my path to further riches would be clear."

∙ Art academy draws up big expansion [Business Times]
∙ Academy of Art University: Campus Housing: Housing Galleries [academyart.edu]
∙ Rose Sellers Still Selling [SocketSite]
∙ Three Of Four For Sale At 1081 Pine: Reader Comments [SocketSite]

Posted by socketadmin at 9:16 AM | Permalink | Comments (36) | (email story)

November 29, 2007

A Chance To Participate In Japantown’s Better Neighborhood Planning

From the San Francisco Planning Department (via a plugged-in tipster):

This is a reminder to encourage you to attend this Saturday's Japantown Better Neighborhood Plan Workshop. In addition to hearing from the Planning Department's planning consultants regarding historic and cultural preservation, implementation strategies, and urban design findings, we will also see preliminary design concepts for Japan Center and a preview of the proposal for 1481 Post Street (a recent addition to the agenda). Following the presentations, we've dedicated time for community members to give their feedback in small groups regarding all the topics.

The future of Japan Center and Geary Boulevard are at stake. Improvements to land use and zoning, businesses, transportation, public space and the historic and cultural character throughout the neighborhood are under consideration.

Our first thought: hello modern. Our second thought? Point number four in one reader’s “5 Suggestions To Turn Around Fillmore.”

∙ Japantown Better Neighborhood Plan [SFGov]
∙ Are Ikkyu’s Days Numbered? [SocketSite]
∙ SOM Design And Details For 300 Condominiums On A Hill [SocketSite]
∙ The Official Cathedral Hill Tower (1481 Post Street) Website [SocketSite]
∙ A Reader’s “5 Suggestions To Turn Around Fillmore” [SocketSite]

Posted by socketadmin at 5:29 PM | Permalink | Comments (20) | (email story)

Forget About The In-Law, What If The Parking Is (Was) Unwarranted?

"It’s already illegal for city residents to pave their front yards without permission, but one supervisor’s legislation is intended to give inspectors the teeth to enforce the ban. District 11 Supervisor Gerardo Sandoval will introduce legislation next week that would empower Planning Department inspectors to hand out or mail citations for violations of zoning regulations."

"Residents are pulling out gardens and lawns from their front yards and filling them with concrete. Doing so provides an extra parking spot, but Sandoval said it has far-reaching ill effects. “We passed a law several years ago to make it illegal, but people continue to do it,” he said. “We are in danger of becoming a concrete city.”

∙ Sandoval takes aim at illegal property paving [Examiner]

Posted by socketadmin at 7:10 AM | Permalink | Comments (43) | (email story)

November 15, 2007

JustQuotes: Care To Quote The Odds On The Success Of Mint Plaza?

"The stage is set, and a chic stage it is: Black pavers ripple across a former alleyway with an oak tree on one end, six ginkgoes on the other and a patch of dark spiky grasses in between.

But plazas must be judged by how they function, not how they look - and the artsy design of the Mint Plaza is no guarantee of long-term success.

Instead, the space opening Friday next to San Francisco's Old Mint is a gamble. It's a developer's wager that the landscape south of Market Street will continue to evolve, and a bet that a stylish community is waiting to emerge and stake a claim."

[Editor’s Note: And for the record, we’re at better than even money.]

∙ Builder bets newly minted plaza in San Francisco will be an oasis [SFGate]

Posted by socketadmin at 8:16 AM | Permalink | Comments (31) | (email story)

November 14, 2007

Mint Plaza Officially Opens This Friday (November 16, 2007)

It was almost a year ago the we provided you with the scoop on the proposed Mint Plaza (and introduced you to the Mint Lofts). It was six months ago that we let you know the plaza plan was approved and moving forward. And it's today that we remind you that the Mint Plaza official opening ceremony is on Friday (from 10am to noon).

∙ Mint Plaza (And Livable City) [SocketSite]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Mint Plaza: Approved, Moving Forward, And Coming Soon [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (13) | (email story)

JustQuotes: A Resident Questions The Presidio’s Account(ing/ability)

“I have lived in the Presidio for five years, and watched it turn into Pacific heights South, with a touch of downtown Redwood City. The emphasis is on real estate development, not on preserving the park, or wildlife....This is supposed to be a park, not an exclusive country club.”

∙ A Not So New New Neighborhood Opens Back Up In The Presidio [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (6) | (email story)

November 13, 2007

A Not So New New Neighborhood Opens Back Up In The Presidio

Don’t like the thought of living next to modern? Well, you’re in luck. Four five-bedroom “Queen Anne style homes” on “the oldest intact Victorian streetscape in the city” (56-59 Funston Avenue) are now up for lease in the Presidio.

Minimum rental bids of $10,600 per month (per home) and a remembrance of a tipster’s note that we first published over a year ago. In summary: bidding wars for big rentals in the Presidio. Again, over a year ago.

∙ NEW NEIGHBORHOOD: 56, 57, 58 & 59 Funston Avenue [presidio.gov]
∙ SocketSite Readers Report: The New Age Of Civilized Urban Landscape [SocketSite]
∙ Premium Rents In The Presidio [SocketSite]

Posted by socketadmin at 11:03 AM | Permalink | Comments (15) | (email story)

November 9, 2007

JustQuotes: Phase I Of Trinity Plaza About To Break Ground

"The first phase of [Trinity Plaza] construction, some 440 units on the Mission Street side of the property, includes 360 "replacement" studios to house the rent-control tenants now living in the Trinity rental complex. The remaining 80 units will feature one-bedrooms: 68 market-rate and 12 below-market rate. The address of the first building will be 1188 Mission St.

[Trinity Properties Chief Financial Officer Walter Schmidt] said shoring and excavation will begin shortly and take the project into 2008 when the "pile and foundation program" will start. Trinity officials estimate that it will take two years to finish the first phase and move existing tenants over.

In all, the project will include four phases. After 1188 Mission St. is completed, the next building will be 545 units on Market Street, which will include 21,000 square feet of retail space and a large public plaza allowing pedestrians to pass through from Mission to Market Street.

The final building phase will add 915 units and include a building along Eighth Street and another west of the 1188 Mission St. structure."

∙ Massive excavation to begin at Trinity Plaza [Business Times]
∙ Trinity Plaza: Just One Signature (And Around Three Years) To Go [SocketSite]

Posted by socketadmin at 8:05 AM | Permalink | Comments (8) | (email story)

November 6, 2007

Dorothy Lenehan’s “Realm” Is Rising Over At The Soma Grand

“Composed of 390 panels, most about 2-by-7 feet and 1/4-inch thick, the mural titled "Realm" is the biggest piece of glass art in the city. Three stories tall, it cost $800,000. (As required by local planning law, 1 percent of the construction cost has to be used for art.) Set in a shoji screen-like aluminum grid on the new Soma Grand building, the mural brings a blast of color to a gritty mixed-use neighborhood that's being transformed by a rash of commercial and residential construction.”

∙ Towering work of art [SFGate]
∙ The Soma Grand: The SocketSite Straight Scoop [SocketSite]
∙ Last Night’s Week's Gathering: A Reader Driven Wrap Up (We Hope) [SocketSite]

Posted by socketadmin at 2:21 PM | Permalink | Comments (34) | (email story)

November 2, 2007

Neighborhood Identity Crisis Alert: Is It FiDi? Transbay? SoMa?

From a reader’s comment (and query) regarding The Millennium:

"Wow, I like the [Millennium] midrise. I wouldn't mind the location since its in the heart of FIDI . . . ."

Not wanting to argue, but is 1st & Mission now considered to be "in the heart of" the Financial District? I remember when it wasn't. And, now that "FIDI" seems to be the accepted nickname for that part of town, would someone tell me whether it's pronounced "Fie, die" or "Fiddy?" I hope the answer isn't "eff-eye-dee-eye." Thanks.

Well...while many might consider the area an extension of FiDi (as in “Financial District”), the City powers that be have been pushing for the adoption of “Transbay” (not to be confused with TransBay). And yet others simply refer to it as SoMa.

As far as we're concerned, we'll let the plugged-in people lobby and decide (or even suggest others). So have at it. Bonus points for defining both the boundaries and pronunciation (and double bonus points for maps/mashups/multi-media). And if no clear winner emerges, perhaps we'll even host a good old fashioned poll.

∙ The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]

Posted by socketadmin at 9:27 AM | Permalink | Comments (52) | (email story)

October 29, 2007

Last Night’s Week's Gathering: A Reader Driven Wrap Up (We Hope)

Considering the standing room only crowd, one might expect appreciate a few more comments (and discussion) from those who were able to attend. So let's try this again…

Our end of the day thanks to everyone who was able to join us last night week. We hope you found the discussion around SoMa’s emerging midtown interesting. And at the very least, we hope you had a good time.

Special thanks to our panelists for enduring the heat of the stage (both literally and figuratively):

Chip Conley, CEO and President, Joie de Vivre Hospitality
John Dunham, Developer and Future Resident, 55 Sheridan
Jim Haas, Coordinator of the Mayor's Civic Center Stakeholders Group
Daniel Hurtado, Executive Director, Central Market Community Benefit District
Sarah Karlinsky, Policy Director, San Francisco Planning and Urban Research
Eric Tao, Vice President, AGI Capital
Max Young, Proprietor, Mr. Smiths Bar and Lounge

And if you were able to attend, perhaps you'd be so kind as to comment with your thoughts/takeaways for those who were not. And if you "were not," perhaps we’ll catch you the next time. Regardless, and as always, thank you for plugging in.

∙ The Scoop On Wednesday’s (10/24) Gathering For Plugged-In People [SocketSite]

Posted by socketadmin at 2:50 AM | Permalink | Comments (11) | (email story)

October 26, 2007

JustQuotes: From Mission Bay To Chinatown In Mere Minutes/Years

“One of San Francisco's most ambitious subway projects finally has funding in place, thanks to budget cutting and an unexpected windfall from the state. The Central Subway project, which will create a new Muni line linking South of Market to Chinatown, has lined up $1.3 billion, officials said this week.”

“City planners won't start digging the subway tunnels for three years at the earliest. The project is now in its environmental review phase. The environmental impact report was published last week, and the city is hosting community meetings on Oct. 30, Nov. 8 and Nov. 13 to discuss it.

Transit planners are considering three different routes for the subway. Each extends 1.7 miles, but they vary slightly in their alignment between the existing station at Fourth and King streets and the terminus near Stockton and Clay streets.”

∙ S.F. subway project gets full funding [Business Times]
∙ San Francisco's Proposed Central Subway Overview [sfmta.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (120) | (email story)

October 25, 2007

A Huge (Potential) Development For The Mid-Market/SoMa 'Hood

“The Hearst Corp. is quietly seeking a developer for 3.9 acres of prime property in the fast-changing Mid-Market neighborhood, 20 separate parcels that include the current home of Hearst's San Francisco Chronicle at Fifth and Mission streets.”

“Hearst owns most of the land from Mission Street south to Howard Street between Fifth Street and Mary alley. In addition to the Chronicle's current headquarters, the portfolio covers five parcels along Fifth Street, including 110 Fifth St., the former San Francisco Examiner building that is connected to 901 Mission St. by a bridge over Minna alley.

The Hearst holdings also take in properties along the 900 block of both Mission and Howard streets, as well as a dozen small lots along Minna and Natoma alleys. There are a number of surface parking lots, as well as at least one historic building, a brick former label printer at 447-449 Minna."

∙ Hearst puts S.F. Properties, including Chronicle HQ, on block [Business Times]
∙ Hearst to consider offers for Chronicle building, other S.F. sites [SFGate]

Posted by socketadmin at 10:27 AM | Permalink | Comments (9) | (email story)

October 19, 2007

The Scoop On Wednesday’s (10/24) Gathering For Plugged-In People

As promised, we’re hosting another gathering for plugged-in people next Wednesday (10/24). The topic of the evening: SoMa’s emerging midtown/mid-market neighborhood.

We’ll be moderating a panel discussion and Q&A (which will include Sarah Karlinsky of SPUR and Chip Conley of Joie de Vivre amongst others); SomaGrand will be providing the venue (as well as the cocktails and snacks); and you’re invited (to get the inside scoop on the neighborhood and network with other plugged-in people).

The gathering will be held from 6:00-7:30pm at the SomaGrand Sales and Marketing center in San Francisco (1085 Mission Street at Seventh Street). Attendance will be limited to the first 100 150 people to sign up: http://socketsite.wikispaces.com/Midtown102407. And no, this isn't going to be a sales pitch.

We’ll see you on the 24th. And as always, thank you for plugging in.

UDPATE: Yes, the 100 spots have been filled but we’re negotiating for a bigger cocktail budget and will add some more spots (exact number TBD) first thing Monday (10/24) morning. And if you can’t make it on Wednesday or aren’t interested in the topic? Fret not, our next gathering is already in the works.

UPDATE (10/22): As of 6:30 AM another 50 spots have been added.

∙ Got Plans For Next Wednesday (10/22) Evening? Cancel Them Now. [SocketSite]

Posted by socketadmin at 12:43 PM | Permalink | Comments (21) | (email story)

October 18, 2007

San Francisco’s Market & Octavia Neighborhood Plan Moves Forward

According to SF New Developments, the San Francisco Board of Supervisors Land Use and Economic Development Committee has “approved the overall Market & Octavia Neighborhood Plan and have established the “Van Ness and Market Downtown Residential Special Use District.”

Think both upzoing and downzonig (see UPDATE below) along the Market/Octavia corridor in an attempt to create a residential/commercial hub while preserving neighborhood character. Think new public spaces and "streetscaping." And think a few new towers at the four corners of Market and Van Ness (a la the conceptual rendering for a 400 foot tower at 10 South Van Ness).

UPDATE: A plugged-in reader clarifies the reported approval: "this socketsite news bit isn't entirely correct. The Board approved, on first reading, the General Plan amendments for the Market Octavia Plan. The actual rezoning is trailing behind, and may take at least another couple months, if not longer..." Our apologies for any confusion (and our thanks for the clarification).

∙ Market & Octavia Neighborhood Plan: Approved! [SF New Developments]
∙ Brand + Allen Architects: Portfolio [brandallen.com]
∙ Overview: Market & Octavia Neighborhood Plan [SFGov]

Posted by socketadmin at 2:59 AM | Permalink | Comments (12) | (email story)

October 17, 2007

Got Plans For Next Wednesday (10/24) Evening? Cancel Them Now.

We promised a “grander” gathering of plugged-in people in October, and damn it if we’re not going to deliver. So pencil ink your calendars for next Wednesday (10/24) from six to eight. We’ll publish full details later today (or early tomorrow), but suffice it to say, if you have any interest in the future of San Francisco’s mid-Market neighborhood, you might want to plan on plugging in.

∙ Unplugging Tonight’s Gathering (But Planting The Seeds For October) [SocketSite]

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

October 16, 2007

Hell Hath No Fury Like An Architect Scorned Tagged

Yesterday’s piece on the boundaries between Pacific Heights and Western Addition (real or imagined) leads to a discussion of graffiti creep (real or imagined). It also yields our plugged-in reader's quote of the day:

As an Architect who has had [a] cherished project tagged, my personal wish is that a graffiti punk caught in the act should be required to receive the paint or acid through one or more body orifices.

Forget the police, perhaps it's time to unleash the Guardian Angels Architects on San Francisco. We're thinking black berets might be a nice touch.

UPDATE: And then there's the Guardian Agent.

∙ The Rough And Tumble “Inner City” Of Pacific Heights [SocketSite]

Posted by socketadmin at 9:55 AM | Permalink | Comments (36) | (email story)

October 15, 2007

The Rough And Tumble “Inner City” Of Pacific Heights

The Chronicle’s C.W. Nevius characterizes Envision Schools’ Metropolitan Arts & Tech High School as being “[l]ocated where Pacific Heights meets the Western Addition.” A characterization which is the antithesis of the more typical gentrification by (the simple addition of) "heights."

And even if one chooses to disregard the Realtor’s definition of neighborhoods (and the grey area of Lower Pacific Heights mapped above), 2340 Jackson is still anything but on the cusp of the “inner city.” Ah, those crazy Marinians.

∙ In a twist, kids from Marin are bused to city [SFGate]
∙ Envision Schools: Metropolitan Arts & Tech High School [envisionschools.org]

Posted by socketadmin at 3:00 AM | Permalink | Comments (25) | (email story)

October 12, 2007

Could This Be Curtains For Cirque Du Soleil In The City?

The Port of San Francisco is moving quickly on the potential redevelopment of the 14-acre Seawall Lot 337 (a.k.a. the Giants parking lot A) that Frederick initially noted six months ago. From J.K. Dineen at the San Francisco Business Times:

Assuming a key piece of legislation gets Gov. Arnold Schwarzenegger's OK, the port hopes to receive proposals for the site by mid-February. Qualified developers and proposals would then be screened by an advisory panel and the Port Commission, with a group of finalists selected by March. The port wants a development team in place by June of 2008.

Expect a battle over the percentage of parking versus green space (perhaps a clever developer/architect could propose an elevated park over a parking lot and call it “City Park(ing) South”). And could this be curtains for Cirque du Soleil (note tent above) in the city?

UPDATE: Eddy's liberal interpretation of the topic at hand ("parking") has turned the focus of conversation to the use of handicap parking permits in San Francisco. And while we might normally intervene by steering the conversation back towards the development Seawall lot 337 (and starting a new thread specific to handicap parking), it's Friday and we've had a long week. So what the heck, have at it...

∙ The Port, The Piers, The Parking And The Terminal [SocketSite]
∙ Port preps prime land for building [Business Times]
∙ Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment) [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

Posted by socketadmin at 2:50 AM | Permalink | Comments (21) | (email story)

JustQuotes: A Federal Falling Out For The Mid-Market Movement

"Developer Forest City's plan to transform the landmark 50 United Nations Plaza from an empty federal office building to a 200-unit apartment complex has hit a wall.

After 18 months of talks on a ground lease, the General Services Administration informed Forest City Residential West that "negotiations were being discontinued and the building will be sold," said Susan Smartt, senior vice president of Forest City Residential West.

The decision baffled both company executives and city hall officials who had been in discussions with Forest City on how to improve Civic Center Plaza, now a favorite haunt for drug dealers and their customers."

∙ Feds halt Forest City plan for 50 U.N. Plaza [Business Times]
∙ Historic Federal Buildings: 50 United Nations Plaza, San Francisco [GSA]

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

October 5, 2007

Mo' Money Coming To Mission Bay While Mid-Market's On A Mission

While the developers of the 2.7 million-square-foot campus in south Mission Bay have officially expanded their horizons beyond life sciences and will now actively court the darlings of the valley (traditional technology firms, and yes, “web 2.0” start-ups), a mid-Market community benefit district (funded by property owners) has been established in an attempt to reclaim “the south side of Market Street from Fifth Street to Ninth Street, with dips north and south." And if you happen to be walking on the north side of Market? That's Tenderloin community benefit district territory.

∙ Alexandria shifts gears at Mission Bay [Business Times]
∙ Mid-Market combats blight with new district [Business Times]

Posted by socketadmin at 8:09 AM | Permalink | Comments (7) | (email story)

October 3, 2007

JustQuotes: And What’s This Mean For The Residents/Real Estate?

“San Francisco will begin cracking down this week on homeless people who commit quality-of-life crimes in a 15-block area of the city's South of Market district - the tourist-heavy section that includes Bloomingdales, the Metreon and Moscone Center.”

∙ SoMa patrols to shepherd homeless away from tourist areas [SFGate]

Posted by socketadmin at 9:37 AM | Permalink | Comments (79) | (email story)

October 1, 2007

The Next Era In San Francisco’s Development: It’s All About Density

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.

Speaking of (or on) which, David Baker will be delivering a "Better Living Through Density" lecture next Monday (10/8/07 @ 7pm) at the California College of The Arts (Timken Lecture Hall, 1111 Eighth Street, San Francisco).

Denser neighborhoods are more active, more interesting, safer places that support local retail and services and foster community. But what makes urban housing beautiful and functional for residents and neighborhood alike? David Baker will describe—using some of his own work as examples—the components of good urban design, including active pedestrian edges, the hierarchy of open spaces, sensible parking strategies, and sustainable approaches that make higher densities better for all.

It’s free, no RSVP is required, and additional information is available by phone (415.703.9562) or email (architecture@cca.edu).

∙ California College of the Arts: Calendar of Events [CCA]

Posted by socketadmin at 2:07 PM | Permalink | Comments (91) | (email story)

September 28, 2007

Frederick Knows His Piers (A.K.A. Cruise Ships Closer To Pier 27)

According to the San Francisco Business Times, a “blue-ribbon panel on the future of San Francisco's cruise ship industry” (“led by former Port Commissioner Frankie Lee and Chamber of Commerce President Steve Falk”) agrees with what Frederick noted back in April: San Francisco’s new cruise ship terminal will likely dock on Pier 27.

And yes, it’s a definite boost for the proposed development of Piers 27-31 (now in the hands of Shorenstein Properties).

∙ S.F. cruise terminal finds new berth [Business Times]
∙ The Port, The Piers, The Parking And The Terminal [SocketSite (4/07)]
∙ Proposed SF Cruise Ship Terminal Sunk [SocketSite (9/06)]
∙ Pier Wars [SocketSite (10/05)]

Posted by socketadmin at 3:00 AM | Permalink | Comments (5) | (email story)

September 27, 2007

The SocketSite Scoop On The 8 Washington Street Project

Pacific Waterfront Partners and the California State Teachers’ Retirement System have been working on plans to redevelop the area “bounded by The Embarcadero, Washington and Drumm Streets.”

And as proposed, the 8 Washington Street Project would replace a surface parking lot (which could be a problem considering it's Seawall lot 351) and the current Golden Gateway Tennis and Swim Club with 170 housing units above street level retail and restaurants; public green space; and underground parking (both public and private). And yes, it also provides for a new and improved Tennis & Swim Club as well.

∙ 8 Washington Street Project [8washington.com] [Fact Sheet (pdf)]
∙ Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment) [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (31) | (email story)

September 20, 2007

It’s Official: Pelli Clarke Pelli/Hines Win The Transbay Competition

It’s Official, the Pelli Clarke Pelli/Hines team have won the Transbay Terminal and Tower design competition.

But even as they selected the Hines-Pelli team over two rivals, leaders of the Transbay Joint Powers Authority stressed that the proposal now on the table is a starting point, not a fait accompli.

Although the authority board was unanimous today in their decision to select the Hines-Pelli team, several members said they expected the tower to eventually include both residential and commercial space. The original tower proposal included only commercial space.

And while nobody should be too surprised, some are sure to de disapointed.

∙ Skyscraper team chosen for giant Transbay Terminal project [SFGate]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite 1/07]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite 9/07]
∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite 8/07]

Posted by socketadmin at 1:01 PM | Permalink | Comments (23) | (email story)

September 19, 2007

841 Webster Returns: And Perhaps It's Now “Priced to Rent!”

As a tipster notes, 841 Webster (which failed to sell at $989,000 despite four months on the market, a total of $310,000 in reductions, and advertising “Priced to Sell!”) has returned to the market as a rental. And according to craigslist, they're looking for $4,950 a month. We’ll just let you run the numbers (and debate that little note of NOPA).

∙ $4950 / 3br - Remodeled Victorian Flat...(alamo square / nopa) [craigslist]
∙ What’s Moving (Or Not) And For How Much (Or Little): Withdrawn [SocketSite]
∙ Betting On A Bidding War? (Once Again) [SocketSite]
∙ To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]
∙ And Like There’s Any Chance We Could Resist (700 Broderick) [SocketSite]

Posted by socketadmin at 8:46 AM | Permalink | Comments (18) | (email story)

September 18, 2007

JustQuotes: Architecture Check (And Opinion) On Isle Three

“The new Whole Foods Market in San Francisco shows with meticulous precision why upscale grocery stores are coveted by communities that want to see themselves as fully rounded or on the map.

In the process, it also shows the design gap between mainstream America's stylish retail environments and the boilerplate architecture that surrounds them.”

∙ John King: Place: San Francisco's new Whole Foods [SFGate]

Posted by socketadmin at 2:55 AM | Permalink | Comments (11) | (email story)

And Like There’s Any Chance We Could Resist (700 Broderick)

We’re sure there’s a story out there somewhere about 700 Broderick, we just haven’t found it (yet). And yes, the lack of interior photography did raise an eyebrow (or two).

UPDATE: And not too surprisingly, the conversation quickly turns to NOPA. Or Lower Divisadero. Or Western Additon. Or whatever one feels most comfortable calling it today. And no, we don't think that's the end of the story.

∙ Listing: 700 Broderick (6/4) - $1,895,000 [MLS]
∙ Let's Just Call It NoNOPA (North Of NOPA) [SocketSite]

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

September 17, 2007

JustQuotes: True Or Not, At Least It Sounds Good

"What it will mean for San Francisco to have its tallest building be the Transbay Terminal tower is a statement that our highest value is ecology," said Gabriel Metcalf, executive director of the San Francisco Planning and Urban Research Association, a local public policy think tank. "It will be this exclamation mark saying the most important location in our city is the transit center."

∙ Six years post-9/11, super skyscrapers rise from U.S. cities [SFGate]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

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

September 10, 2007

Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod)

It's true, the Hines/Pelli Clarke Pelli proposal for "City Park" has won (save an uprising by the Transbay Joint Powers Authority Board, San Francisco's Board of Supervisors, or the Planning Commission) the design competition for San Francisco's new Transbay Terminal and Tower.

The winning Transbay terminal proposal by developer Hines and architect Pelli Clarke Pelli offered $350 million for the tower property, more than twice what the other two teams were willing to pay, according to the nine-person jury appointed by the Transbay Joint Powers Authority.

The astounding offer blew away the team ranked second in the competition, Richard Rogers Partnership and Forest City Enterprises, which offered $145 million for the tower land. The third-place team, Skidmore, Owings & Merrill and Rockefeller Group Development Corp., made a purchase price offer of $118 million.

As previously noted, the proposed “City Park” combines a 'complex' 5.4 acre park elevated above the transit center with a 'simple and calm' 1,200-foot glass wrapped tower housing 1.6 million square feet of commercial office space (and no residential).

∙ Jury picks Hines for Transbay tower [Business Times]
∙ Jury names favorite for Transbay terminal, tower [SFGate]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ San Francisco’s Transbay Transit Center + Tower: More Proposal Porn [SocketSite]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]

Posted by socketadmin at 6:37 PM | Permalink | Comments (49) | (email story)

September 5, 2007

San Francisco’s Transbay Transit Center + Tower: More Proposal Porn

Forest City has launched a new website with a bit more video, renderings and background information on the Richard Rogers design proposal for San Francisco’s new Transbay Transit Center and Tower.

And as a plugged-in tipster notes, the complete Skidmore, Owings & Merrill (SOM) presentation along with additional animations and renderings are now available online as well. And yes, we're still looking for a similar site for the Pelli Clark Pelli proposal. Readers?

UPDATE: A nine-member panel (the “D/D Competition Jury”) is currently evaluating all three proposals and accepting public comment (as one reader notes and subtly lobbies...) through September 17th. On September 20th, a “Jury recommendation will be brought before the TJPA Board…at San Francisco City Hall at which time the Board will vote on the final proposal.” And then the fun (and lobbying) really begins.

∙ Forest City (Richard Rogers) Transbay Transit Center + Tower [Forest City]
∙ SOM: Moving San Francisco into the Future [SOM]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]

Posted by socketadmin at 10:57 AM | Permalink | Comments (31) | (email story)

August 31, 2007

Add Another (Proposed) Tower To The Transbay Mix (181 Fremont)

Another tower, this one a mere 900 feet, has been proposed for the area surrounding San Francisco’s new Transbay Terminal and Tower. And according to J.K. Dineen, the “razor-thin skyscraper” at 181 Fremont “would include 500,000 square feet of office space beneath about 140 residential condominiums.”

The Fremont Street parcel is one of several sites where the city is considering allowing tall towers as a source of tax revenue to help bankroll the $3.4 billion Transbay Terminal and Tower. Under the plan, developers around the transit center and tower -- likely to soar 1,300 feet or more -- could build well above current 300- to 500-foot zoning restrictions in exchange for pumping millions of dollars in additional taxes to help pay for building new infrastructure in the Transbay District as well as the terminal programing itself.

Designed by HellerManus, the proposed tower on Fremont “would have a glass curtain wall and exterior structural system…would seek a gold stamp of approval from the Leadership in Energy and Environmental Design… [and] include a highly efficient sawtooth glazing system that allows daylighting but reduces unwanted heating.”

And yes, as is now de rigeur, the “developer is also looking into solar power [and] wind turbines…”

∙ Another tower added to Transbay [Business Times]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]
∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite]

Posted by socketadmin at 10:50 AM | Permalink | Comments (29) | (email story)

August 27, 2007

A Greener View In The Works For Some At BLŪ (And Others)

TMG Partners has engaged Skidmore Owings and Merrill (SOM) to bring a completely new skin (likely glass and stone), public plaza (at third and Folsom), and green overhaul (targeting LEED silver) to the ex-AT&T compound at 680 Folsom. And while it might not seem like a typical SocketSite story, think of it in terms of the (positive) impact on BLŪ and others residences right down the block (or in the neighborhood).

∙ TMG to rehab SoMa buildings as offices [SF Business Times]
∙ 631 Folsom: Recently Christened “SF BLŪ” (And Down To 108 Units) [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (2) | (email story)

August 21, 2007

London Calling: A San Francisco To London Neighborhood Comparison

A young couple living in London, but making the move to San Francisco next month, drops us a note looking for some guidance on San Francisco neighborhoods. Or rather more specifically, “[i]f you know London, please try to compare areas!” And as much as we love London (and know San Francisco), beyond the superficial we can't. Any plugged-in ex-Londoners up for the challenge? (We’ll summarize any comments later this week.)

Oh, and then there’s the real reason they wrote, “we're looking to buy a place, for around $500k…[and] finding it pretty hard to find what we want…a nice 2 bed or large 1 bed in a safe part of town.” Of course “nice,” “safe,” "large," and “town” are all subjective (hence the first question). And we can only hope they meant £500,000 and not $500,000. But if not, let's just consider it another little challenge…

UPDATE: A bit more information about our Londoners: They are “planning on staying in SF for about 5 years but an absolute minimum of 3,” and currently live in Hampstead/Golders Green (which they consider “nice, safe, green”).

Posted by socketadmin at 8:11 AM | Permalink | Comments (98) | (email story)

August 7, 2007

San Francisco’s Transbay Terminal Design Proposals: Highlights

Keep in mind that design elements of all three proposals are likely to change (some rather dramatically) between now and the final selection on September 20th (and again between the final selection and construction). That being the case, a few highlights that caught our attention (in reverse order of the renderings we published yesterday):

Skidmore Owings and Merrill/Rockefeller Group Development Corporation Proposal:
Envisioned as “the center of San Francisco,” the SOM designed tower (above) will rise a total of 1,375 feet into the sky. The 175-foot “crown” of the tower will house dual wind turbines and photovoltaic screening, while the “self-healing” external brace frame (designed to redistribute load if compromised) will diffuse strong winds at ground level.

The mixed use tower is configured for 42 floors of residential (2/3/4 bedroom condos), 31 floors of office, and 8 floors of hotel space with a public sky lounge at the very top. A 103-foot high multimedia entry “portal” will usher people into the great hall and transit center below.

Both the tower and terminal are intended to be Platinum LEED certified.

Richard Rogers Partnership/Forest City Enterprises/MacFarlane Partners Proposal:
Designed to be a “kinetic rather than static” building (think elevators on the outside), and a “vertical representation of the city as a whole,” the Richard Rogers designed tower was also described as a “metaphor for sustainability” (a 170-foot wind turbine rises above the building’s restaurants and observatory located at 1,100 feet).

The mixed use tower is configured for 600,000 square feet of commercial space, 200-300 condominiums, and 200+ upscale hotel rooms. Both the tower and 1,300’ long terminal are designed to minimize walls on the ground level to maximize light, flow and natural circulation.

The tower is intended to be Platinum LEED certified and the terminal Gold.

Pelli Clark Pelli Architects/Hines Proposal:
Christened “City Park,” the Cesar Pelli designed tower and terminal centers all attention on a “complex” 5.4 acre elevated park above the transit center. The park includes grass, trees and water features designed to naturally treat greywater. While below, glass enclosed bus platforms are designed to encapsulate and scrub exhaust via bio-filters.

And while the terminal may be complex (think a funicular rising through a grove of redwoods), it is balanced by a “simple and calm” 1,200-foot glass wrapped tower which is topped by four harmonic turbines (which variably light the top of the tower based on prevailing wind speeds). As proposed, the tower is singularly configured for 1.6 million square feet of commercial office space but could be reconfigured to include 22 floors of residential space “if required.”

Both the tower and terminal are expected to be LEED Gold certified (but could possibly achieve Platinum).

Note: Comments on the three proposed designs are being collected on yesterday’s post that featured the renderings for all three proposals.

∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite]
∙ Transbay Design Competition: The Revised Schedule And Unveiling [SocketSite]

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

August 6, 2007

The SocketSite Scoop: San Francisco’s Transbay Terminal Designs

Yes, all three proposals include wind turbines on top of their towers; will aim to achieve either Gold or Platinum LEED certification; and plan to rise between 1,100 and 1,350 feet in the air. Other than that, all three aim to redefine "the center of San Francisco" in very different ways. Pictures (and a few details) now, highlights to follow.

From Pelli Clark Pelli Architects/Hines:

Proposed Tower Height: 1,200'
Proposed Tower Use: Commercial (1.6 million square feet; "potential for residential")
Proposed LEED Certification: Gold (possibly Platinum)

From Richard Rogers Partnership/Forest City Enterprises/MacFarlane Partners:

Proposed Tower Height: 1,155' (skyview roof); 1,287' (top of turbine)
Proposed Tower Use: Mixed (600K sq.ft. commercial; 200+ hotel rooms; 200-300 condos)
Proposed LEED Certification: Platinum (tower) / Gold (terminal)

From Skidmore Owings and Merrill/Rockefeller Group Development Corporation:

Proposed Tower Height: 1,200' (occupied floor); 1,375' (top of parapet)
Proposed Tower Use: Mixed (31 floors office; 42 floors residential; 8 floors hotel)
Proposed LEED Certification: Platinum

A few more renderings:

Inside the Pelli Clark Pelli design (bus terminal level):

The Richard Rogers design at dusk:

The Skidmore Owings and Merrill proposed tower plaza and terminal entrance:

Note: Design models for all three proposals will be on display to the public Tuesday, August 7th, 2007 from 8 am to 6 pm in the North Light Court at San Francisco City Hall.

∙ Transbay Design Competition: The Revised Schedule And Unveiling [SocketSite]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]

Posted by socketadmin at 5:22 PM | Permalink | Comments (165) | (email story)

Buchanan Lane (Eddy & Buchanan): Sales Office Now Open

Buchanan Lane, a new development of thirty (30) “single family 3 bedroom 2 bath homes in a gated community,” opened its sales office doors this weekend at 1303 Buchanan (corner of Eddy & Buchanan). Pricing currently starts at $729,000 for 1340 Eddy (a ~1,400 square foot three bedroom two bath), and according to the sales office they’re hoping to hit as high as $900K for a few of the homes post “Grand Opening” in September.

And while the interior finishes are rumored to be quite nice (limestone and granite with Bosch appliances), the starting price per square foot (~$520) relatively inexpensive (for San Francisco), and they are single family homes (not condos), we’re still struggling to see the value (based on the absolute price point, target audience, and tough location).

Also worth noting, three Below Market Rate (BMR) units will be priced at $279,000 and applications “must be received or postmarked no later than August 9th, 2007.”

∙ Buchanan Lane in San Francisco (Eddy & Buchanan) [buchananlane.com]
∙ Buchanan Lane BMR Unit Ad (pdf) [sfraaffordablehousing.org]
∙ Living in the cross fire [SFGate]

Posted by socketadmin at 10:34 AM | Permalink | Comments (57) | (email story)

July 31, 2007

MAC (Narrowly) Loses Appeal Of 3400 Cesar Chavez Development

From Left in SF (via a plugged-in reader): “The appeal of the 3400 Cesar Chavez project was denied, by a vote of 6-5, with Mirkarimi, Daly, Ammiano, Peskin and Maxwell voting for the appeal and the rest voting against.”

∙ 3400 Cesar Chavez appeal denied [Left in SF]
∙ Will The Supervisors Martyr (3400) Cesar Chavez In The Mission? [SocketSite]

Posted by socketadmin at 4:03 PM | Permalink | Comments (39) | (email story)

July 25, 2007

Mint Collection Update (7/25): Sales, Leasing, Plaza And Eats/Drinks

A quick update for the Mint Collection: Twelve (12) of the fifty-two (52) condos at 410 Jessie ("Hales Warehouse") remain available for sale (77% sold) with studios ranging from $480,000 to $510,000 (433 to 494 square feet) and one-bedrooms ranging from $795,000 to $1,075,000 (996 to 1,242 square feet).

Next door at 418 Jesse ("Station House") twenty-three (23) of the twenty-five (25) units have been leased. The remaining two:

∙ 418 Jessie #702 (3/3) 1,921 sqft - $6,250/mo (includes 2 car parking)
∙ 418 Jessie #802 (3/3) 1,931 sqft - $6,550/mo (includes 2 car parking)

Also of note, “Mint Plaza is on schedule for completion on Labor Day” with Chez Papa scheduled to open in mid-September, Sushi Groove in late September/early October, and Blue Bottle in early October as well. (No word on what ever happened to the "Nuevo-Latino/Peruvian" restaurant/lounge.)

∙ The Mint Lofts: The SocketSite Scoop, Update And (Some) Pricing [SocketSite]
∙ Mint Lofts (410 - 424 Jessie): New Website, Photos, And Floor Plans [SocketSite]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Mint Plaza: Approved, Moving Forward, And Coming Soon [SocketSite]

Posted by socketadmin at 1:54 PM | Permalink | Comments (7) | (email story)

July 20, 2007

More 'Manhattanization' Of San Francisco: Paying More For Parking

It's a double parking whammy as underutilized downtown surface area parking lots are replaced by new housing developments with more people than parking spaces.

"Parking demand in San Francisco is rising daily," [City Park CEO Tim Leonoudakis] said. "The 'Manhattanization' of downtown parking will be complete with the opening of the residential towers in South of Market, which are all 'under parked.'"

Legislation passed last summer limits parking at new residential projects in the city's downtown to one space per every four units -- though developers can secure up to three spots for every four units under certain conditions.

Leonoudakis said most tenants need more than one space and that demand is not being satisfied on site. Tenants, he said, will overflow into the surrounding neighborhood and "that's going to impact commuter parking."

"There's a dynamic under way that we should all be paying attention to," he said. The issue has already gotten attention, in part due to a controversial measure to increase parking allotments all over the city that is likely to appear on the ballot in November.

The measure would boost the number of allowed spaces at new multi-unit residential projects downtown from a maximum to a minimum of three slots for every four units, according to Jim Ross, a political consultant who's running the campaign for the initiative. It would also increase parking to a minimum of one space for each new residential unit built outside of downtown, and "allows for but doesn't require" minimum numbers of spaces for new retail and other commercial projects, Ross said.”

And regardless of your position on this issue, there’s likely one thing on which we can all agree: the cost/value of parking in the city is going up. Now about those $225,000 parking spaces in Manhattan...

∙ S.F. parking in tight spot [Business Times]
∙ For Parking Space, the Price Is Right at $225,000 [New York Times]

Posted by socketadmin at 12:46 PM | Permalink | Comments (180) | (email story)

July 17, 2007

Will The Supervisors Martyr (3400) Cesar Chavez In The Mission?

It didn’t really stir so much as a debate as perhaps frustration when we last highlighted the proposed (and MAC opposed) 60-unit development at 3400 Cesar Chavez in the Mission.

And as a tipster notes, the San Francisco Board of Supervisors will entertain public comment this afternoon and then either affirm or reverse the Planning Department’s preliminary approval for the project (at City Hall for those who are interested).

UPDATE (7/18): "After listening to over five hours of public comment on the Mission Anti-Displacement Coalition’s (MAC) appeal of the environmental impact document at 3400 Cesar Chavez, the Board of Supervisors voted to wait two weeks to make a decision." (Supes Postpone Decision on 3400 Cesar Chavez)

∙ 3400 Cesar Chavez: Approved But Opposed (By MAC) In The Mission [SocketSite]
∙ San Francisco Board of Supervisors Agenda: July 17, 2007
∙ Supes Postpone Decision on 3400 Cesar Chavez [BeyondChron]

Posted by socketadmin at 4:00 AM | Permalink | Comments (41) | (email story)

July 13, 2007

Rooms With An 11th Floor View (From The Arterra): 300 Berry

And speaking of views (and Mission Bay), a plugged-in tipster forwards a link to “high-resolution images taken from the 11th floor living rooms of actual Arterra homes.” It’s some great perspective on the rapidly changing cityscape of the neighborhood. And of course, the skyline beyond.

∙ Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment) [SocketSite]
∙ Radiance At Mission Bay: Around 50% In Contract (And Conversion)? [SocketSite]
∙ Out With The HOAs (For Now) In With The Sub-Zero (And Plasmas) [SocketSite]
∙ SocketSite Reader’s Report: Living In North Mission Bay (For Real) [SocketSite]
∙ One Rincon Hill: Another Fontana Or Transamerica In The Making? [SocketSite]

Posted by socketadmin at 11:38 AM | Permalink | Comments (18) | (email story)

Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment)

While the Barbary Coast Neighborhood Association (BCNA) characterized the passing of Senate Bill 815 (sponsored by Senator Carol Migden) as a “Grand Day in Sacramento” and a “great victory,” not everyone shares the same sentiments.

For two years the port has been hammering out legislation that would give the cash-strapped agency development control over nine so-called seawall lots, port-owned parcels along the Embarcadero.

But earlier this month, under increasing pressure from neighborhood groups, Migden altered the bill to prohibit building anything higher than 40 feet on four of the more valuable parcels near the foot of Telegraph Hill. The altered bill, passed July 2 by the Assembly Natural Resources Committee, drew the wrath of the San Francisco Chamber of Commerce and Port Director Monique Moyer, who suggested that Migden had caved in to property owners looking to "maintain waterfront views."

Migden said the resolution, Senate Bill 815, provides ample opportunities for the port to generate cash and doesn't impose height restrictions on the largest of the seawall lots, the 600,000-square-foot lot 337, next to AT&T Park. She said the bill "strikes a balance between the port's need to bring in revenue and the concerns of neighbors who will live next door to these developments."

And while the amended resolution doesn’t impose height restrictions on the lots adjacent to Watermark either (across from Piers 30-32), it does remove lot 351 (adjacent to the Golden Gateway Swim and Tennis Club) from the realm of developable parcels as well.

We can’t help but wonder if the Port is seconding guessing the Public Forum they co-sponsored with the BCNA this past May. A forum which Frederick Allardyce (President of the BCNA) described as an opportunity to learn about “how the public can impact the future of San Francisco.” Ah, the foreshadowing (if not irony).

UPDATE: Some great history and additional background from Frederick (including reaction to, and the impact of, the construction of the Fontana towers).

∙ Height limit could sink port's plan [Business Times]
∙ Out With The Old: 45 Lansing And The Lot Around Watermark [SocketSite]
∙ San Francisco Seawall Lot Rezoning Public Forum (5/14/07) [SocketSite]
∙ The Port, The Piers, The Parking And The Terminal [SocketSite]

Posted by socketadmin at 8:29 AM | Permalink | Comments (26) | (email story)

July 12, 2007

Be Heard On The Heart Of San Francisco's New Downtown

San Francisco’s 1985 Downtown Plan “envisioned the area around the Transbay Terminal as the heart of the new downtown.” And the Fourth and King Street rail yard (and Caltrain station) is in need of “development.”

Have a vision, voice or thought that will help “[f]ulfill the vision of the Downtown Plan and the promise of a Transit First city to create a new downtown center anchored by a world class multimodal Transit Center and supported by a grand civic public realm?” Well, here’s your chance to be heard (and for tipsters to keep us plugged-in).

“Following detailed analysis and computer simulation (e.g. urban form, shadow, wind, circulation), the study will produce new planning policies and controls for land use, urban form, building design, and public realm improvements for private properties as well as for properties owned or to be owned by the Transbay Joint Powers Authority in and around the adopted Transbay Redevelopment Project Area and Transbay Terminal.”

“The study will [also] 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.”

The public planning process kickoff is July 25th with workshops running through the end of the year. Our thanks to Jamie (over at the RinconHillSF) for keeping us (and you) plugged-in.

∙ Transit Center District Plan and Fourth and King Street Railyards Study [SFGov]

Posted by socketadmin at 8:18 AM | Permalink | Comments (32) | (email story)

July 11, 2007

A TJPA Offer You Really Can’t Refuse

Another seriously plugged in reader; another big development; and another big question:

The Transbay Joint Powers Admin [TJPA] over that past few weeks has been sending out offer letters to purchase properties around the Transbay Terminal. The TJPA is moving forward with their acquisition plan for 20+ properties (maybe 33 if memory serves me correct) for their right of way needs. It's very hush hush as they do not want the "offers" to be made public - but "fair market" values are being tossed out there to the land owners. "Fair Market" - mind you the only people the land owners can sell to is the TJPA.

Negotiations will go on for the next few months, but if no final "fair" price is agreed to, then the TJPA will go the [Board of Supervisors] and play the eminent domain card.

And the question: “If these land owners could sell their properties to the big time developers they could be making an additional 25% on these "fair market" values. So the question is - what is truly fair market?”

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

July 10, 2007

Argenta Rises While Buildings For Crescent Heights Are Razed

The soon to be 17-story Argenta is rising to the west of Fox Plaza with little fanfare (and nary a mention of sales), while across the street to the south (at the southwest corner of 10th and Market) all of the buildings have been razed in order to make way for the 9, 18, 19 and 35-story Crescent Heights development.

∙ Argenta (1 Polk): Ground Breaking [SocketSite]
∙ Fox Plaza (1390 Market): 250 New Condos In The Works [SocketSite]
∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (32) | (email story)

The Official Cathedral Hill Tower (1481 Post Street) Website

A plugged-in tipster directs us to the ADCO Group’s website for the proposed Catherdral Hill Tower (1481 Post Street). Think summary, FAQs (“We hope to get our final permits sometime in 2008, so we expect that the project will be completed by 2010.”), and a complete rundown of community meetings (both past and future).

∙ 1481 Post Street: Official Development Website [1481poststreet.com]
∙ Ask (Nicely) And Ye Shall Receive: Cathedral Hill Tower Renderings [SocketSite]
∙ SOM Design And Details For 300 Condominiums On A Hill [SocketSite]

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

July 6, 2007

Fox Plaza (1390 Market): 250 New Condos In The Works

According to J.K. Dineen, “Archstone-Smith is pushing forward with plans to raze the corner retail element [of Fox Plaza] and replace it with a 250-unit flatiron-style condo building.”

The planned wedge-shaped terra-cotta and glass 120-foot structure, with retail, would replace the low-slung building that houses Starbucks and a stationery shop, according to Presidio Development Partners President Mark Conroe, who was retained by Archstone-Smith to obtain city approvals for the residential development and sell off the office part. The new building would cost about $150 million based on current construction costs.

HellerManus has been tapped for the design (which will "speak to the energy level of the Civic Center area”) and the current 446 renal apartments (and 550-car garage) will remain in place.

∙ Fox Plaza to replace retail with condos [Business Times]

Posted by socketadmin at 7:41 AM | Permalink | Comments (17) | (email story)

June 21, 2007

Plugged-In Readers Ask, Plugged-In Readers Answer (We Hope)

1. “Anybody know what's up at 13th & Harrison (across from the esteemed Eagle)? The ramshackle building on the corner (part of the whole block complex that's been fenced off for years) was finally demolished this weekend. Including all the defunct buildings on the site (the only functioning business on the block is the U-Haul lot off 11th), it's a huge slice of SOMA; anything interesting in the works?”

2. “I noticed that Sports Basement is moving out from their warehouse on 16th and De Haro St at the bottom of Potrero Hill. Jamba Juice corporate offices warehouse that occupied the other half of the same block is also vacant as of few months ago...it makes me wonder if there is another big condo project about to commence. Any "plugged-in" knowledge?”

Posted by socketadmin at 3:22 AM | Permalink | Comments (8) | (email story)

June 20, 2007

Out With The Old: 45 Lansing And The Lot Around Watermark

Paul Hwang of Skybox Realty captures the demolition of 45 Lansing. Cater-corner to One Rincon Hill, 45 Lansing is slated to become 305 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”) in a 40-story tower.

And a little to the south east, another pluggged-in reader notices the parking lot surrounding Watermark is being broken up and wonders what's in the works. Anyone have the inside scoop (or even just a camera)?

∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ Six Relatively Quick Flips At The Sold Out Watermark (501 Beale) [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (33) | (email story)

June 19, 2007

The (SOM) Master Plan For San Francisco’s Treasure Island

A plugged-in tipster directs us to Skidmore, Owings & Merrill’s Master Plan for Treasure Island and an overview from NewcitySkyline:

The Treasure Island Plan involves a unique, 21st century San Francisco community that is socially and economically diverse and supported by close-knit neighborhoods, unprecedented open space, resource-conserving technology and a robust network of transportation choices. Envisioned as both a great place to live and a regional destination, the plan proposes three compact neighborhoods centered around an energizing, mixed-use hub and ferry terminal set within a richly faceted 275-acre Great Park.

The new development would take up only a quarter of the island’s area and will be built in phases. In the residential phase, there will be approximately 5,900 residential units built, of which 30 percent will be affordable. The residential area will accommodate around 13,500 residents, and will be divided by high-density, low-to-midrise blocks of townhouses, flats clustered around neighborhood open spaces, and residential towers approximately 14 stories high.

With preliminary approval from the Board of Supervisors in hand, residents could begin moving by as early as 2013 (with overall completion of the development around 2022).

∙ Treasure Island Master Plan [SOM]
∙ Reawakening Treasure Island [NewcitySkyline]

Posted by socketadmin at 10:16 AM | Permalink | Comments (80) | (email story)

June 8, 2007

3400 Cesar Chavez: Approved But Opposed (By MAC) In The Mission

A new development at 3400 Cesar Chavez would bring 60 new housing units (30 one-bedroom, 27 two-bedroom, 3 three-bedroom); sidewalk plantings, landscaping in the Cesar Chavez Street median between Mission and Bartlett Streets, and interior courtyard; and a 24-hour Walgreens (not to mention 60 residential, 30 bike, 24 customer, and 3 City CarShare parking spaces) to the corner of Cesar Chavez and Mission. But according to a plugged-in tipster:

Its approval by the Planning Commission is being appealed to the Board of Supervisors by the Mission Antidisplacement Coalition on the basis that all new market rate housing is harmful for the neighborhood, and that only a 100% affordable housing project is acceptable. (The developers are voluntarily increasing affordable units to the new 15% standard from the 12% that applies to the project.)

Of note, the development is not covered by the 2660 Harrison moratorium on PDR-to-housing conversion, as it is not PDR, but rather is being developed consistent with its zoning and past use-- housing over commercial

The development parcel is currently an empty single-story storefront (ex-paint store) and parking lot. And here we were having such a nice low blood pressure morning. Oh, and if you oppose the opposition, feel free to sign the developer's petiton.

∙ 3400 Cesar Chavez Overview and Background [3400cesarchavez.net]

Posted by socketadmin at 11:47 AM | Permalink | Comments (40) | (email story)

June 7, 2007

Heritage On Fillmore Official Update: Inventory And Restaurants

So here’s the official inventory update for Heritage on Fillmore: 37 of 68 market rate condos “sold” (with 10 already having closed escrow and moving in) and 31 available (now starting at $600,000). That’s 27 arms length transactions over the past five months (plus 10 developer units that were reserved for friends and family), and a total of 61% “sold” when including the 12 BMR units.

Our pick (and the inside scoop): the 12th floor two bedroom floor plan B (~1,400 square feet and officially known as PH1-B) which was in contract but is returning to the market at $1,100,000. We’re partial to the separated bedrooms, walls of windows and views (yes, columns and all), but we would budget for a bit of upgrading in the kitchen and bathrooms (both of which would be fine in a lower priced unit).

And in terms of the restaurants/clubs in the building, Yoshi’s San Francisco is expected to open in October while the Blue Mirror (a white tablecloth French-Southern concept by an ex-chef of the Carnelian Room) could open its doors as early as September. Two welcome additions to the neighborhood.

∙ Heritage on Fillmore (1300 Fillmore): Status And Sales Update [SocketSite]
∙ Heritage On Fillmore: The VIP Scoop [SocketSite]
∙ A Reader’s “5 Suggestions To Turn Around Fillmore” [SocketSite]

Posted by socketadmin at 8:38 AM | Permalink | Comments (36) | (email story)

June 6, 2007

JustQuotes: Not The Kind Of Hotbed We Like To Read About

"The Tenderloin and Market Street area is a new hotbed of drug dealing,'' said Lt. John Murphy of the homicide detail. He said he has spoken to investigators in police gang and narcotics units about the spike in violence brought on by dealers and customers from outside the city. "They say there is some kind of war going on in that area because there is so much money to be made down there,'' Murphy said."

∙ Police believe 2 homicides related to drug war [SFGate]

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

June 4, 2007

Transbay Terminal Design Update: And Then There Were Three

The Foster + Partners team was dropped and the Calatrava team dropped out (last month), and so the design competition for San Francisco’s new Transbay Terminal and Tower is down to three.

At the same time John King reports that a number of Planning Department missteps could possibly impact the upzoning of the First and Mission location (which is currently limited to 550 feet), and at the very least will add some complexity to the submission and evaluation of proposals.

And according to one seriously “plugged-in” tipster who has been privy to a number of preliminary sketches from the Richard Rogers team, we are not going to be disappointed.

∙ Foster + Partners Dropped From Transbay Terminal Design Comp [SocketSite]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ Transbay tower's final height limit still up in the air [SFGate]

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

June 1, 2007

JustQuotes: Highrise Housing (And More) For Candlestick Point

“Top Vision has hired architect C.P. Wang of the renowned C.Y. Lee & Partners -- the firm that designed Taipei 101, the world's tallest fully inhabited skyscraper -- to design the final phase of St. Francis Bay, which will include a 16-story, 465-unit tower nestled into Bayview Hill, the grassy knoll separating the development from Monster Park.”

"Top Vision Development has sold out the first phase of its 769-unit St. Francis Bay, a total of 128 units. Meanwhile, construction on phase two is nearly complete, and thus far about 110 of the 176 units have been sold . . . Grading has begun on the site [for the final phase] and construction will start this year."

"In addition to St. Francis Bay, three other developers have pending projects in the area. Signature Properties has started work on 125 units at Candlestick Cove, a project which will eventually total 499 units. Developer George Yerby plans to demolish two office buildings and replace them with 500 units. And Universal Paragon Corp., which owns three office buildings, has plans to construct 1,100 units in seven highrise buildings."

∙ Highrise housing gets OK for Candlestick Point [San Francisco Business Times]

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

May 21, 2007

Why You Should Care About All Those New Developments (Part II)

From a single anecdote of a family considering selling their single family home in Noe Valley in order to move into a condominium in South Mission Bay, to a second. And this time it's a long-time neighborhood activist and “Planning Department watchdog” (Toby Levine) who is selling her landmark Victorian house in the Mission and moving to a condo in North Mission Bay (255 Berry to be precise) .

Is it possible that the impact of all that new construction and supply won't simply be isolated to district nine (i.e., "SoMa") or even just the condominium market?

∙ Why You Should Care About All Those New Developments (Part I) [SocketSite]
∙ More “Pseudo-Omniscient Pretense” (And 255 Berry) [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]

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

May 18, 2007

JustQuotes: A New Vision For A Hunters Point Neighborhood

“In a joint venture with partners Devine & Gong and Ridgepoint Non-Profit Housing Corp., Stewart and his team are proposing to raise $300 million to demolish a 267-unit public housing project on a Hunters Point hillside and replace it with a roughly 667-unit mixed-income neighborhood.

The public housing would be replaced one for one, but the new neighborhood would also feature 80 affordable rentals, 50 below-market for-sale units, and 250 to 300 market-rate condos, which would be priced at about $425 a square foot.” ($300M housing dream)

∙ $300M housing dream [San Francisco Business Times]

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

May 14, 2007

San Francisco Seawall Lot Rezoning Public Forum (5/14/07)

The Port, along with Telegraph Hill Dwellers and Barbary Coast Neighborhood
Association, will be co-sponsoring a public forum to review proposed State legislation relating to lifting public trust land use restrictions from 11 “Seawall Lots” under the Port's jurisdiction and control.

The 11 lots stretch from Lot A just south of AT&T Park to the parking lot across from Pier 35 (Embarcadero and Bay). And while most of the lots are currently used for parking, proposed legislation would open up the door for development of the lots by private developers (think residential, retail, etc.).

The forum is scheduled for this evening (5/14/07) from 5:30 – 7:30 pm and will be held in the Port’s Bayside conference rooms on Pier 1 (Embarcadero at Washington). And as Frederick Allardyce (President of the Barbary Coast Neighborhood Association) notes, “This is an opportunity...to learn about how the City works in creating new neighborhoods and how the public can impact the future of San Francisco.”

Posted by socketadmin at 9:22 AM | Permalink | Comments (14) | (email story)

May 11, 2007

Ask (Nicely) And Ye Shall Receive: Cathedral Hill Tower Renderings

J.K. Dineen at the San Francisco Business Times delves deeper into the proposed Cathedral Hill Tower and uncovers some coveted renderings.

∙ Cathedral rising [San Francisco Business Times]
∙ SOM Design And Details For 300 Condominiums On A Hill [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (15) | (email story)

May 3, 2007

Seven Hundred Fewer Condos In The San Francisco Pipeline

Speaking of supply and demand, over the past month at least 700 potential condominiums have been pulled from the San Francisco housing pipeline (and our Complete Inventory Index).

The dead projects range from Pulte’s abandonment of plans to raze the San Francisco Tennis Club and build ~500 condos (“Pulte’s decision was driven by ongoing discussions with the Western SoMa Task Force, a neighborhood planning group that is studying rezoning in the area…”), to Ray Tonsing’s decision not to convert 153 Kearny from office space into the approved 45 condominium lofts (think "growing tech companies paying more for downtown space").

And then there’s Urban Realty’s decision to drop 189 potential condominiums from their Mid-Market development on Market Street between fifth and sixth. Now exclusively slated for 265,000 of retail, it’s this property that has been at the center of “Target in the city” rumors for quite some time. Perhaps a plugged-in reader would be willing to share the inside scoop...

∙ SocketSite’s Complete Inventory Index (CII): Q1 2007 [SocketSite]
∙ First Game Pulte (But Many Sets To Go) [SocketSite]
∙ Pulte drops condo plan for S.F. tennis club site [Business Times]
∙ Big Mid-Market project gets housing lopped off [Business Times]

Posted by socketadmin at 10:48 AM | Permalink | Comments (37) | (email story)

SOM Design And Details For 300 Condominiums On A Hill

The Skidmore, Owings and Merrill design for a proposed 38-story and 300 unit condominium development across from St. Mary’s Cathedral has been unveiled (7.4MB pdf). The glass-walled oval tower would replace the current Cathedral Hill Plaza Athletic Club swimming pool and tennis courts (the swimming pool would be moved underground; the tennis courts, not so much) and would include five floors of below grade parking (one space per unit).

All 300 units in the tower are proposed to be market rate with the developers looking to fulfill their BMR quota offsite (within a mile). And the development would also include an education/community center at the corner of Gough and Geary and adjoining ground level commercial space.

In terms of a timeline, expect at least a year for planning and permitting (we’d guess quite a bit more) and then another two for actual construction. And yes, this is the building a reader was asking about last week (near the end of the comments). And no, we couldn’t find a better rendering drawing rendering. [Editor's Note: Tough (and yet plugged-in) crowd. We love you all.]

∙ 38-Story Oval Condo Tower Unveiled (7.4MB pdf) [New Fillmore]
∙ Who Are These “People” And What The Heck Are They Thinking? [SocketSite]

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

May 2, 2007

Mint Plaza: Approved, Moving Forward, And Coming Soon

As we wrote five months ago: “If all goes as proposed, the ‘290-by 54-foot-wide portion of Jessie Street extending between 5th Street and Mint Street’ (off Mission) will be transformed into Mint Plaza – an automobile free pedestrian plaza lined by cafés, restaurants, and bars.”

And as we write today: the plan has been approved, the street should be closed in two weeks, construction should begin by the end of the month, and we (San Francisco that is) should have a new pedestrian plaza by the end of September.

And as you might have already heard, Chez Papa is definitely coming to the plaza (replacing what is now the Mint Lounge at 414 Jessie). And as far as we know (although we're sure some plugged-in reader knows better), the Castillo family (think Limon in the Mission) remains in discussions to open a nuevo-Peruvian place on the plaza as well (418 Jessie).

In related news, the Mint Collection (a.k.a. Mint Lofts) sales office has officially opened its doors to the public.

∙ Mint Plaza (And Livable City) [SocketSite]
∙ Mint Plaza [San Francisco]
∙ The Mint Lofts: The SocketSite Scoop, Update And (Some) Pricing [SocketSite]

Posted by socketadmin at 8:34 AM | Permalink | Comments (12) | (email story)

April 30, 2007

A Reader Reports: Landmark Sarcasm (We Can Only Hope)

A reader photographs and reports:

Your posting "not for the faint of heart" reminded me about the run-down, boarded up theater in North Beach, opposite the beautiful Washington Square park. What an eyesore! Is this another…landmark? I work nearby, and I heard rumors that efforts to make it a Walgreens or Rite Aid failed miserably. So now we're stuck with this!

And we wonder: anybody have the inside scoop on what’s in the works (if anything)?

UPDATE: According to a seriously plugged-in reader, that would be a Rite-Aid, taqueria, formula retail and “[a]s of April 2005, the new owners wanted to tear the 98-year-old (now 100-year-old) place down and build something on the site. Uh. Oh. Stalemate.”

∙ Not For The Faint Of Heart (Or Wallet): Landmark Edition [SocketSite]

Posted by socketadmin at 11:37 AM | Permalink | Comments (7) | (email story)

April 26, 2007

555 Mission Rock Apartments: Additional Details And Timing

Additional details on 555 Mission Rock, a 192-unit apartment building under construction in South Mission Bay: Eight stories (previously reported as nine); one and two bedroom units ranging in size from 650 to 1,300 square feet; 10,000 square feet of ground floor retail; $95 million dollar budget; and two years to completion.

∙ Neighbors In South Mission Bay (555 Mission Rock Street?) [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (5) | (email story)

April 24, 2007

Who Are These “People” And What The Heck Are They Thinking?

Developer AF Evans has proposed to build 282 residential units, 332 parking spaces, and approximately 14,000 square feet of ground floor commercial space in a “seven-story building stretching from 1634 through 1690 Pine St. near Franklin Street, from which one 25-story and one 12-story tower would rise.”

Planner Tammy Chan said the project has raised some concerns among residents. “People don’t want more residential. That’s what it comes down to,” she said.

Who are these “people” and what the heck are they thinking? Concerns over design are one thing, but "people don’t want more residential?"

∙ Towers proposed for Pacific Heights [Examiner]

Posted by socketadmin at 7:40 AM | Permalink | Comments (33) | (email story)

April 20, 2007

Trinity Plaza: Just One Signature (And Around Three Years) To Go

San Francisco's Trinity Plaza project has been approved by the Board of Supervisors. And now it's in the hands of our Mayor Newsom to add his signature and final approval (he has until April 28th to either approve or veto the project).

According to BeyondChron, and as a tipster notes, upon final approval of the project Trinity Properties "will have 15 months to commence construction, and 42 months after that the first tower must be certified for occupancy." But according to a Trinity Properties employee, the "application for site permits have already been submitted...plans will be submitted to various City departments at the same time rather than in staggered succession...[and they're targeting] the start of construction after this coming winter with a completion 24 months later.”

UPDATE (4/23): A plugged-in reader uncovers a couple of more contextual (but perhaps less glamorous) renderings of the proposed Trinity Plaza on the SkyscraperPage Forum.

∙ Trinity Plaza One Big Step Closer To Reality (And Condos?) [SocketSite]
∙ With Rebuild Approved, Trinity Plaza Tenants Look to Future [beyondchron.org]
∙ Trinity Plaza (24 stories, 240 ft; not so tall but BIG) [SkyscraperPage Forum]

Posted by socketadmin at 1:35 PM | Permalink | Comments (19) | (email story)

April 19, 2007

The Port, The Piers, The Parking And The Terminal

Frederick comes through with the skinny on the potential development of AT&T’s parking lot A (as well as parcels to the north) and a meeting this afternoon concerning the future of San Francisco’s cruise ship terminal:

“[Yesterday], April 18, 2007, the Port of SF announced plans to consider development of Seawall Lot 337 (Parking Lot A, south of Pac Bell Park). The proposals included a mixture of Residential housing, office, hotel, recreation, parking and retail.

This same change in the zoning of "Seawall" parcels that the Port controls could affect the future use of Port parking lots north of Pac Bell Park, all the way to Pier 35. All of these parcels, if the legislation as proposed is approved in the State legislature, could include housing (market rate or other types of hosing). This would affect supply of hosing in the central and north waterfront for years to come.

Also, [today], April 19th the Port is considering improving Piers 35 and 27 to possibly replace Piers 30-32 as the future Primary Cruise Terminals for the City. The meeting is open to the public at Pier 1, 3 to 6 PM. The "Primary Pier" selection is scheduled for 5:30 to 5:45 PM.”

UPDATE: Frederick expands on why, "if you are a developer or interested in new housing near or next to the SF waterfront,” you should really consider attending “the upcoming Port meetings regarding the Seawall lot future uses.”

UPDATE (4/20): And Frederick keeps us all "plugged in" by reporting back on yesterday’s port meeting: “The net of that meeting was that the cost to develop two 1,000 ft long piers at Piers 30-32 was $150M, while two 1,000 ft long Piers at 27 would be $35M to $50M.”

∙ Why You Should Care About All Those New Developments (Part I) [SocketSite]
∙ Proposed SF Cruise Ship Terminal Sunk [SocketSite]

Posted by socketadmin at 10:40 AM | Permalink | Comments (35) | (email story)

April 18, 2007

Plug In To One Rincon Hill’s Spring 2007 Newsletter And Update

Thanks to a couple of “plugged-in” tipsters, we (and now you) have the link to One Rincon Hill’s Spring 2007 Newsletter. A couple of highlights that caught our attention:

"Amidst the changing landscape, residents and merchants of the neighborhood have joined to create the Rincon Hill Neighborhood Association (RHNA). Patterned from the best of trailblazing efforts by similar associations in NoPa (North of the Panhandle), Hayes Valley and Barbary Coast, the RHNA incorporated April 2007 as a non-profit organization complete with a board of directors, bylaws and regular meetings."

"As of April 9, construction on Phase I of One Rincon Hill zoomed past the 45th floor, rising toward a dramatic topping out expected in July."

"ORH has secured a pod with four permanent parking spots in our garage for City Car Share."

And of course, “Many have remarked that it seems so close you can reach out and touch it from a passenger-side window or see what’s on TV inside a condo. In reality, the first homes are actually several stories above the highway. In addition, once realignment is complete, the road will be pushed south several lanes from the tower.”

∙ One Rincon Hill: Spring 2007 Newsletter [onerinconhill.com]
∙ One Rincon Hill’s Fall Newsletter And Update [SocketSite]

Posted by socketadmin at 2:06 PM | Permalink | Comments (18) | (email story)

It’s All About Upside (And Whether Or Not You Believe)

The neighborhood hasn’t developed (yet), and we can't vouch for the building, but if you buy into in the long-term mid-market redevelopment plan as well as the nearer-term impact of the new Federal Building and the Soma Grand, perhaps our tipster’s words will ring true: “seems like an insane deal” (two bedrooms, two baths, parking, and a wood burning fireplace all for under $600 per square foot).

∙ Listing: 603 Natoma Street #307 (2/2) - $599,000 [MLS]
∙ More Mid-Market Development And Definition [SocketSite]
∙ Just Quotes: Let's Hear It For (Or Against) The Feds [SocketSite]
∙ The Soma Grand: The SocketSite Straight Scoop [SocketSite]

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

April 16, 2007

Why You Should Care About All Those New Developments (Part I)

Realtor Malcolm Kaufman’s latest Pulse of the Market focuses on South Mission Bay. And two paragraphs in particular caught our attention:

While I have had a casual interest in the unfolding Mission Bay development, my interest became more focused because of clients who currently live in a single-family home in Noe Valley. She is an artist, he a serial-entrepreneur, and while they like and enjoy Noe, they would like warmer weather and a simplified life-style, one that includes updated construction/amenities and the concomitant ease of condominium living – a story that is becoming more familiar each year.

We have talked on an off for a year about their moving to one of buildings north of Mission Creek. It seems that there is a different life-style being offered by the Radiance [Editor’s note: Location marked by orange ellipse above.] and other housing opportunities in the southern portion of Mission Bay. While the area is unfolding as less urban than the developments of South Beach, Rincon Hill and Transbay, it is still quite close to the financial district. . . . One of the drawbacks is that there are very limited neighborhood amenities at this time [Editor’s note: Again, see picture above.]. It is going to take awhile until 4th Street becomes the Chestnut Street of Mission Bay - that’s the plan.

A couple living in an established neighborhood (not to mention a single-family home) are considering a move to Mission Bay (not to mention a condominium)? Inconceivable!

And yes, it is but a single anecdote. But as Malcolm also notes a few paragraphs later, “Transaction volume [in San Francisco] is down again in the first quarter of 2007: off almost 10% for single-family homes and down 20% for condominiums (582 for the first 2006 quarter versus 465 for Q 1 2007). While the volume of condominium re-sales is down dramatically, a lot of the buyer demand is being absorbed by new product sales in the south of Market neighborhoods…”

And you wonder why we spend so much of our time tracking all these new developments.

∙ Malcolm Kaufman’s Pulse of the Market [sfpulseofthemarket.com]
∙ An Overview Of Mission Bay [SocketSite]
∙ SocketSite Reader’s Report: Living In North Mission Bay (For Real) [SocketSite]
∙ Radiance At Mission Bay: Sales Office Open [SocketSite]
∙ SocketSite’s Complete Inventory Index (CII): Q1 2007 [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (21) | (email story)

April 13, 2007

We’re Buying It (The Description Not The House)

This Joseph Leonard designed Arts and Crafts house is described as an “architectural work of art.” And we’re buying it (the description not the house). Although if we did buy it (the house not the description) we have a feeling some bathroom/kitchen updating would have to be factored into our budget.

∙ SIGNATURE STYLE: Joseph A. Leonard [SFGate]
∙ Listing: 25 Mercedes Way (5/3) - $1,895,000 [MLS]

Posted by socketadmin at 9:09 AM | Permalink | Comments (8) | (email story)

April 9, 2007

Transbay Transit Center: Community Insight (And Involvement)

Jamie Whitaker from RinconHillSF.org provides the SocketSite community with his take on the Transbay Transit Center as well as a rundown of resources to help keep you “plugged-in” to community meetings and progress around the developing Transbay neighborhood:

The new Transbay Transit Center and Transbay Redevelopment Area plans are moving right along. Community meetings about the projects will be scheduled throughout the year with upcoming dates posted on the Transbay Joint Powers Authority (TJPA) web site.

The main reasons for building a new Transbay Transit Center include:
∙ Alleviating traffic congestion downtown by encouraging the use of public transit
∙ Provide a safe/essential community facility where community groups can hold meetings
∙ Spur additional economic growth with new jobs, new business developments, increased real estate values, and more affordable housing

The new Transbay Transit Center is tentatively scheduled to be built and ready for use by buses only at the start of 2014 while there are plans for an underground tunnel to connect the new Center to the Montgomery BART station, providing a relative easy travel option to reach many East Bay communities from the south peninsula down to San Jose. San Francisco's Transbay Transit Center could be a one-stop transit hub between Oakland and San Jose, with each City having its own international airport and other resources for residents and businesses.

Another big piece of the plan (pending funding) includes extending Caltrain from the current terminal at 4th and Townsend to the new Transbay Transit Center. One hurdle for the Caltrain extension is that the locomotives convert from diesel fuel to electricity as their primary power source. A glance at the rail electrification fact sheet on the Caltrain web site indicates the construction phase of this project starts in 2009 and tentatively ends in 2012. The TJPA project schedule shows Caltrain actively running to the Transbay Transit Center in downtown San Francisco from San Jose at the start of 2018.

The current path planned for the Caltrain extension includes mining and cutting and covering a tunnel northeast under Townsend Street and bending north under Second St. The current plan is to have four tracks along this route for Caltrain engines and cars to travel. An alternative to this plan is to run two tracks along Second St. and, if the demand for Caltrain service from the Transbay Transit Center justifies it, run another set of tracks up Main St. (although it wasn't clear how the Main St. track would connect to the 4th and King St. tracks in the last community presentation).

The Transbay Transit Center project plan also includes building the foundations below ground for bullet train service (you may have read about a bullet train that can transport passengers from San Francisco to Los Angeles in 2.5 hours), but it is too early to tell whether the bullet train idea will ever come to fruition. You can learn more about California's bullet train plans at the California High-Speed Rail Authority web site.

For those who wish to be involved and stay informed, there are at least two Citizens Advisory Committees (CAC) that provide a venue for public input for the plans and implementation of those plans. One is called the TJPA CAC and the other is called the Transbay CAC.

The TJPA CAC is mostly concerned with the Transbay Transit Center itself and the accompanying Transit Tower Project. You can keep up with the meeting dates and other information of the TJPA CAC on the Transbay Center web site. The first meeting of the TJPA CAC happens on Tuesday, April 10th where mostly administrative issues for the CAC will be addressed. The Transbay CAC is related to the City's Redevelopment Agency and will focus on the Transbay Redevelopment Area plan.

The State of California is giving the City about 12 acres of land where highway used to stand before the 1989 earthquake. The land, mostly between Howard and Folsom and 2nd and Main Streets, is terribly underutilized at the moment as surface parking lots. You can keep up with the meeting dates and other information about the Transbay CAC on the Transbay Redevelopment Project Area web site.

(Submitted by Jamie Whitaker, author of the RinconHillSF.org community web log.)

∙ The Rincon Hill Weblog: A New Virtual Neighborhood Association [SocketSite]
∙ The Transbay Redevelopment [SocketSite]
∙ Transbay Joint Powers Authority (TJPA) [TransbayCenter.org]
∙ Foster + Partners Dropped From Transbay Terminal Design Comp [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (19) | (email story)

Better Streets San Francisco: Neighborhood Meetings

It’s not just the developing Transbay/Rincon neighborhoods that are exploring ways to make San Francisco's streets more pedestrian friendly.

The Better Streets Plan will create a unified set of standards, guidelines, and implementation strategies to govern how the City designs, builds, and maintains public streets and rights-of-way.

The Plan will seek to balance the needs of all street users, with a particular focus on the pedestrian environment and how streets can be used as public space. The Plan will reflect the understanding that the pedestrian environment is about much more than just transportation – that streets serve a multitude of social, recreational and ecological needs that must be considered when deciding on the most appropriate design.

Next week, a series of “public meetings around your neighborhood.”

∙ Better Streets San Francisco [sfbetterstreets.org]

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

April 6, 2007

Readers Put SocketSite’s Real Estate Forums To Work

One reader gets recommendations for where to buy furniture for small spaces, another solicits thoughts about moving to the Inner Sunset , and another is still looking for insight into whether a building will survive the Bay Bridge reconstruction. And as was certain to happen, yet another discovers the polling function (above).

∙ Where to buy furniture for small spaces [SocketSite Forums]
∙ Moving to the Inner Sunset (from SOMA/Potrero) - thoughts? [SocketSite Forums]
∙ Building demo at bay bridge western approach? [SocketSite Forums]
∙ The Infinity VS The OneRincon [SocketSite Forums]

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

April 4, 2007

Transbay Citizens Advisory Committee Housing Presentation

The market rate and affordable housing presentation from the last Transbay Citizens Advisory Committee (CAC) is available online (ppt file size warning: 26.3MB) and provides a brief overview of the redevelopment area requirement for 35% of all new units to be "affordable" (25% affordable to households earning 60% of AMI and another 10% affordable to households earning 120% of AMI).

Also included in the presentation: a brief overview of the family housing development at 10th and Mission, the senior housing development at 9th and Jessie, and the preliminary “Green and sustainable building design” concept for “115-120 studios for formerly homeless people” at Gough and Fulton (Central Freeway Parcel G).

The next CAC meeting will be held on April 12, 2007 at Yerba Buena Center for the Arts (701 Mission Street, 2nd Floor Conference Room) for those who might be interested.

∙ Transbay CAC Housing Presentation (ppt) [SFGov]

Posted by socketadmin at 9:18 AM | Permalink | Comments (30) | (email story)

April 3, 2007

The Mint Lofts: The SocketSite Scoop, Update And (Some) Pricing

The morning coffee hasn’t kicked in around the office, and until it does, you’ll just have to make due with a couple of pretty pictures. Mochaccinos to the rescue…

First and foremost, while the 52 units at 410 Jessie (“Hales Warehouse”) are being sold (50 market rate and 2 BMR), the 25 units at 418 Jessie (“Station House”) will be leased (at least initially). And although the first official broker’s tour and “sales office” opening (414 Jessie alongside the "Mint Lounge") aren’t currently scheduled to occur until later this month (yes, it's a moving target), around half of the units at 410 Jessie have already been reserved (a combination of “friends and family” and those who have pro-actively called the developer).

As you might recall, the top six floors (5-10) of 410 Jessie were previously converted into leased live/work loft spaces and are currently undergoing a complete upscale remodel (see pictures), while floors 2-4 are in the process of being converted into more traditional condominium floor plans (with the same quality of finish as the upper floors). Lack of light and street noise might be a factor in some of the lower units, but the quality of finish is impressive throughout.

A couple of building features that we’ve previously mentioned: a shared rooftop deck, grill, and fitness center; daytime concierge and 24-hour security; forced air heating/cooling. And one that we haven’t: a small “doggy pad” on the roof.

In terms of parking, there are five three-car parking lifts in the building. One space is reserved for a black convertible Mini Cooper that’s exclusively available to residents of 410-418 Jessie (through City Car Share), while the other 14 spaces (11 of which are already reserved) are licensed to specific units. License holders pay $300/month for parking and can “sublet” their space to other residents in the building.

Monthly HOA fees are expected to run in the neighborhood of $0.60/sqft and the first wave of occupancy (top floors first) is now expected to occur in May/June (again, a moving target). Some representative pricing (for units which are actually available):

∙ 410 Jessie Street #201 (2/2) 1,229 sqft - $960,000 (with parking license)
∙ 410 Jessie Street #305 (0/1) 433 sqft - $490,000
∙ 410 Jessie Street #401 (2/2) 1,229 sqft - $1,020,000 (with parking license)
∙ 410 Jessie Street #404 (1/1) 631 sqft - $590,000
∙ 410 Jessie Street #503 (1/1) 1,107 sqft - $750,000
∙ 410 Jessie Street #504 (1/1) 1,363 sqft - $975,000
∙ 410 Jessie Street #701 (1/1) 1,240 sqft - $1,020,000 (with parking license)
∙ 410 Jessie Street #905 (1/1) 996 sqft - $890,000

Our pick of the litter (so to speak) is unit #701: three walls of windows, a parking license, and room to add another “room” (for those with vision). And we’ll have more on the development of Mint Plaza next week (we’re bullish), and details on 418 Jessie soon thereafter (but if you’re interested, don't wait for us).

∙ Mint Lofts (410 - 424 Jessie): New Website, Photos, And Floor Plans [SocketSite]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Mint Plaza (And Livable City) [SocketSite]

Posted by socketadmin at 8:59 AM | Permalink | Comments (28) | (email story)

April 2, 2007

The Rincon Hill Weblog: A New Virtual Neighborhood Association

Jamie Whitaker, a “plugged-in” SocketSite reader and recent homebuyer in Rincon Hill (the neighborhood, not the building), has launched RinconHillSF.org. It’s a non-commercial effort to create a “virtual neighborhood association for residents, workers, and visitors who share the region defined by The Embarcadero, Mission Street, Second Street, and Bryant Street.”

According to Jamie, “If I can get 500 folks to be more actively involved in holding our City government accountable and working together to keep our area cleaned up and to get to know our neighbors (as opposed to living in vertical gated (condo) communities), I'll feel like the effort was worth it.” Sounds noble enough. And as such, it’s been added to our growing list of neighborhood resources.

∙ The Rincon Hill Weblog [RinconHillSF.org]

Posted by socketadmin at 4:00 AM | Permalink | Comments (2) | (email story)

March 29, 2007

A Building, Coffee and Movement That We Love In Hayes Valley

The New York Times provides a peek inside, and some back ground on, Loring Sagan’s office (Sagan Piechota Architecture and Build Inc.), loft (for those late nights), and coffee bar (Blue Bottle Coffee) in Hayes Valley.

When Loring Sagan bought a decrepit building on Linden Street here in 2002, the surrounding area in the Hayes Valley neighborhood was desolate. But having inherited an affinity for social activism from his mother...he set out to do his part to improve the situation.

Indeed, Mr. Sagan and Mr. Winslow [a local architect] have serious ambitions for their part of town. In 2006 the two were awarded a challenge grant of $100,000 by the City of San Francisco for a master plan to make Linden Street more friendly to pedestrians. (The amount will be matched by contributions from Mr. Sagan and his businesses.) Another project under way is Parcel P, a 250-unit affordable-housing development that will begin construction a few blocks away next spring...

As a reader notes: “I always liked the building and wondered who lived there.” Us too, only we love the building (especially those bifold doors).

∙ Raw but Welcoming, a Space for Lofty Ideas [NYT]

Posted by socketadmin at 10:22 AM | Permalink | Comments (5) | (email story)

March 28, 2007

SocketSite Reader’s Report: Living In North Mission Bay (For Real)

Last October we solicited feedback from “past, current, or prospective inhabitants" of the ClockTower Lofts in order to “shed some light on the development in general, and the impact of the Bay Bridge [traffic] in specific.” We limited comments to those with first-hand knowledge rather than simply conjecture, and we compiled some great responses (and neighborhood insight).

Today we do it again. Only this time, the topic is living in North Mission Bay. And we’re using a slightly edited reader’s comment as our starting point:

I lived on King St for almost 2 years before I had to move due to work. I lived in the Avalon Phase 1 tower (pretty high up) and then in the midrise in Avalon Phase 2, and both the times I was facing King Street and the Caltrain depot. The points I want to make:

1) It's fun living in the area as you can commute using Caltrain or Muni/Bart to most of the places in Bay Area (East/Valley).
2) It’s very convenient to catch a cab anytime of the day.
3) There's always a police car right in front of the caltrain depot.
4) Safeway is very conveniently located.
5) Noise from the street or trains was never a problem (in the high rise or in the midrise where I was on the 4th floor and close to the street).
6) Ball games (including the phase when Barry Bonds was close to breaking the record) were "NEVER HELL". You would only hit some delays driving into the city via 280 (traffic flow was usually well managed).
7) Lastly, I used to park in Lot A of the ball park (had a 24X7 permit) and never had my car broken into.

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.

And now we'll welcome comments from, or directed to, other readers who actually live (or have lived) in North Mission Bay. Care to share your experiences and perspective?

∙ The ClockTower Lofts (461 2nd Street) [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]
∙ Evidence Of A Price Reduction At Arterra? [SocketSite]

Posted by socketadmin at 4:45 AM | Permalink | Comments (34) | (email story)

March 27, 2007

Trinity Plaza One Big Step Closer To Reality (And Condos?)

The fate of Trinity Plaza now rests in the hands of the full Board of Supervisors as the proposal for 1,900 new housing units unanimously passed yesterday’s Land Use Committee meeting after four years of political wrangling.

After Supervisor Chris Daly announced that the developer (Angelo Sangiacamo) has agreed to some last-minute amendments, the committee gave the project the green light. Supervisor Jake McGoldrick decided not to press with his additional amendments, allowing the project to finally go to a full Board meeting on April 10th.

The terms of the approved proposal calls for 1,900 units of which 360 will be deed restricted rent-controlled (and offered to the current Trinity Plaza residents) and an additional 231 will be designated below market rate (BMR).

At the same time, a condo map will be approved for the project (“after the developer pointed out the 40% increase in construction costs”) but will not extend to the 360 rent-controlled units.

∙ (More) Political Wrangling Over The Development Of Trinity Plaza [SocketSite]
∙ Trinity Plaza – FINALLY! – Gets Out of Land Use Committee [BeyondChron]
∙ JustQuotes: Trinity Plaza - One Meeting, Two Takes, One Truth [SocketSite]

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

JustQuotes: The Redevelopment Of Hunters/Candlestick Point

“The plan [for Hunters/Candlestick Point] includes at least 8,500 housing units, 2 million square feet of office space, an 8,000- to 12,000-seat arena and 700,000 square feet for retail and entertainment uses, including a large grocery store near Highway 101 at Candlestick and a smaller one at Hunters Point.” (S.F.’s Grand Plan For 49ers)

∙ S.F.’s Grand Plan For 49ers [SFGate]

Posted by socketadmin at 4:00 AM | Permalink | Comments (18) | (email story)

March 23, 2007

Crescent Heights: 10th And Market Recap, Rendering, And Details

One reader wonders about the demolition and development at the corner of 10th and Market, a few other readers nail the answer, and now SFcondo.org shares some renderings of the Heller Manus designed Crescent Heights development.

In summary, the development will consist of "four buildings and four retail spaces. The largest will be 35 stories on the market street side and the other three will be 9, 18, and 19 stories." In total, "approximately 719 dwelling units, approximately 19,000 square feet of commercial space, and a garage with up to 668 parking spaces. The...north tower will be 35 stories and approximately 352 feet high, and the...south tower will be 19 stories and approximately 220 feet high.”

And according to J.K. Dineen, “The project will be more affordable than the Metropolitan, the Rincon Hill development Crescent Heights built three years ago. [Crescent Heights Vice President] Della Salla said he hoped the project would appeal to workers from the nearby City Hall and federal building, as well as current Hayes Valley renters across Market Street. Many of the units will be in the $500,000 to $600,000 range and some under $400,000.”

∙ Readers' Questions: What’s Happening Here? [SocketSite]
∙ Renderings Of 10th And Market [SFcondo.org]
∙ Crescent Heights to start big Mid-Market project [SF Business Times]

Posted by socketadmin at 4:59 PM | Permalink | Comments (37) | (email story)

240 Berry: No Condos For You

While we pulled 240 Berry from our Complete Inventory Index (Cii) pipeline long ago, a “plugged in” reader’s tip reminds us that we never shared the scoop. Originally owned by Signature Properties, the 240 Berry lot was sold to AvalonBay and is destined to become rentals rather than condos (Avalon at Mission Bay III).

No word on the fate of the Arquitectonica design (above) that Signature had commissioned for the lot.

∙ SocketSite’s Complete Inventory Index (CII): Q1 2007 [SocketSite]
∙ Avalon At Mission Bay II And Creativity Explored [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (10) | (email story)

March 22, 2007

JustQuotes: New Design (And Same Old Problems) Along Octavia Blvd

"Three teams of architects and builders have been selected to fill sites along the new roadway, and the one thing the winners have in common is that they aren't just trotting out slick designs. Each team's plan is stylish but serious, with fresh twists on how to add distinctive housing to a well-established neighborhood.

Unfortunately, the scene also shows another facet of San Francisco: a planning process where competing ideals often translate to gridlock. There's a real danger that the rebirth of Octavia Boulevard could be stalled by politically tinged disputes over the future of the area around it." (John King)

∙ Creativity marks plan for Octavia [SFGate]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 2:19 PM | Permalink | Comments (11) | (email story)

March 20, 2007

JustQuotes: Trinity Plaza - One Meeting, Two Takes, One Truth

“Why do some projects gain quick approval, while others like Trinity do not despite receiving universal acclaim? The answer, not surprisingly, is politics.”

∙ Supes Move Toward Approving Trinity Plaza [BeyondChron]
∙ Trinity Plaza plans hit snag again [Examiner]
∙ (More) Political Wrangling Over The Development Of Trinity Plaza [SocketSite]

Posted by socketadmin at 4:23 PM | Permalink | Comments (18) | (email story)

March 13, 2007

The Hayes (55 Page): A Plugged In Buyer’s Facts (And Opinion)

Another “plugged in” reader provides both facts (sales/views/timing) and opinon for The Hayes (55 Page):

I am considering buying at The Hayes, did a long walk around there last week, did a lot of info digging, and can report:

Fact section:
∙ About 30% sold overall – seems slow but steady
∙ Folks on the Page street side (higher floors) will have some decent views, including City Hall
∙ Folks on the Rose street side (garage side) will have a stunning view of the trash bins for the restaurant
∙ Incentives may be had further on, as they want to sell it out by opening, [realistically] Nov./Dec. 2007
∙ They’re working on the fourth story at this point

My Opinion section:
This development is a gamble, but it could pay off. It is central to everything (arts/transit/SOMA/Mission/Castro/Civic Center) and this development could really help the area, especially with all the retail planned for the ground floor. There’s plenty of homeless encamped around, but the Octavia side is really nice, and Franklin Street side is fine. If I were a trader, I would say buy, this area’s stock will go up."

Okay, who’s next? [email tips at socketsite.com]

∙ The Hayes (55 Page): Now Starting In The $300,000s ($399,000) [SocketSite]
∙ The Hayes: 55 Page Street [SocketSite]
∙ Incentives At The Hayes (And Bonuses At Arterra) [SocketSite]

Posted by socketadmin at 8:02 AM | Permalink | Comments (42) | (email story)

March 12, 2007

Radiance At Mission Bay: Sales Office Open

Another “plugged in” tipster attends the sales office grand opening for Radiance At Mission Bay and forwards a picture of the model, representative pricing, and mention of a flashy new website (features, floor plans, and amenities). From our tipster:

#310 - 1419sqft - $1,165,000
#317 - 1176sqft - $1,181,000
#409 - 1056sqft - $992,000
#410 - 1392sqft - $1,218,000
#510 - 1988sqft - $2,230,000
#602 - 1529sqft - $1,619,000
#607 - 1758sqft - $1,643,000
#704 - 1697sqft - $2,200,000
#804 - 1525sqft - $1,800,000
#905 - 961 sqft - $956,000

Also noted (but unconfirmed), "...from their availability chart, they look to be at least 50% reserved for the 99 unit complex. Mind bloggling..." That being said, do keep in mind that these reservations are $10,000 fully refundable deposits (they should be moving to non-refundable deposits/purchase contracts in mid-April).

With regard to the two 16 story phase two towers, we reference another reader’s recent comment: “The builder has already stated if sales are weak [in the midrise buildings], he won't build the second phase until the market picks up again.”

∙ Radiance At Mission Bay: Reservations Starting March 10 [SocketSite]

Posted by socketadmin at 12:19 AM | Permalink | Comments (53) | (email story)

March 7, 2007

Planning Department Special Meeting: Mission Armory Edition

A “plugged in” tipster notes that the San Francisco Planning Department has called a Special Meeting for Thursday. And as best we can tell, it's an “Informational hearing on the occupancy of the Mission Armory by a film production studio (d.b.a. kink.com).”

As our tipster notes, perhaps the meeting has something to do with all the press. Or perhaps the neighborhood activists are suddenly pro-development. In either case, you can watch the fun unfold online (both the meeting and the kink).

∙ SF Planning Department Special Meeting: March 8, 2007 [SFGov]
∙ From (Proposed) Condos To Kink [SocketSite]
∙ SFGTV [SFGov]
∙ QuickLinks: Our Enlightened City Hits The Journal* [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (4) | (email story)

March 2, 2007

Radiance At Mission Bay: Reservations Starting March 10

According to a tipster, Radiance at Mission Bay will begin taking reservations for registered “Radiance Enthusiasts” on March 10th. All 99 units in the mid-rise buildings will be released at the same time.

A reservation of $10,000 will hold your unit until [Radiance goes] to contract in mid April. A total deposit of 5% of the purchase price will be required at contract execution.

Still no mention of the two towers.

∙ Radiance At Mission Bay: Sketch And Floor Plans [SocketSite]
∙ Radiance At Mission Bay: Sales Center And Website Coming Soon [SocketSite]

Posted by socketadmin at 6:10 AM | Permalink | Comments (25) | (email story)

March 1, 2007

Just Quotes: This Is (Going To Be) A Mess On Telegraph Hill

“Building Inspection officials said the slide had occurred on private land and that the owners of the seven affected properties were responsible for removing the 30-foot pile of rocks and stabilizing the hill.”

“Peter Chin owns two of the red-tagged buildings, at 426 and 432 Broadway, which between them have 13 apartments and two restaurants. He bought them in August and said the previous owners had told him the hillside was city property.”

"When you move into a place on a cliff, you're aware of the movies and the horror stories about all the worst things that can happen," [Mark Loftin] said. "But I was told this was some of the most solid rock in the city."

∙ Telegraph Hill landslide forces 120 from homes [SFGate]

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

February 28, 2007

Bryant Commons (2125 Bryant) / Coach House Lofts (2101 Bryant)

A 'plugged in' tipster forwards a great photo of the “big pit” at 20th and Bryant, links to the big pit developer’s website, and an update.

You know that big pit at 20th and Bryant that's been a 40 foot hole in the ground since around 2000 when it was going to become a dotcom office park? Well, in the last couple months, there has been a lot of activity around it. It's now going to become residences.

Bryant Commons (2125 Bryant) will offer 76 “highly desirable urban family townhouses and flats,” while Coach House Lofts (2101 Bryant) will offer “23 highly-stylized lofts in a classic, historic building.” Both projects are “coming spring 2008.”

And while our Complete Inventory Index (Cii) is already tracking Bryant Commons, Coach House Lofts is a great new addition.

∙ Palisades Development Group: Bryant Commons (2125 Bryant) [Palisades]
∙ Palisades Development Group: Coach House Lofts (2101 Bryant) [Palisades]
∙ SocketSite’s Complete Inventory Index (CII): Q1 2007 [SocketSite]

Posted by socketadmin at 6:10 AM | Permalink | Comments (12) | (email story)

February 27, 2007

The Soma Grand: Topped Off And VIP Opening March 7

The Soma Grand has topped off and announced a VIP Grand Opening for March 7. And while we haven’t received any official pricing, we have heard rumblings of prices as high as $900/sqft for one-bedrooms. (And yes, they’ll be serving an obligatory specialty cocktail at the opening: the “Soma G”).

For those who are unfamiliar with the neighborhood, the Soma Grand is located adjacent to San Francisco's new Federal Building.

∙ It’s All About Service And Style At The Soma Grand (1160 Mission) [SocketSite]
∙ Got Capped [agicapital.com]
∙ We’re Definitely Arterra People [SocketSite]
∙ Just Quotes: Let's Hear It For (Or Against) The Feds [SocketSite]

Posted by socketadmin at 6:10 AM | Permalink | Comments (71) | (email story)

Infill Along Octavia Boulevard: And The Winners Are…

John King reports on the results of the RFPs for infill along Octavia Boulevard that we highlighted last October.

The long-awaited proposals for new housing along San Francisco's Octavia Boulevard include a welcome blast from the past: the idea that lots of little buildings are better than one or two big ones.

And the proposed Natoma Architects/Saitowitz design for the corner of Octavia and Market (above) reminds us...we're still looking for the inside scoop on the proposed Wong/Saitowitz development in Hayes Valley (below) that we featured last year.

∙ A welcome plan for bold -- not big – housing [SFGate]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ We Want Need Some Answers [SocketSite]

Posted by socketadmin at 6:07 AM | Permalink | Comments (4) | (email story)

February 26, 2007

More Listings, Reductions, And Opportunities On Berry Street

Eight months ago we caught some flak for pointing out a potential “troublesome trend” at 255 Berry (and then again two months later). And today, we can’t help but notice that of the four Active listings in 255 Berry three have been reduced (as were the two that are currently Active Contingent).

Of the three reduced listings, one in particular caught our attention: 255 Berry #512. It’s a nicely upgraded two-bedroom/two-bath on a high floor with courtyard views; it has been reduced three times (for a total reduction of $80,000 or 8.2%); and it’s now listed at just under $700 per square foot (in an upscale building that’s barely two years old). Perhaps there is something to be said for the relationship between supply, demand, and pricing.

A recap of the neighboring new developments: 235 Berry is roughly 40% sold and available for occupancy; Park Terrace (325 Berry) is approximately 10% sold and should be available for occupancy by the end of the summer (2007); and Arterra (300 Berry) should be ready for occupancy early next year (2008), appears to have already reduced some prices, and is offering additional buyer incentives.

∙ A Troublesome Trend? [SocketSite]
∙ More “Pseudo-Omniscient Pretense” (And 255 Berry) [SocketSite]
∙ Listing: 255 Berry #512 (2/2) - $899,000 [Pacific Union] [MLS]
∙ 235 Berry Street: 40% Sold (Really) [SocketSite]
∙ Park Terrace (325 Berry): A Little Over 10% “Sold”? [SocketSite]
∙ Evidence Of A Price Reduction At Arterra? [SocketSite]
∙ Incentives (And Insight?) At Arterra (300 Berry) [SocketSite]

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

February 20, 2007

Modern Wonderings In Pacific Heights (2606 Jackson)

We’ve often wondered (albeit never out loud) about the Olle Lundberg designed manse at 2606 Jackson Street. Thankfully John King wonders (out loud) as well.

And while modern architecture isn’t everybody’s cup of tea, if it can happen here (amongst the Pacific Heights mansions) perhaps it can happen anywhere (without "denigrating" the character of the neighborhood).

∙ Sleek and chic finds a place among the stately 19th century homes... [SFGate]
∙ Lundberg, ClockTower, And Cocktails…Oh My! [SocketSite]

Posted by socketadmin at 2:19 PM | Permalink | Comments (17) | (email story)

February 16, 2007

Foster + Partners Dropped From Transbay Terminal Design Comp

The Transbay Joint Powers Authority Board announced that the Foster + Partners / Heller-Manus Architects team has been dropped from the Transbay Terminal design competition. The four design/development teams left standing:

1. Richard Rogers Partnership with Forest City Enterprises and MacFarlane Partners
2. Santiago Calatrava with Boston Properties
3. Pelli Clarke Pelli Architects with Hines
4. Skidmore Owings & Merrill with Rockefeller Group Development Corp.

Drawings and proposals are due in July (remember, it’s tips@socketsite.com), and the winning team will be named on August 23.

∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ San Francisco Transbay Terminal: Design Competition Update [SocketSite]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]

Posted by socketadmin at 2:12 PM | Permalink | Comments (8) | (email story)

February 15, 2007

Better Late Than Never: Transbay Advisory Meeting (2/15/07)

We know it's late notice, but if you're not invited to tonight's Vallejo Street Soiree, perhaps you'd be interested in attending the San Francisco Redevelopment Agency's "Market-Rate and Affordable Housing Program for Zone One of the Transbay Redevelopment Project Area" presentation. Meeting details:

Transbay Citizens Advisory Committee Meeting
Thursday, February 15, 2007, 5:30 P.M.
Yerba Buena Center for the Arts
701 Mission Street, 2nd Floor Conference Room
San Francisco, CA 94103

And if you do attend, perhaps you'd be willing to report back (tips at socketsite.com).

Posted by socketadmin at 2:32 PM | Permalink | Comments (0) | (email story)

February 12, 2007

SocketSite’s Complete Inventory Index (CII): Q1 2007

If you’re truly “plugged in,” you should already be familiar with SocketSite’s Complete Inventory Index (Cii) for San Francisco. As we wrote last September:

The goal of the Cii (pronounced “see”; we’re hoping Nintendo views it as flattery) is to paint a complete picture of housing inventory and new development in San Francisco; listed, unlisted, pipeline, and potential. In fact, we believe it represents a fundamental shift from the abstract to the tangible with regard to what’s in the works throughout San Francisco.

Over the past quarter, we have doubled the size of our new development database and SocketSite now tracks the size, status, probability, pricing, sales, and available inventory for nearly 125 new developments in San Francisco (15,000+ condominiums in total). We also track 10,000 “net new housing units” (including rental units) that are either proposed or on the drawing boards. And all told, we are actively keeping tabs on a potential inventory of 25,000+ housing units (i.e., San Francisco’s overall housing pipeline).

As it stands, in addition to the roughly 325 San Francisco condominiums that are listed and available for sale on the San Francisco MLS, we estimate that there are approximately 350 new condominiums that are not listed, but are currently available for purchase and immediate occupancy. These condos include unlisted inventory in buildings ranging in size from The Glassworks to The Beacon.

We also estimate that there are currently an additional 1,050 available condominiums that are actively competing for the attention of buyers and accepting non-refundable deposits in sales offices throughout San Francisco (examples include The Infinity, Heritage on Fillmore, and Arterra). And within the next six months, we expect to see an additional 2,450 condominiums begin marketing, accepting deposits, and competing for sales as well (think The Potrero, Symphony Towers, and The Bay).

Looking forward to the second half of 2007, we see an additional 1,575 new condominiums that are likely to start marketing/selling before the end of the year (or relatively soon thereafter). And for 2008/2009, we see 4,000+ units that have a shot of making it to market (and 2,000+ that will likely fall by the wayside).

Beyond that, well…you’ll just have to keep “plugging in.”

∙ SocketSite’s Complete Inventory Index (Cii) [SocketSite]
∙ Glassworks (207 King): 3 Years Paid HOA And Further Reductions [SocketSite]
∙ The Beacon: Sales Office Incentives [SocketSite]
∙ The Infinity: Online Floor Plans And Condo Specifications [SocketSite]
∙ Heritage On Fillmore: The VIP Scoop [SocketSite]
∙ Evidence Of A Price Reduction At Arterra? [SocketSite]
∙ The Potrero (451 Kansas): Sales Center Opening In February [SocketSite]
∙ Symphony Towers: From The $300,000s [SocketSite]
∙ The Bay (329 Bay Street): Complete Pricing [SocketSite]

Posted by socketadmin at 10:35 AM | Permalink | Comments (25) | (email story)

East SoMa Draft Area Plan (And Community Workshop)

A “plugged in” reader reminds us that the San Francisco Planning Department has completed their draft East SoMa Area Development Plan and that they will be holding a community workshop tomorrow (2/13/07) to review and discuss. On the agenda:

• Proposed zoning controls
• Update on the Public Improvements Program
• Building height limits and other urban design issues
• Preliminary affordable housing strategy for the Eastern Neighborhoods

The East SoMa community workshop will be held at the SoMa Recreation Center (270 Sixth Street @ Folsom) from 6:00-8:00pm. And we'll see you there.

∙ East SoMa Area Plan – Draft (pdf) [SFGov]
∙ East SoMa Community Workshops [SFGov]

Posted by socketadmin at 7:40 AM | Permalink | Comments (2) | (email story)

February 9, 2007

QuickLinks: Our Enlightened City Hits The Journal*

∙ No Condos, Please: Old Armory Finds New Life in Porn [WSJ]
∙ 50 protest porn business inside old Mission Street armory [SFGate]
∙ From (Proposed) Condos To Kink [SocketSite]

*Note: Full credit to a tipster for the headline.

Posted by socketadmin at 9:03 AM | Permalink | Comments (19) | (email story)

February 1, 2007

Mint Lofts (410 - 424 Jessie): New Website, Photos, And Floor Plans

Mint Lofts just launched a new website complete with photos, floor plans, and virtual tours for 410 Jessie (the “Hales Warehouse”; 52 condos), 418 Jessie (the “Station House”; 25 condos/rentals), and 424 Jessie (the “Sliver Building”; 6 full floor rentals). Also mentioned, a Plaza level French Bistro and “two-story Nuevo-Latino/Peruvian restaurant-lounge.”

Open houses are now expected to commence in the second half of February (and we’re still working on pricing).

∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Mint Plaza (And Livable City) [SocketSite]

Posted by socketadmin at 12:15 AM | Permalink | Comments (28) | (email story)

January 26, 2007

Now Renting: The General’s House (1337 Pope)

Since 1915, 1337 Pope Street has served as home to numerous Army generals living in the Presidio. And now the seven-bedroom, four and one-half bath house in Kobbe Terrace is going rental with a minimum bid of $15,000 per month.

Open next weekend (2/2/07 from 2:00pm to 4:00pm and 2/3/07 from 11:00am to 2:00pm) for interested parties, budding young generals, or those who simply care to gawk admire the beautiful property.

∙ Premium Rents In The Presidio [SocketSite]
∙ $15000 / 7br - The General's House [Craigslist]

Posted by socketadmin at 12:15 AM | Permalink | Comments (6) | (email story)

January 19, 2007

Just Quotes: Could It Happen Here?

“Over the last 15 years, downtown Vancouver has become a leader in North America’s urban housing renaissance. Under Vancouver’s “living first” policy, which was adopted 20 years ago, the downtown population has increased to 80,000 from 40,000, out of a total city population of 600,000. By 2030, planners expect 120,000 people to live in the city’s shimmering glass skyscrapers, which overlook the snowcapped North Shore mountains, English Bay and Coal Harbour.”

∙ The Zoning Policy That Worked Too Well [New York Times]

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

January 18, 2007

Food For Thought: SFPD CrimeMAPS Summary Reports

A SFPD CrimeMAPS Summary Report of criminal activity over the past thirty days for a quarter-mile radius around 1418 Shafter in the Bayview:

The SFPD CrimeMAPS Summary Report of criminal activity over the past thirty days for a quarter-mile radius around 3208 Pierce in the Marina:

∙ Marina Style With Bayview Location (And Price) [SocketSite]
∙ 3208 Pierce: New Website And Photo Gallery [SocketSite]

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

January 12, 2007

Transbay Terminal (And Tower) Design Competition: The Teams

Five teams of designers and developers have officially “shown their interest” in tackling the design and construction of San Francisco’s new Transbay Terminal and tower. Confirming what we first reported back in November, Rogers, Foster, and Calatrava have all entered the contest (although Gehry has not). The five teams of designers and developers:

1. Richard Rogers Partnership with Forest City Enterprises and MacFarlane Partners
2. Norman Foster + Partners with Related Cos. and TMG Partners
3. Santiago Calatrava with Boston Properties
4. Pelli Clarke Pelli Architects with Hines
5. Skidmore Owings & Merrill with Rockefeller Group Development Corp.

At the end of January, a seven-member jury will interview the five teams and then recommend a list of finalists to the Transbay board on February 15. The finalists will present drawings (remember, it’s tips@socketsite.com) and proposals in July; the winning team will be named on August 23.

UPDATE: Images are design renderings for Santiago Calatrava’s PATH Transportation Hub and Terminal that's being constructed in New York City.

∙ San Francisco Transbay Terminal: Design Competition Update [SocketSite]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]
∙ Transbay terminal race is on [SFGate]
∙ Five teams bid to design and build S.F. transit complex [SF Business Times]

Posted by socketadmin at 7:40 AM | Permalink | Comments (16) | (email story)

January 4, 2007

(More) Political Wrangling Over The Development Of Trinity Plaza

For decades, developer Angelo Sangiacamo has been trying to re-develop a mid-market plot of land which currently houses the Trinity Plaza apartment building (which he converted from a motor lodge in 1977). Under his latest proposal, 360 outdated units would be razed and replaced with a modern 1,900 unit development, 50,000+ square feet of street level retail, and 60,000+ square feet of public open space (all designed by Arquitectonica).

In August of 2006, the city Planning Commission signed off on the [Trinity Plaza] deal . . . But on Nov. 7, to the surprise of Sangiacomo and [Chris] Daly, two members of the Board of Supervisors, Jake McGoldrick and Sophie Maxwell, succeeded in persuading some of their board colleagues, at least temporarily, to block height and density amendments to the city's general zoning and development plan that would have allowed the project to go forward. (SFGate)

Of the 1,900 proposed units, 360 units would be set aside for the current Trinity Plaza tenants (and would remain at rent controlled rates for the life of the tenants) and an additional 185 units would be rented at below-market rates. And needless to say, the development would have a major impact on the revitalization of the entire mid-market neighborhood.

∙ More Mid-Market Development And Definition [SocketSite]
∙ Arquitectonica [arquitectonica.com]
∙ Trinity Plaza Apartment Ratings [apartmentratings.com]
∙ Trinity deal hits a snag [SFGate]

Posted by socketadmin at 9:53 AM | Permalink | Comments (51) | (email story)

January 3, 2007

Home/Condo Sales In San Francisco: Some Neighborhood Averages

We know better than to publish any more statistics that we haven’t compiled ourselves (much less “average” sale prices). But why should we let that stop us? From Herth Real Estate’s recent newsletter:

Double digit swings (in either direction) are more likely a factor of mix rather than the market, and simple averages really aren’t the best measure of actual market appreciation or performance. Regardless, a few more data points for your consideration (and debate).

∙ It’s Not Only The Leaves That Appear To Be Falling In San Francisco [SocketSite]
∙ Herth Real Estate: Newsletter [herth.com]

Posted by socketadmin at 12:05 AM | Permalink | Comments (6) | (email story)

December 29, 2006

High Rise Living And Neighborhood Development In San Francisco

Our recent post on the proposed Renzo Piano towers at First and Mission further fueled the discussion of nearby neighborhood development in general, and sparked some interesting comments with regard to high rise living in specific.

Or as one reader commented, it’s not simply a "mine will be taller...mine will be better located...mine offers nicer finishes" discussion of the buildings or development.

∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]

Posted by socketadmin at 10:06 AM | Permalink | Comments (15) | (email story)

December 19, 2006

Just Quotes: Bayview-Hunters Point Redevelopment

“Opponents of a move to place 1,400 acres in San Francisco's Bayview-Hunters Point area under the city Redevelopment Agency have filed a lawsuit in an attempt to revive a push for a referendum on the issue.” (Suit filed to revive vote on Bayview redevelopment plans)

Posted by socketadmin at 1:59 PM | Permalink | Comments (0) | (email story)

December 15, 2006

Neighbors In South Mission Bay (555 Mission Rock Street?)

From a “plugged in” tipster:

In the comments to the Radiance project, someone mentioned that it will be the only project there for a while.

That's actually not true. There's a 9-story building by Urban Housing Group under construction right now…

We assume this to be 555 Mission Rock Street (just north of Radiance and previously a parking lot for AT&T Park). If so, it’s designed by SB Architects and will consist of 192 apartments when completed in early 2009. If not, somebody set us straight.

∙ Radiance At Mission Bay: Sales Center And Website Coming Soon [SocketSite]

Posted by socketadmin at 12:05 AM | Permalink | Comments (18) | (email story)

December 14, 2006

Radiance At Mission Bay: Sales Center And Website Coming Soon

A tipster notes that BOSA Development is converting Catellus' Mission Bay offices in the Glassworks building (across from AT&T Park) into a sales office for their Mission Bay developments. First up, Radiance at Mission Bay a 417 unit development in Mission Bay between Terry Francois and Third Street (near the new GAP building).

Radiance at Mission Bay will consist of two 16-story towers, two 9-story midrise buildings, and townhomes with condominiums ranging in size from 850 to 2,175 square feet. The current website is simply a placeholder, the sales office should open early next year, and while ground has been broken, we don’t expect to see delivery of the condominiums until mid-2008.

We’d love to share some pictures, but according to our tipster, “no one has seen any renderings yet; they've been held close to the chest. So the office will probably have some images, and maybe even models, that will be the first look at the initial BOSA project.” Well, either that or another tipster will send us (and you) some holiday cheer. (email tips@socketsite.com)

∙ An Overview Of Mission Bay [SocketSite]
∙ Radiance at Mission Bay [Official Website]

Posted by socketadmin at 12:10 AM | Permalink | Comments (9) | (email story)

December 13, 2006

San Francisco Board Of Supervisors Agenda: 12/12/06

Three relatively big housing related items were on the agenda for yesterday’s Board of Supervisors meeting.

1. A two year extension on the condominium conversion lottery. If passed, the ordinance (pdf) would extend the 200-unit annual limit through 2008 and - if we’re reading it correctly - end the 2006 pilot condominium lottery program (which established seniority based on participation in prior lotteries). TIC owners/buyers take note.

2. A resolution imposing interim (18 month) zoning controls for a change in use or reduction in size of any recreational space of 15,000 square feet or more. The resolution (pdf) would effectively block Pulte Homes' development of the San Francisco Tennis Club. (First set Daly?)

3. A resolution (pdf) establishing “City and County of San Francisco policy” that all new housing developments in the City’s “Eastern Neighborhoods” (Mission District, Eastern South of Market, Showplace Square/Potrero Hill and the Central Waterfront) should be required to consist of 64% affordable units (28% Moderate Income, 10% Low Income, and 26% Very Low Income). That’s quite a difference from the current 15% requirement. And although simply a non-binding resolution, BeyondChron explores its impact on the Eastern Neighborhoods and surrounding environs.

We’ve heard that the Board delayed their vote on the Eastern Neighborhoods resolution, but nothing more. Any readers have the full rundown?

∙ Board of Supervisors Agenda: 12/12/06 [SFGov]
∙ First Game Pulte (But Many Sets To Go) [SocketSite]
∙ San Francisco’s Inconsistent Housing Policy [BeyondChron]

Posted by socketadmin at 12:26 AM | Permalink | Comments (23) | (email story)

December 12, 2006

From Top To Bottom In Four Neighborhoods

Last week we featured Garrett’s rundown of the most expensive Single Family Homes in Noe Valley, Potrero Hill, and Glen Park. This week, the least expensive (and a Bernal Heights bonus):

Glen Park: 99 Surrey St - $499,000, 12 DOM, described as “rustic”
Bernal Heights: 1510 York Street - $550,000, 32 DOM, was listed at $599,950 in August
Potrero Hill: 1458 Kansas Street - $808,000, 27 DOM, price reduced by $80K
Noe Valley: 3790 Cesar Chavez Street - $825,000, 68 DOM, once priced at $950,000

∙ Garrett's Quick Peek [SocketSite]
∙ The LEAST Expensive Homes in the 'Hood [Greg and Garrett’s]

Posted by socketadmin at 12:07 AM | Permalink | Comments (2) | (email story)

December 8, 2006

Lose Some Now, Win Some Later

According to a tipster, we can reduce SocketSite's “Cii” pipeline by 130 new homes (or not, see UPDATE below):

“1355-1375 Sutter (@ Franklin) had won approval for residential condo conversion- they were going to add 6 floors to the building and convert it. [O]wnership got entitlements thru the redevelopment agency, 1-3 bdrm units, 600-1200 sq ft. 130 units total- 3 floors of parking underground- Anyway they were keeping the building pretty much vacant so they could convert it- took longer than they had hoped- heard [Wednesday] they just lost the building to the bank...”

At the same time, the long-term development of 6,000 new homes on Treasure/Yerba Buena Island is one step closer to reality.

UPDATE: Our tipster was on the money with regard to the development of 1355-75 Sutter, but might have missed the mark with regard to the bank. From the developer, "The property...does have SFRA approval for adding height and converting to a residential tower. Currently we are in a holding pattern pending finalization of financing and the construction budget. The property was not foreclosed by the lender." Our thanks to AGI Capital Group for the clarification!

∙ SocketSite’s Complete Inventory Index (Cii) [SocketSite]
∙ Treasure Island project gets nod [SFGate]

Posted by socketadmin at 12:15 AM | Permalink | Comments (6) | (email story)

A Reader’s “5 Suggestions To Turn Around Fillmore”

Our VIP coverage of Heritage on Fillmore sparked an email from an Alamo Square resident concerned with the general development of the neighborhood (“[I’m] disappointed by the lack of vision and activity in this stretch [of Fillmore]”.

The “plugged in” reader provides “5 Suggestions To Turn Around Fillmore”:

1. Destroy McDonald's -- Develop mid-rise condos - mixed use (OK McDonald's on bottom floor if we must)

2. Northern Police station across street - HUGE waste of prime residential space. Obscene & in-your-face govt use of almost an entire block for parking. Develop 15-story condo w/police station on ground floor - (this lot can accommodate several hundred units -it's huge).

3. PGE Substation. Upzone it for more than the slated 37 units.

4. Upzone Japantown -- what's with the whole 1 story block across from Japantown? This is a key intersection w/fine transit. What about adding 3 stories of condos on top of that depressing dreary & sad mall? Reconfiguring the mall with housing on top (in even a more authentic design) has to be the future.

5. Kill KFC and the one-story mini-mall on Steiner and Geary -- if ever there were a perfect developable corner across from park, - great transit, views, no cars needed.

Any other suggestions, insight, or thoughts on the area? (Comments so much as hinting at changes to The Fillmore will be summarily deleted…)

∙ Heritage On Fillmore: The VIP Scoop [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (5) | (email story)

December 5, 2006

Garrett's Quick Peek

Realtor Garrett provides a quick “peek” into the most expensive Single Family Homes currently listed in Noe Valley, Potrero Hill, and Glen Park. And here’s what he sees:

Noe Valley: 554 Valley Street - $2.879m, 24 DOM, unsuccessfully listed twice before
Potrero Hill: 733 De haro Street - $1.975m, 80 DOM, price reduced 1 time
Glen Park: 1720 Sanchez Street - $1.125m, 101 DOM, sold for $1.3m in 2005

∙ The Most Expensive Homes in the 'Hood [Greg & Garrett’s]

Posted by socketadmin at 12:30 AM | Permalink | Comments (1) | (email story)

November 30, 2006

More Mid-Market Development And Definition

As Damion notes, the development of Argenta, Soma Grand, and Mint Plaza all fall within (or at least border) the area bound by the proposed Mid-Market Redevelopment Plan. The plan is currently pending before the Board of Supervisors, and if adopted, would most likely hasten the revitalization (or gentrification) of the neighborhood.

Now about that little indentation in the area boundary along sixth street…

∙ Argenta (1 Polk): Ground Breaking [SocketSite]
∙ It’s All About Service And Style At The Soma Grand (1160 Mission) [SocketSite]
∙ Mint Plaza (And Livable City) [SocketSite]
∙ SF Redevelopment Agency: Mid-Market Survey Area [SFGov]
∙ Mid-Market Development “Breaking” News [SocketSite]

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

November 28, 2006

Argenta (1 Polk): Ground Breaking

As far as we know they're still not building any more land. But they are continuing to build thousands of new condos where none stood before.

Speaking of which, it looks like the Anka Group has broken ground on the 17 story Argenta at 1 Polk (corner of Fell/Market). Once a parking lot, the new development should add 180+ condominiums to the mid-market neighborhood (and is located two blocks from Hayes Valley).

And then there's the Union 76 gas station at the corner of Buchanan and Market. According to J.K. Dineen, Arquitectonica has been hired to transform that lot into an eight-story, 115-unit unit condominium building.

∙ Mid-Market Development “Breaking” News [SocketSite]

Posted by socketadmin at 12:05 AM | Permalink | Comments (18) | (email story)

November 21, 2006

Mint Plaza (And Livable City)

If all goes as proposed, the “290-by 54-foot-wide portion of Jessie Street extending between 5th Street and Mint Street” (off Mission) will be transformed into Mint Plaza – an automobile free pedestrian plaza lined by cafés, restaurants, and bars. Oh, and lofts (more on this tomorrow).

According to Livable City, the “schematic design for the plaza was developed based on two community workshops...[and] was presented at the Civic Design review committee of the San Francisco Arts Commission on July 17 and the San Francisco Landmarks Preservation Advisory Board on July 19.” And it's consistent with with Livable City's Livable Downtown Initiative which aims to create a downtown "neighborhood that feels like home" by focusing on "livable streets, managing parking and traffic, improving public transit, and balancing jobs with housing."

And while the development of Mint Plaza might not be entirely altruistic (did we mention those lofts?), we're big fans of the concept and continued investment in the neighborhood.

∙ Mint Plaza [San Francisco]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Livable City [livablecity.org]
∙ The Livable Downtown Initiative [livablecity.org]
∙ It’s All About Service And Style At The Soma Grand (1160 Mission) [SocketSite]

Posted by socketadmin at 10:35 AM | Permalink | Comments (5) | (email story)

More Moderne On The Hill (618-622 Carolina)

618-622 Carolina is another modern addition to Potrero Hill in San Francisco, and le blog exuberance captures a couple of photos and waxes poetic:

Generous balconies allow for the outdoor living so often possible in this sunny side of town. The monumental cactii adds a Palm Springs Moderne flair to the streetscape, and the garage door follows our currently developing tradition of using wood in modern façades. There's also a nice use of industrial materials in the black metal railings and especially in that trellis at top, which will probably be covered in hanging purple wisteria in a few years. All in all, a fine addition to our neighborhood.

And yes, we’re digging that garage door and the balconies, but we’re not so sure how a wisteria laden trellis would work with all those succulents.

∙ Cactus moderne: 618 Carolina Street, Potrero Hill [le blog exuberance]

Posted by socketadmin at 9:18 AM | Permalink | Comments (2) | (email story)

November 17, 2006

Harbor Lofts (400 Spear): San Francisco Warehouse Conversion

The 46 live/work loft condominiums that comprise Harbor Lofts (400 Spear) in San Francisco were the result of a rehabilitation and conversion of the Hathaway Warehouse (a national historic landmark) in 1996-1997.

One of the oldest extant warehouses in the city, the ground story of this splendid brick structure has its origins in the third quarter of the 19th Century, possibly as early as 1856. Additions to the Harrison Street facade were completed in 1875 and the upper sections of the building were completed by about 1900. The two-story brick building, now painted a cream color, is distinguished by projecting brick hood moldings on the ground floor along Spear Street. Brick pilasters with corbelled capitals divide the facade into a series of paired window bays.

MBH Architects led the design of the conversion, and the 46 condominium lofts range in size from 650 to 1,700 square feet. Interiors feature exposed brick and timber accents and all units offer direct access to a two-story central courtyard.

As far as we know, unit #118 is currently the only available unit on the market (although it’s not listed) and boasts a “showcase remodel that delivers wall finishes of stippled concrete and Venetian plaster…open, rustic shelving in the kitchen and rough-hewn sliding wooden doors at both of the bathrooms…[p]olished concrete floors…[and] a roomy tiled shower with a built-in bench, and a vessel sink perched atop a wooden vanity.”

Any current (or past) residents care to shed some additional light on living in the building and the neighborhood?

∙ MBH Architects: Harbor Lofts [mbharch.com]
∙ Listing: 400 Spear Street #118 (1/1.5) – $775,000 [863katy.com]
∙ Area Plan: Rincon Hill: Site 5 – Hathaway Warehouse [SFGov]

Posted by socketadmin at 12:59 PM | Permalink | Comments (6) | (email story)

November 16, 2006

Noe Valley Now On Sale?

From the latest edition of The Noe Valley Voice: “Noe Valley homebuyers took advantage of a retreating housing market to purchase real estate at less than full price…”

And while that’s not exactly true (it’s the buyers, not the sellers, which determine a property’s “full price”), the Voice's point is that single family homes in Noe Valley sold for an average of 99% of list price this past September (compared to 115% of list price in September 2005).

This doesn’t necessarily mean that home prices have fallen (although...), but it does represent a pronounced shift in market psychology and behavior (which sellers, buyers, and agents all need to understand and embrace). And as always, keep in mind that’s 99% of “list price” that's being reported (and not 99% of “original list price”).

∙ The Cost of Living in Noe [Noe Valley Voice]
∙ Noe Valley Numbers And Insight [SocketSite]
∙ Our Point Exactly [SocketSite]

Posted by socketadmin at 10:08 AM | Permalink | Comments (5) | (email story)

November 15, 2006

900 Minnesota: Now And Then

The former Esprit de Corp. headquarters in San Francisco's Dogpatch neighborhood (900 Minnesota) is being “deconstructed” and its lumber recycled (a practice that’s both “environmentally sound as well as lucrative”).

In its place, Build Inc. is developing 142 new condominiums, “a commercial component, a café, 168 inside parking spaces and significant open space." Prices on the individual condos (one and two bedrooms) have not been set, but back in February they were expected to range from $600,000 to $1,000,000.

And according to a tipster over at Potrero Hill, San Francisco, the condos are “scheduled for delivery [sales] around Spring of 2007 (about 3 months behind right now),” the development is “spread over several buildings (both new and renovated ones),” and units will range from ~800 to 1,700+ square feet.

∙ SAN FRANCISCO: OLD TIMBERS GET NEW LIFE [SFGate]
∙ McGuire gets nod to market Esprit condos [bizjournals]
∙ 900 Minnesota Update [PotreroHillSF]

Posted by socketadmin at 12:28 AM | Permalink | Comments (5) | (email story)

The Great One Rincon Hill/Infinity Smackdown

The schism between ardent buyers/fans of One Rincon Hill and The Infinity has led to a number of informative discussions about deeded versus assigned parking, ventless dryers, and the overall development of Rincon Hill. At the same time, the “my building is better (bigger?) than your building” comments are derailing discussions and, as Mike notes, they're "getting tedious."

As such, and in a similar vein to our “One Free Pass” post, please consider this as an opportunity for both camps to single-mindedly debate the relative merits of both developments. Infinity fans, feel free to thumb your nose at One Rincon’s traffic woes and assigned parking. One Rincon fans, break out your best “the market has spoken” sales figures and common area taunts.

And while we’re not about to stop publishing pieces about either of these developments, we are going to rein in the off-topic (or disruptive) comments and threads. So get it out of your systems now. And as always, thanks for "plugging in."

∙ One Rincon Hill: Rain, Rain Go Away [SocketSite]
∙ V Is For Valet (And Ventless) [SocketSite]
∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ One Free Pass [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (112) | (email story)

November 14, 2006

San Francisco Transbay Terminal: Design Competition Update

Okay, so we’ve heard rumblings that both Norman Foster and Richard Rogers are, in fact, working on proposals for San Francisco’s new Transbay terminal. (A bit of trivia: Foster, Rodgers, and their two wives once worked together as "Team 4.")

And while neither architect was involved in the design of Berlin’s new Central Station (above), a reader forwards a link to "Europe's largest and newest train station" and a thought, “[i]f we stop treating San Francisco as Colonial Williamsburg, perhaps we too can think like a grown-up city."

UPDATE (12/18): We've now heard Santiago Calatrava as well.

∙ Norman Foster [Great Buildings Online]
∙ Richard Rogers [Great Buildings Online]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]
∙ Berlin Central Station [ArchitectureWeek]

Posted by socketadmin at 10:45 AM | Permalink | Comments (12) | (email story)

November 10, 2006

The Development Around Mission And Eighth

Even if the Soma Grand really isn’t your thing, you still might want to check out the reader comments on our recent post for an interesting exchange (and some great insight) about the overall development of the area.

∙ It’s All About Service And Style At The Soma Grand (1160 Mission) [SocketSite]

Posted by socketadmin at 12:07 AM | Permalink | Comments (0) | (email story)

November 3, 2006

The Possibilities For Potrero

Our piece on 2130a/b 24th Street has sparked an interesting discussion about the pros and cons of living in Potrero Hill. While over at the Potrero Hill Blog, Mike Lin leads a discussion about schools and families, staying on Potrero Hill, and candidates for the San Francisco School Board.

∙ Coming Soon: Another Possibility In Potrero? [SocketSite]
∙ Farewell Potrero Hill? … Why the school board vote matters [potrerohillsf.com]
∙ The original image (above) [flickr]

Posted by socketadmin at 12:10 AM | Permalink | Comments (0) | (email story)

October 31, 2006

We're Thinking Gehry (No, Not Geary)

As if right on cue, the day after we publish an overview of the Transbay Redevelopment, the Transbay Joint Powers Authority ratifies an international design competition for the Transbay Terminal and an adjacent skyscraper.

Not just any skyscraper, but a “1,000-foot high-rise that would include a hotel, as well as residential and commercial units” and stand 150 feet taller than the Transamerica Pyramid (currently the tallest building in San Francisco). We're thinking bold. We're thinking iconic. We're thinking Gehry.

∙ The Transbay Redevelopment [SocketSite]
∙ Worldwide design hunt is on [Examiner]
∙ Wikipedia: Frank Gehry [wikipedia.org]
∙ Gehry/Ratner Renderings! [Curbed]

Posted by socketadmin at 12:20 AM | Permalink | Comments (23) | (email story)

October 30, 2006

Booming In Bernal?

We can’t help but notice a mini-boom of extensively renovated (or newly constructed) Bernal Heights homes hitting the market over the past couple of months. The latest example: 115 Wool Street (advertising “all new electrical, plumbing, windows, [and] skylights” along with a “gourmet” kitchen, concrete counters, and an underground wine cellar).

And while the description and pictures piqued our interest, we’re having a hard time getting a feeling for the flow and finish of the house (we missed the “Wine Reception Preview” and open houses last week). Have any readers taken a tour and care to share a first impression, or perhaps be willing to compare and contrast with any of the other newly renovated/constructed Bernal homes that are currently on the market?

∙ Listing: 115 Wool Street (3/2) - $998,000 [MLS]

Posted by socketadmin at 8:22 AM | Permalink | Comments (10) | (email story)

October 26, 2006

The Transbay Redevelopment

A tipster forwards a response from the Transbay Joint Powers Authority in response to an inquiry concerning the “disgusting bus ramps” that currently seem to define the Transbay area.

The new Transbay Transit Center, when completed, will include one elevated ramp coming in on the west side of the building, for the buses coming and going from the Bay Bridge. The east loop ramp will be eliminated, freeing up this land for development.

While the current ramps were designed for rail, the new ramp will be designed for buses only and will be taller, slender and less obtrusive, allowing for more natural light in the area.

In fact, the new Transbay Transit Center is just one piece of an ambitious plan to replace the “outmoded” Transbay Terminal, to extend Caltrain service from Fourth and King Streets into the new Transbay Transit Center at 1st and Mission, and to create “a new transit-friendly neighborhood with 3,400 new homes (35% of which will be affordable), and mixed use commercial development.” Keep in mind that the Transbay timeline calls for construction to commence in 2008 with a target opening of the Transit Center in 2014 and an operational Caltrain extension by 2018.

And while interesting, we have to admit that the actual Transbay Redevelopment Plan didn’t make for the most exciting reading. On the other hand, we did quite enjoy perusing the Design for Development that “establishes [a] conceptual frameworks for land use, urban form, street and public spaces in the Project Area…”. Our favorite part: the series of “Undesirable versus Desirable” examples of urban planning.

∙ Transbay Transit Center [transbaycenter.org]
∙ Transbay Timeline [transbaycenter.org]
∙ Transbay Redevelopment Plan [transbaycenter.org]
∙ Transbay Design for Development [SFGov.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (24) | (email story)

October 19, 2006

RFPs For Housing Along Octavia Boulevard

It has been a little over a year since the ribbon was cut and Octavia Boulevard was officially deemed reborn. And now the housing fun begins.

The City and County of San Francisco (“City”), through its Mayor’s Office of Economic and Workforce Development ("MOEWD"), is seeking proposals from qualified respondents for the purchase and development of Central Freeway Parcels M [as well as N, P, and V].

In issuing this Request for Proposals ("RFP"), the City is seeking a project that provides excellence and innovation in urban infill and architectural design and complements Octavia Boulevard. . . . Because of the importance of creativity and quality of design for a project at the Site[s], responses to this RFP are being sought only from teams consisting of, at a minimum, one (1) housing developer and one (1) architect (a "Developer Team").

The minimum prices which the City will accept for these undeveloped lots range from $495,000 (parcels M and N) to $11,000,000 (parcel P). Proposed height limits (around “Fifty (50) feet”), parking requirements (for the most part “Parking is neither required nor encouraged”), and density limits are all outlined in the RFPs.

Before you start fantasizing about getting your hands on one of those $495,000 parcels and becoming a junior developer, keep in mind that a tipster notices that “two of the four parcels being peddled by the city are all of 18.25 feet wide!” And yes, those would be parcels M and N.

∙ Octavia Boulevard Rebirth [SocketSite]
∙ Hayes Valley And Octavia Boulevard Update [SocketSite]
∙ Octavia Boulevard: Request for Proposal's [SFGov]

Posted by socketadmin at 1:01 AM | Permalink | Comments (8) | (email story)

October 12, 2006

The (Traffic) Plan For Rincon Hill

First and foremost, let’s just say that we’re huge fans of the proposed plans (and work in progress) for Rincon Hill. We love living in urban neighborhoods that allow our cars to sit idle save a weekend jaunt out of town. And we honestly believe that Rincon Hill has the potential to become an iconic urban neighborhood.

The Rincon Hill Plan aims to transform Rincon Hill into a mixed-use downtown neighborhood with a significant housing presence, while providing the full range of services and amenities that support urban living. This plan will set the stage for Rincon Hill to become home to as many as 10,000 new residents.

Rincon Hill is a five minute walk from the financial district. It has easy access to public transit and has benefited from the Rincon Point-South Beach redevelopment project on the southeastern waterfront, particularly the construction of the Waterfront Promenade along the Embarcadero, and will benefit from the Transbay redevelopment project to the north of Folsom Street.

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.”

But folks, we haven’t seen, read, or heard anything to suggest that street traffic in the area is going to get any better. Yes, “Objective 5.6” in the Area Plan calls for “[improving] local and regional traffic flows and transit movements by separating bridge-bound traffic from local lanes in appropriate locations.” But that’s about it. And the First Street on-ramp to the Bay Bridge isn’t going anywhere anytime soon.

In fact, based on all the new development, we’d be willing to bet that traffic congestion in the area ends up getting worse. And while that’s probably not such a great thing for those who are wed to commuting by car, it’s probably not such a big deal for residents who enjoy hoofing it in an urban environment, or for non-residents who can manage public transportation.

∙ The Future Of Rincon/Transbay [SocketSite]
∙ Area Plan: Rincon Hill [SFGov.org]

Posted by socketadmin at 11:51 AM | Permalink | Comments (46) | (email story)

October 3, 2006

The Potrero (451 Kansas): From The Low $400,000s

Not to be outdone by The Hayes (“Starting in the $400,000s”), The Potrero (a.k.a. 450 Rhode Island or 451 Kansas) is touting, “New homes in old San Francisco from the low $400,000s” (not to mention a Whole Foods Market, fitness studio, and easy freeway access).

∙ New Condos Starting In The $400,000s? [SocketSite]
∙ The Potrero [451 Kansas]

Posted by socketadmin at 9:24 AM | Permalink | Comments (8) | (email story)

October 2, 2006

True Luxury Condos At 45 Lansing?

As first reported by J.K. Dineen at the San Francisco Business Times, 45 Lansing, a parcel entitled for 305 condominiums and across the street from 50 Lansing (cater-cornered from One Rincon Hill), was purchased by Turnberry Associates with sights set on developing a 40-story tower.

Turnberry President Bruce Weiner said the project . . . would be 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. He said prices have not been set, but compared it to the Turnberry Ocean Colony project in South Florida, which is priced between $1.8 and $4 million per unit.

And yes, the 305 condominiums have been added to the extended pipeline in our Complete Inventory Index (Cii).

∙ Miami cash to produce skyline flash [bizjournals]
∙ The Lansing (50 Lansing): Reductions And Recent Sales [SocketSite]
∙ One Rincon Hill (425 First) [SocketSite]
∙ SocketSite’s Complete Inventory Index (Cii) [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (45) | (email story)

September 22, 2006

Our Point Exactly

We have a funny feeling that “meanboy” was aiming for sarcasm with his “Quite a reduction” remark (and three comments) over on our “The Cost Coming Down?" post. Regardless, he illustrates one of our points from yesterday quite well.

965 Elizabeth was on the market for 74 days at $1,395,000 before being reduced to $1,195,000. According to “meanboy” it sold for $1,220,000. MLS statistics will record this property as having sold for 102% of list. More accurately, it sold for 87.5% of the original list price.

893 Elizabeth was on the market for 100 days at $1,495,000 before being reduced to $1,395,000. At some point it was reduced to $1,349,000 and then finally sold for $1,350,000. MLS statistics will record this property as having sold for 100% of list. More accurately, it sold for 90.3% of the original list price.

3777 22nd Street was on the market for 33 days at $1,650,000 before being reduced to $1,545,000. According to “meanboy” it sold for $1,550,000. MLS statistics will record this property as having sold for 100% of list. More accurately, it sold for 94% of the original list price.

We have no doubt that all three of these properties provided fantastic returns for their most recent sellers. But that’s not our point. According to the MLS, and any marketing materials, these three Noe Valley properties sold for an average of 1% OVER ASKING! More accurately, they sold for an average of 9.4% under their original asking prices.

It’s tough to set expectations for sellers, inform purchase decisions for buyers, and paint “a true picture” of the market without accurate data. At least that’s our philosophy. And that’s our point.

∙ The Cost Coming Down? [SocketSite]
∙ Sorry NAR, But No [SocketSite]

Posted by socketadmin at 12:13 AM | Permalink | Comments (17) | (email story)

September 14, 2006

Sorry, No Neighborhoods Are Immune

Lest you have been led to believe that some San Francisco neighborhoods are somehow immune to price reductions, take note of the fact that 3 of the current 22 listings in the Marina (District 7A) were reduced over the past two days.

After a month on the market, the listing price for 3201 Divisadero #305 has been reduced by $24,000 (3%); after almost two months on the market, 2258 Beach Street has just reduced its price for a second time (total reduction of $150,000 or 5%); and after almost four months on the market, 3747 Fillmore has just reduced its price for the second time as well (total reduction of $124,000 or 9%).

∙ Listing: 3701 Divisadero #305 (1/1) - $725,000 [Paragon]
∙ Listing: 2258 Beach Street (3/4.5) - $2,700,000 [Coldwell Banker]
∙ Listing: 3747 Fillmore (2/1.5) - $1,225,000 [MLS]

Posted by socketadmin at 12:10 AM | Permalink | Comments (36) | (email story)

The Heritage On Fillmore (1300 Fillmore)

Integrated into the Fillmore Heritage Center, the Heritage on Fillmore (1300 Fillmore) will consist of 80 condominiums (including 12 BMR units) ranging from one to three bedrooms. At the base of the development you’ll find Yoshi’s San Francisco, the Blue Mirror restaurant & Lounge, and the Jazz Heritage Center.

The project's financial success hinges on the sale of 68 market-rate condos that have been priced from $500,000 to $890,000. The project's artistic success relies on patrons flocking from all over the Bay Area to see international acts at Yoshi's.

Pre-sales were originally expected to begin in the second quarter of 2006 with occupancy in Spring 2007, but as far as we know the sales office has yet to open its doors.

∙ Fillmore Heritage Center: Heritage on Fillmore [1300 Fillmore]
∙ San Francisco Land deal: Fillmore Heritage Center [bizjournals]

Posted by socketadmin at 12:00 AM | Permalink | Comments (1) | (email story)

September 13, 2006

Proposed SF Cruise Ship Terminal Sunk

A couple of important questions now that the Port of San Francisco has pulled the plug on the proposed Cruise Ship Terminal project at Piers 30-32:

1. How will the loss of the proposed retail, restaurants, cinema, and promenades affect property values in nearby developments?
2. How will this affect development of the Brannan Street Wharf (57,000 sqft public park)?
3. How long will it be before a class action suit is filed by owners at the Watermark...

∙ Soaring costs sink cruise ship terminal plan [Examiner]
∙ Bryant Street Pier Overview [bryantstreetpier.com]
∙ A Class Action Suit At The Metropolitan? [SocketSite]

Posted by socketadmin at 11:02 AM | Permalink | Comments (10) | (email story)

September 12, 2006

An Overview Of Mission Bay

Our posts on 255 Berry and the Park Terrace generated some fantastic reader comments (thank you!) with regard to the genesis, evolution, and future of Mission Bay. And while we were going to save a Mission Bay specific post for tomorrow, our readers seem to be a couple of steps ahead (so we'll try to catch up).

As mentioned, the San Francisco Redevelopment Agency website provides a great primer on the development of Mission Bay which was driven by the Catellus Development Corporation (a spin-off from Southern Pacific) and the City of San Francisco, while West Coast TNDs (“Traditionally Designed Neighborhoods”) provides an interesting profile of the neighborhood:

Mission Bay is a diverse 303-acre mixed-use development located about one mile south of downtown San Francisco that involves the conversion of a former Southern Pacific railyard that once served the city’s ports into a new neighborhood with 6,000 residential units, 800,000 square feet of retail, a 500-unit hotel, a university medical campus and a bio-technology center. In its present state, it is best considered as four separate components—(1) a group of residences and office buildings north of the Mission Creek estuary (next to the SF Giants’ baseball stadium), (2) a huge open area just south of the estuary that someday will be the site for the hotel and about half of the residential units, (3) the UCSF (University of California, San Francisco) medical campus that hopefully will attract private companies and research groups to occupy (4) the corporate science and technology campus at Mission Bay’s southern end.

And while West Coast TNDs overview is slightly dated, it does serve as a great backdrop for the development of the neighborhood, residential buildings (both condos and apartments), and local transit.

∙ 255 Berry: Seven Percent Active [SocketSite]
∙ The Park Terrace (325 Berry): Now Selling [SocketSite]
∙ San Francisco Redevelopment Agency: Mission Bay [sfgov.org]
∙ Profile Of Catellus Development Corporation [endgame.org]
∙ West Coast TNDs: Mission Bay [tndwest.com]
∙ UCSF MISSION BAY [ucsf.edu]

Posted by socketadmin at 5:55 PM | Permalink | Comments (5) | (email story)

September 1, 2006

Boon Or Bust On Lombard?

There is at least one thing you can be sure of this holiday weekend, a non-stop processional of cars down the “world famous crooked street.” As such, we are naturally drawn to the listing for 1057 Lombard, a two-bedroom, two-bath condominium that’s located smack-dab in the middle of the block, has been on the market for almost five months, and was reduced by $100,000 about 45 days ago. And perhaps that’s a hint, but we can’t help but wonder, is a “crooked street” address a boon or a bust?

Update (9/5): As Dan notes in the comments, the price has been reduced another $200,000 (now listed at $1,650,000).

∙ Lombard Street (San Francisco) [Wikipedia]
∙ Listing: 1057 Lombard (2/2) - $1,850,000 [McGuire]

Posted by socketadmin at 12:15 AM | Permalink | Comments (16) | (email story)

August 28, 2006

Eye-On-Eichlers Home Tour (Marin)

Wondering what all the Eichler fuss is about? Well here’s a chance to see for yourself (and to support the Hospice of Marin while doing so).

The Eye-On-Eichlers Home Tour featuring over twenty Eichler homes in San Rafael's Lucas Valley and Terra Linda neighborhoods, and “celebrating the 50th Anniversary of Eichler homes in Marin,” will take place on September 16th from 11am to 4pm. Tickets are either $30 for access to five houses, or $40 for access to all homes on the tour. And once again, all proceeds go to support the Hospice of Marin.

Our thanks to Barry over at EichlerForSale.com for the great tip.

∙ Tickets: Eye-On-Eichlers Home Tour [ACTEVA]
∙ Eichler Gets Sucker Punched [SocketSite]
∙ Hospice of Marin [HospiceOfMarin.org]
∙ Eichler Homes Tour [EichlerForSale.com]

Posted by socketadmin at 1:01 AM | Permalink | Comments (0) | (email story)

August 24, 2006

Premium Rents In The Presidio

From a “plugged in” tipster:

Remember when bidding wars were to buy a place? Now they're taking place over rentals in the Presidio.

Two or three years ago, the Presidio couldn't give these places away, with units sitting empty for months. But in the last few months, the park has been inundated by wealthy homeowners trying to cash out and move. And the park has not forgotten its "mandate" to make money. It is holding formal auctions for its more desirable properties, demanding among other things that prospective renters not only prove their financial wherewithal, but also propose such details as precise rent escalations. Rumor around here is that one place went for $3,000 over asking (yes that's over asking) and that someone offered to spend over $100k of their own change to renovate an officer's home.

Case in point, 1304-B Kobbe Avenue a “5-bedroom, 2.5-bath home…built in 1902 as officers’ housing” in Kobbe Terrace, and currently available for a “Minimum Monthly Rental Rate” of $10,800 (“stainless steel appliances” included). If you’re interested, the home will be open this Friday (8/25) from 2:00 to 4:00. (And don’t forget to include a “Rent escalation factor” in your proposal.)

∙ $10800 / 5br - OPEN HOUSE TOMORROW [craigslist]
∙ The Presidio: Kobbe Terrace [presidio.gov]

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

August 18, 2006

Your Chance To Live On Napier Lane (22 Napier Ln)

Napier Lane holds a special place in our hearts. It’s quintessential San Francisco: an enclave of quirky little homes that are perched along a wooden byway on the side of Telegraph Hill, can only be reached by way of the Filbert Steps, and offer sweeping views of the bay.

And while we've never been inside one of these homes, that's about to change: 22 Napier Lane is on the market (and open this weekend). Our only concern is that if we lived there, we'd never want to leave the house. Seriously. (And no, it’s has nothing to do with all those steps.)

∙ Telegraph Hill [sfaa.org]
∙ Filbert Steps: Stairways of San Francisco [sisterbetty.org]
∙ Listing: 22 Napier Lane (2/2) - $2,150,000 [Hill & Co.] [MLS]

Posted by socketadmin at 12:12 AM | Permalink | Comments (0) | (email story)

August 16, 2006

Ch-ch-ch-ch-Changes

Let’s see, a “favored nabe yet to come” (re: the Rincon Hill area), “big bucks” (re: prices), and a “moat of congestion” (re: traffic). It sounds like John King has been “plugging in” to a few of the comments on SocketSite.

And while we’re surprised that he finds it “odd” that people living in a thriving city by a beautiful bay might invest heavily to live in an “fast-paced urban district focused on the bay,” we’re even more surprised that a member of the marketing firm for One Rincon Hill would dare mutter “it’s like living in Southern California"...

∙ Property that's so hyped, you'd think they were selling Shangri-La [SFGate]
∙ Comments: The Infinity: A Study In Contrast [SocketSite]
∙ Comments: The Infinity Starts Selling [SocketSite]

Posted by socketadmin at 11:12 AM | Permalink | Comments (1) | (email story)

August 14, 2006

The Francisco Palms (1229 Francisco)

Say goodbye to the Galileo Court apartment complex at 1229 Francisco. And say hello to the Francisco Palms, a down to the studs renovation, and an ambitious seventeen unit TIC development by Maven Investments. That’s right, our own little “Melrose Place” down in the Marina, complete with four palm trees and a fountain (but no swimming pool).

According to the developer, the first four units (2 two bedrooms and 2 three bedrooms) will hit the market after Labor Day (9/10/06) and are currently slated to be priced from $950,000 to $1,050,000 (~$750/sqft). The Bank of Marin will be offering individual financing (6.95% fixed for 5 years, interest only with a ten year term, and 1 point up front) for up to 75% of the purchase price, and the developer will be offering to carry a second mortgage (8% fixed with a five year term) for another 5% (i.e., 20% down payments).

We had a chance to take a sneak peek a couple weeks back and were relatively impressed by the quality and thoroughness of the renovation. (Our major quibble was the decision to configure a few of the three bedroom units with only one bathroom.) The big question, however, is how the market will respond to million dollar TICs that are priced in-line with condos, but will never have the opportunity to convert (residential buildings over six units aren't eligible).

And while it’s true that the individual financing will mitigate at least one of the major drawbacks associated with TICs (i.e., shared risk of loan default or delinquency), it doesn’t adequately address another: liquidity (more on this later). That being said, one could make the argument that the demand for these units will be a fantastic indicator of how the market is truly valuing the traditional benefits of home ownership (versus a speculative investment in real estate) in San Francisco these days. We’ll keep you posted.

∙ Maven Investments [maveninvestments.com]
∙ The Francisco Palms (coming Soon) [1229 Francisco]

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

August 10, 2006

Tainted Love Of Presidio Terrace

As far as we know, there are currently three homes for sale in Presidio Terrace: 6 Presidio Terrace ($10,900,000; reduced from $14,000,000), 28 Presidio Terrace ($5,380,000) which was designed by renowned architect Charles Whittlesey, and 34 Presidio Terrace ($11,000,000) which was designed by renowned architect George Applegarth. And while it’s obviously an uber exclusive enclave, we really had no idea:

The planned community was established in the early years of the 20th century, as a way to keep wealthy locals in the city after the 1906 earthquake, which shattered or burned much of San Francisco. Instead of moving to Oakland or other East Bay communities, they could have large, luxurious houses on large parcels of land in the city.

A 1915 advertisement for Presidio Terrace, which was developed by Baldin & Howell, touts the "artistic and elegant homes" that occupied Presidio Terrace. . . .

It is interesting to note that another ad, according to the Virtual Museum of San Francisco, tapped into anti-Asian sentiment: "There is only one spot in San Francisco where only Caucasians are permitted to buy or lease real estate or where they may reside. That place is Presidio Terrace." Buyers had to agree to sell only to white people; more recent law and custom have, of course, nullified those restrictions.

In fact, according to Forbes, “[California Sen. Diane] Feinstein's own home in Presidio Terrace included a restriction that dated back to 1909. She claimed to have had the restrictions removed in 1992….” (That would be 30 Presidio Terrace which she has since vacated for a home in Pacific Heights). 1992? As far as we’re concerned, that’s only 83 years too late.

∙ Listing: 6 Presidio Terrace (7/5) - $10,900,000 [Hill & Company] [MLS]
∙ Listing: 28 Presidio Terrace (5/7) - $5,380,000 [Pacific Union] [MLS]
∙ Listing: 34 Presidio Terrace (6/6.5) - $11,000,000 [ Joel Goodrich]
∙ Presidio Palace [Forbes]
∙ Bathroom (And Market) Of The Rich And Famous [SocketSite]

Posted by socketadmin at 1:31 AM | Permalink | (email story)

August 7, 2006

Cattle In Eureka Valley

Yesterday we received the above 1880’s photograph of Eureka Valley and 70 Douglass.

“70 Douglass is one of the few surviving structures from a time when Eureka Valley was better known for farms and cattle. In the photo, that's a cattle yard on the East side of Douglass. 70 Douglass is in the center, with the roof a bit hazy. The building is circa 1883.”

And while we love the photograph (more historic pictures available here), we have to admit that we’re not so keen on the reason it found its way into our inbox. From the note that accompanied the photo:

“We're working to save the building at 70 Douglass St. The owners want to demolish it and replace it with two single family homes - one on Ord and one on Douglass.”

And while we’re more than happy to support an effort to find a buyer that will appreciate and preserve a historic property that’s currently for sale (a la 39 Chattanooga), we’re not so hip on simply trying to block the development rights of current owners.

If you feel strongly one way or another, however, you might want to attend the Board of Supervisors’ appeal hearing on Tuesday, Aug. 15 (4pm at City Hall) [UPDATE: postponed until September or October] at which an appeal of the Planning Departments decision to issue a categorical exemption for 70 Douglass from the California Environmental Quality Act (CEQA) will be heard (homonym pun most definitely intended).

∙ Historic Pictures of Eureka Valley [flickr]
∙ Current Photos of 70 Douglass [flickr]
∙ 39 Chattanooga Street Sold [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (1) | (email story)

July 27, 2006

We're Doing Our Part

∙ A Very Special Offer [SF Cityscape]

Posted by socketadmin at 12:07 AM | Permalink | Comments (2) | (email story)

July 20, 2006

The Infinity: A Study In Contrast

Our previous post on The Infinity has generated some great comments from both prospective and actual buyers of The Infinity and One Rincon Hill. The early sentiment: The Infinity has a better location, One Rincon offers a better value (i.e., price), and navigating rush hour traffic will probably suck for both. A couple of other interesting snippets:

“They didn't even have the terms of the contract yet. Even the sales agent mentioned that people were surprised at how high the prices were [at The Infinity]. We passed, but they've called us back about 6 times already telling us to come in.”

“I don't know why (marketing?), but the Infinity doesn't attract crowds like the Rincon. I've been there on Sats and Sundays and there's never more than a few customers there at a time. It's quiet and relaxing and the salespeople there are very friendly and knowledgeable.”

“…there is a one-year holding period where the buyer is not permitted to sell the unit at The Infinity.”

And it’s true, they still haven’t figured out what refrigerators will come standard (which seems a bit bizarre), and it’s possible that wall to wall carpeting will be standard on the lower floors (but upgradeable to hardwood). But as far as the initial release being nearly sold out, we seriously doubt it (still looking for hard numbers) guess it all depends upon how you define "release" (see update below). And the potential for 50% discounts? Don’t hold your breath. (Free upgrades or other incentives on the other hand…)

Let’s keep the comments going on the other post with regard to sales center experiences, building feedback, and opinions, and see if we can’t focus in on the hard numbers (inventory, prices, sales, etc.) here. We have been told that The Infinity sales center is generating between 200 and 300 registered visitors a week, but they are being incredibly tightlipped about everything else (unlike One Rincon).

UPDATE: Word on the street is 115 reservations to date, or roughly 1/3 "sold." (Thanks for the tip!) And while it's hard not to get jaded by the blowout over at One Rincon, 1/3 in one week is still a strong start. But don't forget, these are $5,000 refundable "reservations" with the 3-5% deposits being made upon completion of a purchase agreement (which we confimed won't be available until August). [Thanks to asuen435 for clarifying!]

∙ The Infinity Starts Selling [SocketSite]
∙ The Infinity Sales Center: SocketSite’s Inside Scoop [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (26) | (email story)

July 14, 2006

Competition, Rates, And Plugging In

J.K. Dineen hits the front page of the San Francisco Business Times with a great piece titled, “Competition runs high: Luxury condos vie for buyers on Rincon Hill.” And while the piece focuses on the Metropolitan, it might just be a bellwether for other developments around town. A couple of choice quotes…

First, with regard to increasing competition and rising rates:

Alan Mark, President of The Mark Co., which is marketing more than half of the city’s new condo developments, said some owners are rushing to sell because they are worried about 4,000 to 5,000 new units coming online over the next three years. In addition, many have adjustable five-year interest-only loans, and with interest rates on the rise, they are in a position where they are forced to sell because they will not be able to pay the higher mortgage.

“They want to sell at the top of the market,” Mark said.

And then there’s that little issue of blocked views:

McGuire’s [Malcom] Kaufman said it has been surprising that so many Metropolitan owners seemed unaware of all the Rincon Hill development that has been in the pipeline for more than four years.

“You better know what is going on around you before you plunk down three-quarters-of-a-million dollars,” he said. “It’s amazing how many people don’t.”

No kidding. And while people once had a BS (“Before SocketSite”) excuse for not knowing what's going on, there's no longer an excuse for not being “Plugged In.”

∙ Bay Buildings: The Metropolitan (333/355 1st Street) [SocketSite]
∙ 2,700 New Condos On Sale Soon [SocketSite]
∙ QuickLinks: Cause And Effect [SocketSite]

Posted by socketadmin at 11:47 AM | Permalink | Comments (3) | (email story)

July 11, 2006

Noe Valley Numbers And Insight

Garrett (of Greg & Garrett fame) was kind enough to drop us a note to let us know that our post on Noe Valley price reductions inspired him to add some Noe Valley sales stats to the Greg & Garrett blog. (We’re suckers for numbers.) The comparison of actual second quarter sales in 2005 and 2006 yields some interesting insight.

Based on Garrett’s numbers, the Average Sales Price of a single family home in Noe Valley increased 17.5% between the second quarter of ’05 and ’06. At the same time, however, the average sales price per square foot ($/sqft) dropped 8.7%. This is perhaps a textbook example of how a change in the sales mix (in this case larger homes) can obfuscate a weakening (depreciating?) housing market.

Even more straightforward, a comparison of condominiums/TICs sales in Noe Valley shows a 5.0% drop in Average Sales Price between second quarter sales in 2005 versus 2006, and a 12.6% drop in the average sales price per square foot ($/sqft).

And yes, we'll be the first to admit that dealing with “averages” can be dangerous, but it's all we've got (for now...).

∙ The Cost Coming Down? [SocketSite]
∙ More Quarter 2 Numbers [Greg & Garrett’s]
∙ It’s All About The Mix [SocketSite]

Posted by socketadmin at 11:39 AM | Permalink | Comments (0) | (email story)

July 10, 2006

The Cost Coming Down?

Perhaps some homeowners (or agents…) in zip code 94114 (Noe Valley/Castro) let that 2005 Forbes ranking go to their heads. Or perhaps fewer properties are being “reasonably priced” in 2006. Either way, as of today, fifty percent of the single family homes listed in 94114 are now sporting a “Great New Price!” (or similar variant).

For example, 965 Elizabeth (“New Price!”) has been on the market for 74 days and reduced by $200,000; 893 Elizabeth (“GREAT NEW PRICE!”) has been on the market for 100 days and been reduced by $100,000; and 3777 22nd (“New Price”) has been on the market for only 33 days but has already been reduced by $105,000.

∙ The Cost of Living in Noe [Noe Valley Voice]
∙ Listing: 965 Elizabeth (2/2) - $1,195,000 [Coldwell Banker] [MLS]
∙ Listing: 893 Elizabeth (4/3) - $1,395,000 [Coldwell Banker] [MLS]
∙ Listing: 3777 22nd Street (3/1.5) - $1,545,000 [Pacific Union] [MLS]

Posted by socketadmin at 12:20 AM | Permalink | Comments (13) | (email story)

June 27, 2006

39 Chattanooga Street Sold

According to the folks at Save 39 Chattanooga, the “little house” at 39 Chattanooga has been sold to a woman who “plans to remodel the house and live there.” Here’s to hoping that everyone’s happy with the outcome. And that this is the final (rather than first) chapter in this little saga.

∙ Victorian By Definition [SocketSite]
∙ Just One Of The Reasons We Blog [SocketSite]

Posted by socketadmin at 10:20 AM | Permalink | Comments (2) | (email story)

June 21, 2006

San Franshatten?

KRON 4's Maureen Kelly takes a look at the wave of high-rise developments in San Francisco and coins the phrase “San Franhatten" (San Francisco + Manhattan). Adding insult to injury, or perhaps editorial commentary, the KRON 4 website manages to refer to it as “San Franshatten.”

∙ High Rises to Change SF's Skyline (video) [KRON 4]

Posted by socketadmin at 8:45 AM | Permalink | Comments (0) | (email story)

June 14, 2006

The Neighborhood Smackdown Starts

ReyEstate publishes a SWOT analysis for the South Beach/Rincon/Transbay area. And it’s not pretty (well, the little up/down house arrow is actually kind of cute). Then again, a lot of emphasis is put on the “over/below asking” stat which consistently gets our vote for the “most meaningless, misleading, and manipulated statistic ever” award.

Regardless, the one quote with which everyone should agree: “Real estate has been on a 13 year bullish run and we know it moves in cycles.”

∙ Planned Obsolescence [ReyEstate]
∙ SELL NOW! [derekrey.com]

Posted by socketadmin at 9:47 AM | Permalink | Comments (0) | (email story)

June 9, 2006

The Future Of Rincon/Transbay

We missed it in print, so we were pleasantly surprised to discover that The Lansing is providing 7x7’s great overview of what’s in the works for the area around Rincon Hill and the Transbay Terminal (Rincon/Transbay) as a downloadable pdf (5.3MB).

Ten or 11 new residential high-rises, interspersed among low-rise apartment buildings and townhouses, will range from 30 to 55 stories each and will contain about 7,500 new residential units housing about 15,000 people in the city's densest neighborhood. These will include nearly 2,000 affordable apartments for buyers earning less than SF's median income (or renters earning up to 60 percent of the median).

If all goes as planned, people will come to think of Folsom Street as the new Union or Polk, and the Rincon/Transbay area as the new Cow Hollow or Russian Hill - a place where city dwellers live, dine, shop and stroll.

And we could be wrong, but the pdf is looking a bit more like a scanned copy of the article than an officially licensed “re-print,” so get it while you can…

∙ The Lansing (50 Lansing Street) [SocketSite]
∙ Growth Factor: 7x7’s Overview of Rincon/Transbay - pdf [thelansing.com]

Posted by socketadmin at 10:31 AM | Permalink | Comments (0) | (email story)

June 8, 2006

The Cove (Candlestick Point)

Our first thought upon spying The Cove from 101: “Are they building a prison over there?” And after perusing their website (“Candlestick Point is one of the City’s hottest new neighborhoods,” and “fast becoming one the of the City’s most desirable addresses”), our second thought: “Uh....”

The Cove consists of 176 condominiums spread throughout “three Mediterranean-style buildings” (their description, not ours) in an “exclusive gated community” next to Candlestick Monster Park. And although we’re not fans of the “curb appeal” (or lack thereof), we have no basis for critiquing the design, quality, or livability of the interior spaces or amenities.

Top Vision Development is the developer and The Cove is just the first phase of a grand plan for Candlestick Point. Pricing is ambiguous at best (1-bedrooms “from the $400,000s,” 2-bedrooms “from the $500,000s,” and 3-bedrooms “from the $600,000s”), but it looks like at least one flipper is already hawking a 2-bedroom for $559,000.

∙ Candlestick Point – The Cove [candlestickpoint.com]
∙ Candlestick Park [ballparks.com]
∙ Top Vision Development [topvisionllc.com]
∙ $559000 - Condos at Candlestick Point [Craigslist]

Posted by socketadmin at 12:10 AM | Permalink | Comments (1) | (email story)

June 1, 2006

TurnHere For San Francisco

TurnHere, a collection of “Sponsored” (advertorial? advidetorial?) and un-sponsored short films “that capture interesting neighborhoods, merchants and travel destinations,” has officially launched its new site with a particular focus on Los Angeles, New York, and San Francisco.

∙ Advertorial by Wiki [wikipedia]
∙ TurnHere: San Francisco [TurnHere]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

April 26, 2006

Spoiler Alert: One Rincon Hill Video

Okay, so maybe we were less than impressed by the One Rincon Hill webcam, but their video left us dazed (and yet strangely giddy). Yes, based on the pictures and press (“the tallest residential property west of the Mississippi”) we knew these towers were going to be tall, but it wasn’t until we saw the rendering of the towers 23 seconds into the video that we really understood. Holy…

∙ One Rincon Hill [425 First]

Posted by socketadmin at 1:36 PM | Permalink | Comments (4) | (email story)

The Hayes: 55 Page Street

And speaking of Intracorp, The Hayes has launched a new website since we first alerted you to New Condos Starting In The $400,000s. (And yes, the new site is complete with the requisite floor plan porn, their own inside scoop, and a nice little neighborhood map.)

∙ The Hayes [55 Page Street]
∙ The Arterra: “Clean Design, Pure Living” At 300 Berry Street [SocketSite]
∙ New Condos Starting In The $400,000s? [SocketSite]

Posted by socketadmin at 11:28 AM | Permalink | Comments (6) | (email story)

April 12, 2006

The Beacon: 90% Sold

According to Centurion Real Estate Partners, the group that converted the Mission Place apartment development into the 595 condo development named the Beacon, the South of Market condo market remains strong (and the Beacon is 90% sold).

Quote: “Every time I check, our numbers are beating our pro formas. We sold 10 condos last weekend.” Sixty units (and six weeks?) to go.

∙ Bringing home the Beacon [bizjournals]

Posted by socketadmin at 7:32 AM | Permalink | Comments (0) | (email story)

March 30, 2006

At Least They Didn’t Call It Golden Gate Hill

[Photo: Hill & Co. mailer (and site) image for Portrero Hill]

Real Estate Brokerage Hill & Company blankets Potrero Hill with a glossy mailer touting their ‘locals only’ knowledge of the neighborhood. Based on the reaction from the Potrero Hill, San Francisco Blog, they might have missed their mark:

“Word of advice to Hill & Co: If you’re going to try to pretend you know Potrero Hill, at least do some fact checking with the locals.”

Especially when they have their own neighborhood Blog...

Update: Apparently the owner of the house that Hill & Co. features on the mailing (and on their site) is pissed and “has called Hill to complain". But that might actually have less to do with Hill & Co. per se, and more to do with the attention (and comments) thrust upon this house by its new found notoriety (“That is my favorite horrible house. I try to like it, and each time I gag.”).

∙ Hill & Co. - Potrero Hill Poseurs [PotreroHillSF]
∙ Golden Gate City? [SocketSite]

Posted by socketadmin at 12:49 PM | Permalink | Comments (0) | (email story)

March 27, 2006

The Californian on Rincon Hill: 375 Fremont St.

As we mentioned last week, ‘The Californian on Rincon Hill’ a 40-story and 435 unit luxury condo building is in the works for 375 Fremont St. Richard Keating, “international celebrity architect”, professor of architecture at UC Berkeley, and designer of the Elihu Harris State Building in Oakland is heading up the design team.

“The building will have an eight-story podium with glass townhouses along Fremont Street. Atop the podium will be outdoor terrace areas with a lap pool, gym and entertaining room. The average-sized unit will be about 1,000 square feet. The top 25 floors will provide unobstructed views of the entire San Francisco Bay and surrounding areas.”

Sounds very nice. That is unless your ‘unobstructed views’ from another building are about to become very much obstructed by The Californian…

∙ Chicago firm nabs pair of S.F. sites for 40-story tower [bizjournals]
∙ Bay Buildings: The Metropolitan (333/355 1st Street) [SocketSite]

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

March 24, 2006

Reader Question: What’s Really Going On? (Part I)

We recently received the following question from a reader:

“Several large [SOMA] condo complexes are in phase I, II etc and claim rates of 50% - 80% sold after just a few months. Everything else in the area looks like a standstill in my opinion. What is really going on?”

In light of all the new San Francisco developments (and recent Commerce Report) we were inclined to go searching for an answer. One of our first stops, SOMA Realtor® Damion Matthews:

"Presumably the emailer is referring to The Watermark, The Beacon and The Palms, as they are the only "large" complexes in the area (if we define that as a building with, say, over 100 units). But The Beacon has been selling for a year, the Watermark for about 7 months, and The Palms for 2 months. While sales appear to have been good at all three developments, I put little weight in the claims that a sales agent makes about sales in his or her development. It's not that they lie, but they do spin. They want to make it look like they're selling out really fast. No surprise there. But the fact of the matter is that it's difficult for someone outside of the sales office to really know what the state of a project's inventory is. Sure, they can claim they're 80% sold out... but perhaps the developer has only released a third of its inventory. Those sort of details are not handed out freely. [Editors note: unless you read SocketSite…]

As for the re-sale market in South Beach, inventory and sales levels are not drastically different than a year ago. The big change is that it does take longer for the average condo or loft to sell. That's for a number of reasons: there's more inventory in South Beach now than there was last year (because of the new developments), prices are higher than last year, the best units in the area tend to not be for sale, and of course people are cautious about the future of the market. However, the number of units sold this year has exceeded last year's numbers, despite those problems.

Are re-sales in South Beach at a standstill? I don't see that. It's true that units with bad views take a long time to sell, but conversely those units with great views still sell quickly, and at a high price. Futhermore, people who buy those condos with great views like them and stay in them!"

Here is where we paraphrase: 1. Don’t believe everything you read (unless it’s on SocketSite…), 2. Premium properties tend to stay in demand (and hold value), and 3. Get ready for what we’re going to call a real estate “flight to quality” (more on this next week).

Thanks Damion!

Posted by socketadmin at 1:36 PM | Permalink | Comments (0) | (email story)

March 23, 2006

A Trip Down Market Street (1905)

Damion Matthews (of Five Star Living Group) tips us off to a youtube link for a short film shot through the window of a cable car rolling down Market Street in 1905.

From Damion, “When I watched this footage, I was struck by the fact that this man with his camera, as he films Market Street, has no idea that in less than a year, everything he filmed would be in ruins…”. We’re just hoping this isn’t some kind of cosmic foreshadowing.

And to be honest, we skipped the youtube viewing (really couldn’t take the soundtrack) and headed straight for the Internet Archive for the original file, reviews, and some great history. A favorite excerpt:

In all, the film shows some thirty cable cars, four horse cars and four streetcars. An interesting feature of the film is the apparent abundance of automobiles. However, a careful tracking of automobile traffic shows that almost all of the autos seen circle around the camera/cable car many times (one ten times). This traffic was apparently staged by the producer to give Market Street the appearance of a prosperous modern boulevard with many automobiles.

In fact, in 1905 the automobile was still something of a novelty in San Francisco, with horse-drawn buggies, carts, vans, and wagons being the common private and business vehicles. The near total lack of traffic control along Market Street emphasizes the newness of the automobile. Granite paving stripes in the street marking ignored pedestrian crosswalks, making the crossing of Market Street on foot a risky venture.

Some things never change.

∙ Trip Down Market Street Before the Fire [archive.org]

Posted by socketadmin at 7:18 PM | Permalink | Comments (0) | (email story)

March 22, 2006

Central What Way?

San Francisco CITYSCAPE has always been one of our favorite local sites - great little nuggets, tight community, and (mostly) intelligent discussions. Case in point: discussion of San Francisco's on-again, off-again Central Subway.

Plus, we can’t resist linking to posts that get us started singing AC/DC tunes…

∙ High ... Subway to Hell [SF CITYSCAPE]
∙ Central Subway: Overview [SF Muni]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

March 14, 2006

Hola! Tortilla Heights

The doors are now open (and the scaffolding is almost down) at ‘tortilla heights’. Located at the corner of Bush and Divisadero, and just down the street from Frankie's Bohemian Café and the Fishbowl (same owners), it's a welcome addition to the neighborhood.

[Note: we’re not going to make a habit of posting about new restaurants unless it’s in the context of an evolving neighborhood. And with that massive new yoga studio that just opened up right across the street…]

Posted by socketadmin at 11:26 AM | Permalink | Comments (1) | (email story)

March 8, 2006

New Condos Starting In The $400,000s?

Demolition has started to make way for construction of The Hayes, an eight-story condominium (128 units) and retail development in Hayes Valley (55 Page at Gough).

It’s a long way from completion (rendering), but the “Starting in the $400,000s” is sure to get a lot of people’s attention and cause a fair amount of commotion (if not rubber-necking).

SocketSite readers can officially consider themselves “in the know”. You can thank us later.

Posted by socketadmin at 5:38 PM | Permalink | Comments (0) | (email story)

QuickLinks: Two Arms And A Leg (Up?)

∙ Homeowners with ARMs face big bill jump [CNNMoney]
∙ Getting Safely Out of ARMs Without Getting Squeezed [RealEstateJournal]
∙ SF commission approves redevelopment plan [SFGate]

Posted by socketadmin at 10:54 AM | Permalink | Comments (0) | (email story)

February 22, 2006

706 Mission Sold And Mission Bay Booming

Add the 10-story office building at 706 Mission St. to the list of “older, smaller office structures snapped up by luxury housing developers” over the past couple of years (others include “the former Chronicle building at 690 Market St.; 333 Grant Ave.; 74 New Montgomery St.; and 201 Sansome St.”). And although it hasn’t been confirmed, “sources with knowledge of the deal said the developer wants to build a mixed-use housing and retail development”.

According to the San Francisco Business Times, while 16 developers made offers on the property, “about half the bidders were interested in converting the building to housing, but perhaps more surprisingly, about half saw its promise as a revamped Class B office building.” And while “the conventional wisdom in real estate circles has been that the conversion market is slowing down” architect Dan Huntsman offers the following: “We are still getting contacted literally every week by people who want to do these projects".

And a little to the South, the Mission Bay area continues to boom with “more than 1,000 residential units completed and 6,000 more slated for completion within the next 36 months”.

∙ Homes are in and retail seems sure to follow [BizJournal]
∙ Building bagged for condos, with more on the way [BizJournal]

Posted by socketadmin at 12:05 PM | Permalink | Comments (0) | (email story)

February 9, 2006

Are Ikkyu’s Days Numbered?

Rumor on the street is that the Japan Center (a “five-acre complex of hotels, shops, theaters, sushi bars and restaurants at Post and Buchanan Streets”) is up for sale. Yes, the entire thing. Can anybody confirm, elucidate, or debunk?

UPDATE: Uhh, guess this kind of confirms it (that's not too embarrassing...).

∙ Japantown Overview [Merchants Association]
∙ Japantown Experience [New Colonist]

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

February 8, 2006

Renovation Sighting: 3536 Sacramento

Numerous hopeful NIMBYs have asked us if we could provide any insight into the renovation of the beautiful old building located at 3536 Sacramento which used to the home of an “unsightly garage and body shop”. That we can.

The new tenant will be...the same old garage and body shop. We can hear the collective sighs from here. And know where we’re going the next time we need an oil change...

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

January 24, 2006

NOPNA Is In The House

The North of Panhandle Neighborhood Association (NOPNA) announces “the first of a series of Community Meetings to discuss the Future of the Lower Divisadero Commercial District (approximately between Haight and Eddy).” This first meeting will be held at 6:30 PM on Wednesday, February 8 at the CPMC Davies Hospital Auditorium, 45 Castro Street, North Tower, B Level near the Cafeteria.

And in case you were not aware, “NOPNA works to foster a sense of neighborhood pride, promote a safe, clean, and fun community, and improve the quality of life for all its residents.” Can't argue with that.

∙ North of Panhandle Neighborhood Association [NOPNA]

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December 3, 2005

SocketSnaps: Hayes Valley Holiday Block Party 2005

Hopefully you made it to the Hayes Valley Holiday Block Party. It was perfect holiday weather, shopping, and cheer.

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

November 26, 2005

Hayes Valley Holiday Block Party 2005

Find yourself missing NYC’s NoLita or SoHo? Then head down to Hayes Valley, especially this Friday, December 2nd, from 6-9pm for the Hayes Valley Holiday Block Party.

It’s full tilt people watching and boutique shopping (with none of the typical street fair schlock). We love it. And we'll be there.

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November 9, 2005

Can’t We All Just Get Along?

“Home Depot received official approval to build a store on Bayshore Boulevard, after a narrow vote by the Board of Supervisors ended years of frustrated attempts by the big-box retailer.” That being said, Supervisor Ammiano vowed “It’s not over yet.”

Come on Tom, at least employ a good catch phrase like “I’ll be back” or “If it doesn’t fit, you must acquit.” As far as we’re concerned, “It’s not over yet” is kind of a dud (as is the threat).

∙ Home Depot gets nod to build in The City [Examiner]
∙ Potential Home (Depot) Wreckers [SocketSite]

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October 26, 2005

Potential Home (Depot) Wreckers

The Board of Supervisors is considering an appeal of the Planning Commissions approval for Home Depot's Bayview project.

Specifically, the supervisors were charged with looking at whether the project's environmental impact report -- accepted by the Planning Commission -- was accurate, objective and complete.

Paul Maltzer, the Planning Department's environmental review officer, said he is satisfied that the project is environmentally sound and shows no "significant'' problems in such areas as traffic, parking, air pollution and increased demands on city services that should stop it from going forward.

"We've studied this to death, frankly,'' Maltzer told the supervisors.

Despite Maltzer’s expert opinion, Supervisor Ammiano (who represents neighboring Bernal Heights) was quoted as saying, "I see big holes here." We’re not even going there (other than to point out that his quote is not nearly as catchy as “I see dead people”).

∙ Battle over big boxes continues to rage [Chronicle]
∙ Bayview/Bernal Home Depot Update [SocketSite]

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October 18, 2005

Open Meeting: Mid-Market Redevelopment

The Redevelopment Agency Board will review the redevelopment plan for the mid-Market area this afternoon at 4 p.m. The meeting is in Room 416 of City Hall. Pro: 3,000 new housing units and an arts district; con: displaced low-income residents.

∙ Mid-Market Non-News [SocketSite]
∙ Mid-Market Development “Breaking” News [SocketSite]

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October 3, 2005

Pier Wars

We’d like to believe that we’re such a force in San Francisco that we were singled out as recipients of a very nice voicemail asking us to take a look at the Stop Pier 39 website. But damn, that message sounded suspiciously like a script. Good thing we're pushovers. From the site:

The waterfront should be more than a playground for tourists — it should be a resource for every San Francisco family. But a powerful group of business interests is trying to stop a vitally needed recreation and open space project at Piers 27-31.

Piers 27-31 will create Transit First transportation alternatives, including the purchase of additional historic streetcars. It will provide new pedestrian and bicycle routes and will include the largest free City CarShare pod in San Francisco.

Kind of reminds us of West Coast version of NYC's Chelsea Piers (which rocks, and which we miss). And as we assume that this is just one group of “powerful business interests” pointing fingers at another, we weren’t going to take sides. But what the hell...go Piers 27-31!

∙ Piers 27-31: Overview and Background

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September 19, 2005

Movies In The Marina

Closed since October 2001, the Cinema 21 on Chestnut Street will rise like a phoenix from the flames (and in an entirely new light).

The model — hashed out by the property owner, the Marina Merchants Association and the Neighborhood Theater Foundation — uses ground-floor retail as an engine to partially finance the upper-level theaters. In this case a 9,200-square-foot Walgreens will bring in enough rent that the two theaters are not under as much financial pressure, according to Miller.

Two thumbs up. Way up.

· Cinema 21 “Biography” [Cinema Treasures]
· Show will go on at Marina District theater [Examiner]

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September 7, 2005

Octavia Boulevard Rebirth

Rumor has it that this Friday will mark the grand re-opening of Octavia Boulevard in Hayes Valley. If nothing else, it's a great excuse to check out the pagoda.

Update: Friday it is, with an 11am ribbon-cutting ceremony at Octavia and Market (freeway on-ramp will be open to motorists early Friday afternoon; off-ramp will be open Saturday morning).

· Boulevard of dreams, the premiere [Chronicle]
· New Octavia Boulevard [Examiner]
· Hayes Valley And Octavia Boulevard Update [SocketSite]
· Overview: Octavia Boulevard [SF CITYSCAPE]

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Ice Charades

Looks like Potrero has some “steep” competition as a group of Pacific Heights residents are gathering support to keep the ice on Fillmore.

· Save The Jump - ICER Air 2005

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August 26, 2005

Carpe Diem (And The Ice)

Damn, while we really don’t want to give any more publicity to the great “Fillmore Fiasco” (a.k.a. Icer Air 2005), we do want to give props to Mike and the PotreroHillSF gang for seizing the day (and spotlight).

· Icer Air: An Open Letter to the Mayor [PotreroHillSF]

Posted by socketadmin at 11:19 AM | Permalink | (email story)

Bayview Development

The Third Street Light Rail is breathing new life into the Bayview. Armstrong Place, consisting of 256 for-sale and rental units, was recently approved for construction at 5600 Third Street. And next week, Levin Menzies & Associates will seek Planning Commission approval for a major condo project at 3800 Third.

Great stuff. But we still have to shake our heads when we read, “...prices will start at around $500,000 to be affordable for young families.” Hell, we remember back in the old days...

· Two new projects hope to bring life to Bayview area [Examinier]

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August 24, 2005

No Ice For You!

We hate to even mention it (it’s already gotten more than its fifteen minutes of fame), but in case you were actually wondering, Icer Air 2005 (a.k.a. the Fillmore Fiasco) has been CANCELLED. Here's your chance Potrero.

· Pacific Heights ski jumping canceled [Chronicle]
· Ski jump event up in the air [Examiner]
· Norwegians welcome ski jump [Chronicle]

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August 22, 2005

Cool Suburb In The City

“With large houses and sprawling yards, even some families who can afford to buy homes in San Francisco are choosing to rent in the Presidio...” Amen brother sister.

· Presidio more of a haven for families with children [Examiner]
· The Presidio Trust

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Cleaning Up The Yard

The extreme makeover of the Hunters Point Shipyard is continuing to move forward. The Shipyard, which has been on the EPA’s toxic “Priority List” for nearly 15 years, will undergo an $80 million cleanup, redevelopment, and “renaissance” over the next three years.

The cleanup requires the (hopefully) temporary displacement of a number of current tenants (mostly artists). And let this serve as a quick reminder to double-check the disclosures if you’re buying property near an EPA site...

· Hunters Point Shipyard Redevelopment
· Shipping out the tenants [Chronicle]

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August 15, 2005

Hayes Valley And Octavia Boulevard Update

Matt over at the SFHomeBlog is keeping us honest this morning. We’ve been remiss in covering the Octavia Boulevard development, but damn it, no longer...

The public comment period on the Market & Octavia Neighborhood Plan has been extended to Tuesday August 23, at 5pm. A few other resources to get you up to speed on the development in general, and progress in specific:

· Brief History: San Francisco CITYSCAPE: Octavia Boulevard
· Overview, Detours & Updates: OctaviaCentral
· Planning: SFGOV: Market & Octavia Neighborhood Plan

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

August 12, 2005

Weekend Green

Not the most substantial story (and no, our image isn’t the most relevant), but we just couldn’t head into the weekend with a big picture of trash headlining the site, so...

According to the San Francisco Examiner, “Four of The City's most blighted blocks will be spruced up with trees, flowers and benches and will be redesigned to be more pedestrian friendly under a comprehensive plan to make San Francisco's streets more livable, Mayor Gavin Newsom announced Thursday."

· Mayor unveils plan to ‘green' streets [Examiner]

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July 25, 2005

Bayview/Bernal Home Depot Update

Home Depot will present its final Environmental Impact Report to the Planning Commission this Thursday, July 28, at 5pm in City Hall Room 400. The public is welcome to attend and comment prior to the Commissions “go”/“no-go” vote.

Bring popcorn, this one should be interesting.

· Home Depot debate [Chronicle]
· Home Depot seeks to divide and conquer [SF Bay View]

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July 20, 2005

Home Depot Almost Home?

Next week Home Depot is headed back in front of the Planning Commission. Having signed a lease for the old Goodman Lumber location at 491 Bayshore Blvd. over five years ago, the Depot is still seeking approval to begin development.

Proponents point to desperately needed neighborhood jobs and a significant increase in local sales tax revenues, while opponents “view Home Depot as a goliath that would hurt local hardware stores, tarnish quality of life and create a traffic nightmare on Bayshore and adjacent Bernal Heights.”

Considering the site used to house Goodman Lumber (which we desperately miss), a Home Depot doesn’t really seem like that much of a stretch to us. And we're damn tired of having to drive down to Colma to ogle the power tools.

· Home Depot nears key point in decade-long quest [Examiner]

An extended history:

· 4/00 - Family Feud Dismantles Goodman Lumber [Chronicle]
· 4/00 - Home Depot Lease [Chronicle]
· 4/02 - Neighborhoods divided over Home Depot plan [Chronicle]
· 4/02 - Path cleared for Home Depot to build 1st S.F. store [Chronicle]

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July 7, 2005

We Don’t Need No Stinkin' Starbucks

Western Addition might soon join ranks with North Beach and Hayes Valley by restricting the ability of chain stores with "standardized merchandise and esthetics" (e.g. Starbucks) to locate within their neighborhoods. A proposed ordinance, also in the works for Cole Valley, would severely restrict chains with 11 or more stores from opening on Divisadero Street between Hayes and Turk.

And despite our headline, we have nothing against Starbucks...

· Divisadero chain stores on endangered list [Examiner]

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