CATEGORY ARCHIVE: New Developments

April 21, 2014

Market Street Food Emporium Slated For Approval This Week

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While specific vendors for the proposed "Market Hall" food emporium to occupy two of the three retail space beneath the 88 apartments rising at 2175 Market Street have yet to selected, Forest City's concept calls for multiple local vendors and kiosks to occupy the combined space, similar to the Ferry Building or Rockridge Market Hall, and possibly including a bar.

The development's third retail space on the corner of Market and 15th Streets has already been approved for a restaurant that has yet to be revealed.

This week, San Francisco’s Planning Commission is slated to authorize combining retail spaces two and three along Market Street into one 3,900-square-foot hall. And if the food emporium concept fails to materialize, a second restaurant would likely be established in the space along Market Street instead, along with a bit of retail space.

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

April 18, 2014

Cranespotting In Mission Bay: Kaiser Permanente's MOB To Rise

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With foundation work underway, the crane for Kaiser Permanente's modern nine-story medical office building to rise at 1600 Owens is now in place. Construction of the Mission Bay building is slated to be finished in late 2015 with Kaiser making their move in early 2016.

Posted by socketadmin at 11:30 AM | Permalink | Comments (2) | (email story)

April 15, 2014

Hayes Valley Development Sold, New Condos Coming In 2015

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The approved David Baker-designed development to rise on the northeast corner of Fulton and Gough has just been sold to the newly formed 7X7 Development group which plans to break ground on the Hayes Valley project this summer, adjacent to the new Don Fisher Clubhouse.

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The 69 condos within the 388 Fulton Street development should be ready for occupancy in the fall of 2015, as will the 1,800 square foot retail space on the ground floor. And as plugged-in people might recall, this is the development which San Francisco's Planning Department had requested be redesigned in white, a request which was overruled.

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April 14, 2014

Site Prep For Big Potrero Development And Park Is Underway

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Formerly known as Daggett Place or 1000 16th Street, permits for the 493-unit development to rise on the vacant lots bordered by 16th, 7th, and Hubbell Streets have been issued and site prep is now underway for "EQR Potrero" which is technically across 16th Street from Potrero Hill.

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The development includes 453 residential apartments (20 percent of which will be Below Market Rate), 39 commercial units (with over 10,000 square feet of pedestrian oriented retail space), and a one-acre urban park and public open space (click rendering to enlarge):

Daggett Park will include a dog walk, event lawn and soft play surfaces for kids and will be owned by the City of San Francisco but permanently maintained by EQR Potrero.

In terms of parking, there will be 307 spaces for cars and 470 bikes. And at the corner of 16th and 7th Streets, a "Flatiron" building will rise.

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Downsized Affordable Housing Development On Mission Returns

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In 2012, the Mayor's Office of Housing withdrew their financial support for the development of a 13-story building on the parking lot at 1036 Mission between 6th and 7th Streets, a site zoned for building up to 120 feet in height.

The approved project would have provided 100 apartments for low-income families and the formerly homeless. And to some, the move by the Mayor's Office seemed to suggest a position that SoMa real estate had become too valuable for any more low income projects.

In two weeks, the Tenderloin Neighborhood Development Corporation (TNDC) will return to the Planning Commission seeking approvals for a scaled-down project on the site, rising 9 stories with 83 apartments for households earning up to 55 percent of the Area Median Income and 1,000 square feet of retail space on the ground floor of the development.

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Correction: While the TNDC had proposed to partner with the developer of 399 Fremont Street to finance the development of 1036 Mission Street and satisfy the affordable housing requirement for the Fremont Street tower off-site as originally reported, that proposal has been deemed "unworkable."

The downsized 1036 Mission Street development will, in fact, be financed by San Francisco's Mayor’s Office of Housing along with the State of California’s Housing and Community Development Department as the TNDC has successfully secured "some of the last remaining funds from the voter-approved Proposition 1C," according to Katie Lamont, the TNDC's Director of Housing Development.

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April 11, 2014

Transbay Tower To Become "Salesforce Tower" With Monster Lease

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Salesforce.com will lease just over half of the 1,070-foot-tall Transbay Tower rising at 415 Mission Street, adding 714,000 square feet of space to their collective San Francisco "campus."

The 61-story building will be renamed "Salesforce Tower" and be ready for occupancy in 2017, at which point Salesforce will control over 2 million square feet of office space in the city.

"Salesforce Tower represents an incredible milestone in our company’s history—it will be the heart of our global headquarters in San Francisco," said Marc Benioff, the company chairman and CEO. "We founded salesforce.com in San Francisco 15 years ago and this expansion of our urban campus represents our commitment to growing in the city."

Salesforce is paying $560 million for its 15-1/2 year lease and naming rights, with plans to move into the tower in early 2018. Salesforce will effectively occupy the bottom 30 floors of the tower along with the very top floor.

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Proposed "Housing Balance" Ordinance Could Be Out Of Whack

Introduced by Supervisor Kim and co-sponsored by Supervisors Avalos, Campos and Mar, a proposed "Housing Balance" ordinance would require new developments of ten or more housing units to obtain special permission from the Planning Commission if the development would cause the overall ratio of affordable housing in Supervisorial District 6 to fall below 30 percent, as measured by the ratio of units constructed since 1993.

According to Kim, "Nothing in this legislation discourages development," but according to prominent developer Oz Erickson, chairman of the Emerald Fund, "the economics of trying to provide this ratio will eliminate the possibility of building any market rate housing."

Supervisorial District 6 includes Mid-Market, South of Market, Mission Bay, the Tenderloin and Treasure Island, and within which there are over 17,000 units of housing in the development pipeline, over a third of all the housing in the works in San Francisco.

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April 10, 2014

Congestion Pricing Coming To Treasure Island, Transportation Too

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The San Francisco County Transportation Authority has been named the Mobility Management Agency for Treasure Island and will be responsible for managing the transportation plan for the island’s approved redevelopment which includes up to 8,000 housing units, 300 acres of open space, 500 hotel rooms and 450,000 square feet of retail and historic reuse.

Treasure Island Promenade

At the center of the transportation plan for Treasure Island, a congestion pricing program for those in cars, the first such program in the country, and better public transportation, too:

Drivers coming to or from the island during peak periods will pay a toll, and all parking on the island will be priced. Revenues from the program will be used to fund bus and ferry service, as well as shuttles and pedestrian and bicycle amenities within Treasure Island.
In addition to the fee for motorists traveling to or from the island during peak hours, the travel demand management strategy calls for parking spaces to be sold separately from residential units in the new developments, requires pricing of all visitor parking on the island, and requires that residents and hotel guests purchase transit vouchers.

Ferry service will operate from a new Terminal and Transit Hub to be located on the western shore of Treasure Island, serving buses and a fleet of four alternative-fuel island shuttles for residents, employees, and visitors as well (click map to enlarge).

The pricing program policy analysis to determine who, when, how much and in what direction tolls will be paid is underway with recommendations due by the end of the year. Design and installation is slated to get rolling in 2015.

The Treasure Island Transportation Plan [sftreasureisland.org]

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April 9, 2014

Ground Broken For Development Of Entire West SoMa Block

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Big Plans For The "Short-Sited" SoMa Block At 8th And Harrison [SocketSite]
Development Of SoMa Block Financed, Shooting For Rentals In 2015 [SocketSite]

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April 8, 2014

A New Peek Inside And Around Tishman's 222 Second Street Tower

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With work on Tishman's 350-foot office tower to rise on the southwest corner of Second and Howard well underway, a project which was first approved for development in 2010, a new website for 222 Second is now online. A peek inside and around the building:

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April 1, 2014

Development Of SoMa Block Financed, Shooting For Rentals In 2015

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The development of 350 8th Street with 408 rental units and commercial/retail space to replace the three acre bus depot at 8th and Harrison has been financed. Associated Estates Realty is partnering with AIG Global Real Estate on the $220 million project.

The development's 315 off-street parking spaces for cars and 414 spaces for bikes will be located mostly underground or within the interior of the Stud-adjacent site.

350 8th Street Rendering via SocketSite.com

In addition to 44,000 square feet of open space throughout the development - and over 20,000 square feet of ground floor retail, arts and commercial space - the 350 8th Street project includes a 5,400 square foot public plaza and café on the corner of 8th and Ringold:

Assuming no major delays, the development should be ready for occupancy in late 2015.

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March 28, 2014

Cathedral Hill Demolition: Feasting On The Remnants Of The Rooms

The heavy machinery is feasting on the remnants of the guest rooms, the office portion of the old Jack Tar Hotel has been stripped to its superstructure, and the city block should soon be completed razed in order to make room for CPMC's Cathedral Hill Hospital to rise.

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

March 26, 2014

According To Shrimp Boy, San Francisco Is Dirtier Than It Looks

From the declaration of Special Agent Emmanuel Pascua in support of indicting State Senator Leland Yee, former gangster Raymond "Shrimp Boy" Chow, and ex-S.F. school board member Keith Jackson, amongst others:

"…Chow and the [undercover employee] talked about the corrupt nature of politics in San Francisco. Chow commented how San Francisco has changed over the years. While the city itself looks clean, Chow believed San Francisco was dirtier because of public corruption."

According to the declaration, Jackson first connected with Chow while trying to garner support for "the development of Bayview/Hunter's Point." Jackson was engaged by Lennar Corp to help secure the approval for their plans to develop Candlestick and Hunters Point.

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Foster + Partners Tapped For Two Towers At First And Mission

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Foster + Partners will team with Heller Manus Architects to re-design the two towers to rise at First and Mission. The two million square foot project includes an 850-foot office tower fronting First Street and a 605-foot condominium tower fronting Mission.

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The existing 88 First Street building on the corner between the two towers to rise will be renovated rather than razed for a third tower as was previously proposed.

As we first reported last year, the 850-foot tower will contain 1,220,000 square feet of office space over ground-floor retail with a garage for up to 187 cars while the 605-foot tower will contain up to 500 residential units over ground-floor retail and a five-level subterranean parking garage for 136 cars.

From Lord Foster, Founder and Chairman of Foster + Partners, with respect to the project, the condominium portion of which will be taller than any residential project on the West Coast:

The First and Mission towers are incredibly exciting in urban and environmental terms bringing together places to live and work with the city's most important transport hub, the project further evolves a sustainable model of high density, mixed-use development that we have always promoted.
The 605-foot residential tower reflects the scale of San Francisco's existing tall buildings, while the 850-foot hotel, residential and office tower rises above it as a symbol of this new vertical city quarter. The super-sized office floor plates will give tenants a high degree of flexibility, and their open layout is supported by an innovative orthogonal structural system developed for seismic stability.
The point where the towers touch the ground is as important as their presence on the skyline. At ground level, the buildings are open, accessible and transparent their base provides a new 'urban room' for the region, and the new pedestrian routes through the site will knit the new scheme with the urban grain of the city.

TMG Partners and Northwood Investors paid $122 million for the Transbay site known as 50 First Street in bankruptcy court. A collection of seven parcels, David Choo had originally proposed to build a quartet of slender towers designed by Renzo Piano rising up to 1,200 feet on the site.

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March 25, 2014

Nob Hill Church Ready To Meet Its Maker For Condos To Rise

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With the Nob Hill Neighbors' appeal to block the development of 1601 Larkin Street denied, the demolition permit reinstated and historic artifacts removed, the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay is getting ready to meet its maker, clearing the way for a five-floor building with 27 condos to rise:

It has been a decade since the development of the Larkin Street corner was first proposed.

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March 21, 2014

Ready To Break Ground At 101 Polk Street For 162 Apartments To Rise

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The Emerald Fund has secured financing to dig up the 58-space parking lot on the northwest corner of Polk and Hayes Streets and construct a 13-story building with 162 rental units over a subterranean garage for 51 cars and 62 bikes on the site.

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Designed by Solomon Cordwell Buenz, the 101 Polk Street development should break ground "within a few weeks" and be ready for occupancy in early 2016.

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March 20, 2014

Massive 31-Acre Tech Campus In San Jose Approved, But For Whom?

A ten-building tech campus with over 2 million square feet of office space and room for 10,000 employees has been approved to rise on a 31-acre parcel in North San Jose, bordering Highway 101 along Brokaw Road, a half mile from the San Jose airport.

While developer Peery-Arrillaga says a tenant has already committed to leasing the entire campus, and San Jose Mayor Chuck Reed says he knows who, neither have identified the company other than to confirm it's "in the tech sector."

With "no City Council or even planning commission hearings, as it required no zoning changes or other major municipal approvals," the entire approval process for the campus was completed in an enviable six months and construction is slated to begin this year.

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Mystery tech company set for San Jose's biggest-ever office project [mercurynews.com]

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March 19, 2014

Another Big Transbay Block In Play And Zoned For A 550-Foot Tower

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With the wining team having been selected to build a 550-foot residential tower and podium development on Transbay Block 8, fronting Folsom Street between Fremont and First, the City is preparing to release a Request For Proposals to develop another big tower and podium project on Transbay Block 5, fronting Howard Street between Main and Beale.

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Across the street from San Francisco's Temporary Transbay Terminal, the Transbay Block 5 parcel is zoned for a tower to rise up to 550-feet in height.

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Preemptive Challenge Of Waterfront Height Limit Measure Falls Short

A preemptive legal challenge of Proposition B which had sought to keep the Waterfront Height Limit Right to Vote Act off the June ballot has fallen short.

While rejecting the effort to remove the measure from the ballot, San Francisco Superior Court Judge Marla Miller did not rule on the underlying legal merits of the challenge – that state lands that are held in trust for all the people of the state and not subject to local ballot initiatives – leaving the door open for a "full, unhurried briefing" and attempt to invalidate the measure post-election if it's adopted by local voters.

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March 17, 2014

The Plans For A Key Mission Bay Block And More Affordable Housing

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With Mission Bay Block 5 across the street having effectively burned to the ground, and the surviving half of the Mission Bay 360 Project rising on Block 11 in the background above, a request for proposals to develop Mission Bay Block 6 East which fronts Fourth Street from China Basin to what will be Mission Bay Boulevard North is in the works.

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The proposal for Mission Bay Block 6E calls for a non-profit developer to build up to 98 affordable housing units on the 47,000 square foot parcel along with 8,800 square feet of retail along the Fourth Street corridor, wrapping around the corner onto Mission Bay Boulevard and what will one day become the Mission Bay Commons Park.

The maximum building height for Mission Bay Block 6E was set at 90 feet.

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March 13, 2014

A Drone's Eye View Of The Mission Bay Blaze Destruction

Piloting a drone with a GoPro attached, Ross Barringer captures an aerial view of the damage the Mission Bay 360 blaze wreaked upon the building at Fourth and China Basin.

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March 12, 2014

Mission Bay 360 Building A Complete Loss, Setback For Fourth Street

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The five-alarm fire that consumed half of the MB360 development in South Mission Bay was contained to the 170-unit building under construction along Fourth Street at the intersection of China Basin, a building which was slated to open its doors mid-year.

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The Mission Bay Block 5 building continues to smolder this morning and will be a complete loss, not to mention a setback for the development of the Fourth Street retail corridor.

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March 11, 2014

Mission Bay 360 Building Is On Fire, Quite Literally

Half of BRE Properties' Mission Bay 360 project under construction at Fourth and China Basin has been on fire since 5pm with firefighters trying to contain the five-alarm fire to the 170-unit building on Mission Bay Block 5 which is expected to be a complete loss.

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The second-half of the of the Mission Bay 360 development with 190 units on Mission Bay Block 11 appears to have been spared.

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March 7, 2014

Three Teams And A Starchitect Bidding To Develop Transbay Block 8

Transbay Block 8 Massing (steelblue and NEORAMA via SocketSite.com)

Three teams have responded to the city's request for proposals to develop San Francisco's Transbay Block 8, the one-acre parcel fronting Folsom Street between First and Fremont.

Transbay Block 8 (First and Folsom)

The three developers bidding are Millennium Partners (think Millennium Tower), Related California (think the Paramount at 680 Mission), and Golub (think 299 Fremont). And according to the Business Times, a starchitect has been drafted for one of the designs.

The teams feature two well-known local architects as well as one of the "starchitect" variety. Related California has picked Rem Koolhaas' Office For Metropolitan Architecture. Koolhas has never completed a San Francisco building, though he is familiar with the city because a controversial Prada store he designed near Union Square was rejected more than a decade ago.
Golub is working with Chris Pemberton of Soloman Cordwell Buenz, which also is designing 299 Fremont. Millennium has selected Glenn Rescalvo of Handel Architects, who also designed the Four Seasons and Millennium Tower.

With a site that's zoned for a tower up to 550 feet in height, the city is seeking "a high-density, residential project with approximately 740 units, 27 percent of which must be affordable to qualifying households, and ground-floor retail in multiple building types," including the tower, townhouses, and podium buildings as rendered in red above.

A request for proposals to develop Transbay Block 8 was first issued back in 2008 but then cancelled in 2009 when when bids for the property came in "well below the potential value of the site in a healthier real estate market." The cancelled request had targeted the development of 597 housing units on the site, nearly 20 percent fewer than today.

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The Vision For San Francisco's Open Space And Green Streets

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San Francisco's Planning Department has updated its vision and policy plan for recreation and open space across the city, adding an emphasis on the recreation in addition to open space, re-prioritizing the high needs areas, and planning for a network of living streets.

The current reality for many blocks in the city:

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And the vision for what could be:

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San Francisco Recreation & Open Space Element Overview [sf-planning.org]

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March 6, 2014

Brooklyn Basin Breaking Ground, Oakland Planning For Growth

With Signature's big Brooklyn Basin project slated to break ground next week, a 66-acre East Bay development which will yield over 3,000 new housing units and 30 acres of open space, Oakland Mayor Jean Quan will outline her plans for attracting 10,000 new residents to the city as part of her State of the City address this evening.

While former Mayor Jerry Brown's original "10K" plan is credited for jump-starting the redevelopment of Oakland's Uptown and downtown, Mayor Quan's "10K Two" plan aims to cast a wider net, with plans for development "all over the city" and along transit corridors.

Oakland's Brooklyn Basin Development Secures $1.5B To Build [SocketSite]
Oakland Mayor Quan unveiling her own 10,000-resident plan [SFGate]

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March 4, 2014

Two Designer Dogpatch Condos For Under $300K Apiece

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Two of the new condos in the Stanley Saitowitz/Natoma Architects designed Dogpatch building at 616 20th Street were designated as Below Market Rate (BMR) units and will be sold for $223,988 and $264,207.

Priced to be affordable to San Francisco households earning up to 90% of the area's median income, and available to households earning up to 100%, a single person making up to $67,950 or a couple making no more than $77,700 may qualify.

Both units are 770 square feet in size and one of the buyers will have the option of securing a deeded parking space in the building for an additional $30,000.

Applications for the 616 20th Street condos are due April 17, a lottery will be held on April 24, and the keys will be handed over on July 1. The two units share the same floor plan:

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Coming Soon: Sixteen Modern Condos On 20th Street [SocketSite]
616 20th Street Below Market Rate Program [sf-moh.org]

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February 28, 2014

Designs For 94 New Dogpatch Dwelling Units Along Third And Illinois

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Plans for a six-story residential building to rise at 2051 3rd Street will be presented to San Francisco's Planning Commission next week. The proposed Dogpatch development would raze two mid-block industrial buildings between Mariposa and 18th Streets, merge the parcels, and construct 94 new dwelling units with an underground garage on the site

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The development would front both Third (above) and Illinois (below) with a courtyard between.

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As proposed, the 94 units would be rentals for at least 30 years with a mix of 35 studios, 21 one-bedrooms, 37 two-bedrooms and 1 three-bedroom. Two of the one-bedrooms would be ground floor "flex spaces" along Illinois:

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Access to the garage with space for 74 cars would be by way of Illinois.

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Parking for up to 102 bikes in the building is included as well.

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Cathedral Hill Demolition Watch: No Rooms At The Inn, Offices Next

Our plugged-in photographer reports the old Jack Tar Hotel's event spaces, garage and hotel rooms have mostly been razed and the wrecking crew is staring to work on the remaining office section of the block (click photo to enlarge).

As the Cathedral Hill site looked last month and two months before that. And of course, the rendering for CPMC's Cathedral Hill Hospital that's going to rise on the site.

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February 21, 2014

Plans For A Sixty-Foot Nob Hill Building On An Eighty-Foot Lot

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Currently a parking lot with space for twenty-two cars, half of which are designated for car sharing services, a six-story building is proposed to rise at 832 Sutter Street.

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The proposed Nob Hill building includes 20 dwelling units over a 400 square foot retail space. And as designed, the development would not include any parking, for which it will need a waiver from the city as five spaces are required by code.

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Originally designed to rise 80 feet, the height for which the parcel is zoned and which would have yielded 27 units of housing, neighborhood opposition to the 80-foot project when first proposed in 2008 is being fingered for the development's downsizing today.

And to be clear, the majority of the now five-year-old opposition was related to the building's impact on neighborhood parking rather than the building's height per se.

As the six-story building would look in context with the rest of the Sutter Street block (click the rendering to enlarge):

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February 20, 2014

Appeals Denied, Approved 400-Foot Rincon Hill Tower Cleared To Rise

Having rejected the three appeals filed by a neighboring high-rise's HOA, San Francisco’s Board of Appeals has cleared the way for Equity Residential to begin demolishing the existing buildings at 340 and 360 Fremont Street and their suspended permit to build a 400-foot residential tower on the site should soon be reinstated.

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A Hard Lesson For CA Teachers: $44M Lost On 8 Washington Project

A public records request has uncovered that The California State Teachers Retirement System (CalSTRS) invested $45 million and has lost $44 million on the failed waterfront development known as 8 Washington.

From CalSTRS' statement in response to an inquiry from SF Weekly with respect to how their millions were spent on the project which never broke ground: "Disclosure of the requested information prior to the completion of this investment is likely to cause substantial harm to CalSTRS' competitive position."

In addition to the development's defeat at the ballot box, a judge has since ruled that the State Lands Committee improperly exempted the project from additional environmental review. As such, simply lowering the height of the proposed project to meet existing height limits for the parcels won't be enough to move forward with the development.

Planning Approves 8 Washington Street Development As Proposed [SocketSite]
Voters Reject Measures B/C And Designs For 8 Washington Street [SocketSite]
The Fate Of The 8 Washington Street Site: What Happens Now? [SocketSite]
State Teachers' Pension Fund Blew $44 Million on the 8 Washington Project [SFWeekly]

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February 18, 2014

They've Literally Struck Gold While Digging Downtown

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A plugged-in tipster reports that they have struck gold, quite literally, while excavating Transbay Blocks 6 & 7 for the 32-story tower and mid-rise to rise along Folsom Street.

Okay, so it's only the single Chilean gold doubloon pictured above and dated 1838 that has been uncovered so far, or at least that's all that has been reported by the crew.

Ironically, the tower to rise on the site is designed to be LEED Gold certified.

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HOPE For Hunters View And 400 New Market Rate Units

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With the rebuilding of San Francisco’s Hunters View public housing development having kicked-off in 2010, a resolution authorizing the issuance of up to $45 million of residential mortgage revenue bonds to finance Phase Two of the redevelopment has now been approved.

As we first reported last month, Phase Two includes the construction of 107 affordable housing units and a small park on Blocks 7 and 11 along West Point Road:

Specifically, Block 7 will include 50 units, with both apartments and row houses due to the steep topography. There will be 4 fully accessible flats, 23 adaptable flats, 1 "supervisitable" and 2 "visitable" row houses [for disabled tenants]. Also, there will be three 3-story buildings, one 5-story building and a central courtyard area.

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Block 11 will include 57 units—7 row houses and 50 apartment homes. Five of the flats will be fully accessible, and 43 flats will be adaptable. One row house will be "supervisitable." Interior courtyard space will be activated by podium-level planters and plots for individual gardens and gathering spaces between buildings. There will be 53 podium level parking spaces provided in both Blocks 7 and 11.

Phase Three of the redevelopment includes the building of up to 400 market rate units and a new Bayview Park (click the plan to enlarge):

In the end, the project will replace the existing 267 Housing Authority units on a one-to-one basis, construct an additional 133 affordable units, and yield a total of over 800 units of new housing units, three new parks, and 6,500 square feet of retail space on the site.

$45 Million For Redevelopment Of Hunters View Phase II [SocketSite]

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February 12, 2014

6,000 Housing Units Under Construction In San Francisco, Another 44,000 Units In The Pipeline

While fewer than 2,000 new housing units and 140,000 square feet of commercial space in San Francisco was completed in 2013, there were roughly 6,000 housing units and 2.8 million square feet of commercial space under construction at the end of the year, units which will hit the market over the next year or two.

Permits for another 6,600 housing units to be built in San Francisco have either been approved or requested, units which should start hitting the market in two to four years along with another 4 million square feet of commercial space.

In addition to the nearly 12,600 housing units which are either under construction, ready to break ground or awaiting a permit, another 27,300 units have been approved to be built across the city. The approved projects, however, include 10,500 units by Candlestick, 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which still have overall timelines measured in decades, not years.

And with proposed plans for an additional 10,500 housing units under the Planning Department’s review, San Francisco's Housing Pipeline currently totals over 50,000 units. For context, a total of roughly 12,000 housing units have been built in San Francisco since 2007, a total of 26,000 new units since 2000.

With respect to commercial development in San Francisco, in addition to the nearly 6.6 million square feet under construction, ready to break ground or awaiting a permit, another 5.9 million square feet of commercial development has been approved and plans for an additional 3.5 million square feet are being reviewed.

A breakdown of the residential developments in the works across San Francisco by neighborhood, not including those at Candlestick, Park-Merced or Treasure Island (click the chart to enlarge):

San Francisco Pipeline Report: Fourth Quarter 2013 [sf-planning.org]
San Francisco's Housing Pipeline Breaks The 50,000 Unit Mark [SocketSite]

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February 10, 2014

Measure To Limit Waterfront Building Heights Qualifies For June Ballot

The proposed Waterfront Height Limit Right to Vote Act has qualified for the June ballot.

If passed, the ballot measure would prohibit increasing the existing maximum building heights for parcels along San Francisco's waterfront unless explicitly approved by voters on a project-by-project basis.

The measure defines "waterfront" as public trust property that the State transferred to the City to be placed under the control of the San Francisco Port Commission, as well as any other property that the Port owns or controls as of January 1, 2014 or later acquires.

Examples of such waterfront property include the pier and Embarcadero parcel upon which the Warriors would like to build their proposed 125-foot-tall arena and condo/hotel complex rising up to 175 feet, and the Mission Bay parking lot upon which the Giants would like to build their proposed Mission Rock neighborhood rising up to 320 feet in height.

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Affordable Apartments And Retail To Rise On Grand Avenue

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Bridge Housing and the Oakland Housing Authority will officially break ground for 68 affordable apartments to rise at 460 Grand Avenue in Oakland next week.

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Located at the corner of Bellevue Avenue across from Lakeside Park in the Adams Point Neighborhood, the AveVista Apartments building will include 3,000 square feet of retail on the ground floor and should be construction complete in the Spring of 2015.

Income restrictions will apply for the apartments.

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February 3, 2014

Dropbox Signs Lease For Entire SoMa Building To Rise On Brannan

Having pre-leased their 30-story tower rising at 350 Mission Street to Salesforce for 14 years, Kilroy Realty has now pre-leased its entire 182,000 square foot building under development at 333 Brannan Street to Dropbox for a term of 12 years.

The Brannan Street building should be ready for Dropbox to occupy in early 2015.

Posted by socketadmin at 2:45 PM | Permalink | Comments (11) | (email story)

January 30, 2014

The Recommendations For Accelerating Housing Production In SF

Responding to an executive directive from Mayor Lee last month, a working group co-chaired by the directors of San Francisco’s Planning Department and Department of Building Inspection has drafted a list of recommendations to accelerate the production of new housing in San Francisco and protect the city's existing housing stock.

The working group’s thirty-six recommendations are a mix of short-term, mid-term, and long-term ideas and include the priority processing for projects with at least 20% on-site affordable housing; encouraging maximum permitted density for development sites; requiring property owners to justify the removal, rather than legalization, of existing illegal units in the city; lifting the 375 unit cap on the production of micro-units; and building code amendments to facilitate building up to seven stories in height.

With the estimated number of existing dwelling units in the city currently used for short-term occupancy versus their legal use as conventional, permanent housing running as high as 5,000 units thanks to "sharing" sites such as airbnb, another recommendation of the working group is to crackdown on the enforcement of illegally renting an apartment for less than 30 days in San Francisco.

While a crackdown on illegal short-term rentals could quickly move the needle with respect to available housing supply and affordability, it would likely put the Mayor at odds with airbnb, a site that he has championed. It will be interesting to see which side he favors.

The draft memo which details all of the working group's recommendations to date: Executive Directive 13-01 Recommendations.

Posted by socketadmin at 3:30 PM | Permalink | Comments (54) | (email story)

January 29, 2014

Downsizing Of Valencia Street Development Could Be Against The Law

1050 Valencia Street 2012 Rendering

With San Francisco's Board of Supervisors having narrowly upheld the Planning Department's approval for the five-story development at 1050 Valencia Street to rise, a subsequent appeal of the project's building permits resulted in 5-0 vote by San Francisco's Board of Appeals to issue the permits, but under a couple of conditions, including that the developer only build four stories rather than five as approved.

The problem for the Board of Appeals, they might have overstepped their legal bounds.

Following their public meeting, the Board of Appeals will move behind closed doors this evening to meet with legal counsel in anticipation of having to defend against litigation. The likely action would be based on the California Housing Accountability Act which prevents local agencies from reducing the density of code-complying residential projects.

Posted by socketadmin at 3:15 PM | Permalink | Comments (22) | (email story)

January 27, 2014

They Dug It Downtown On Fremont Street, And It’s A Bad Mother...

Bored to a depth of 263 feet below street level, the deepest known construction shaft in the history of San Francisco has been drilled at 181 Fremont Street, one of 42 shafts which will embed the 802-foot tower's foundation into the ground.

With a six-foot diameter, the shaft is a bad mother…and Malcolm Drilling dug it.

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

January 16, 2014

15-Story Mission Bay Hotel Slated For 2016 Opening And Four Stars

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Originally zoned for the development of a 500-room hotel and up to 50,000 square feet of retail, Mission Bay Block 1 which fronts Channel between Third and Fourth Streets was sold to the Strada Investment Group in 2012 and successfully rezoned for the development of a smaller 250-room hotel, 25,000 square feet of retail, and 350 residential units.

The hotel portion of Mission Bay Block 1 has now been sold to the SOMA Hotel group which plans to start construction on a 15-story hotel at the end of 2014 with a target opening by the end of 2016. While an operator for the hotel has yet to be identified, they're shooting for one with four stars.

And Then There Was (Mission Bay Block) One [SocketSite]
More Housing For Prominent Mission Bay Block Number One [SocketSite]
New hotel on its way to Mission Bay [Business Times]

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January 14, 2014

8 Octavia Topped Out, Condos On Track For Summer Completion

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The modern 47-unit building under construction at the intersection of Octavia and Market has topped out and 8 Octavia is on track to be ready for occupancy this summer.

8 Octavia Rendering

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January 13, 2014

Measure To Limit Waterfront Building Heights Summarized

The petition for the proposed Waterfront Height Limit Right to Vote Act which would prohibit increasing the existing building height limits for any parcel along 7-1/2 miles of San Francisco's waterfront unless explicitly approved by the City's voters is in the process of being circulated.

The sponsors of the measure to limit building heights have until February 3, 2014 to gather and submit 9,702 valid signatures in order to qualify the measure for the June ballot.

The official summary and background for the measure and what it would prevent/require:

The City and Country of San Francisco, through its Port Commission, owns and controls about 7-1/2 miles of the San Francisco waterfront along the San Francisco Bay. That property includes piers, land near the piers, and land on the west side of The Embarcadero roadway. The City holds most of its waterfront in public trust for the benefit of the State’s people, and this public trust restricts the allowable uses of that property. In 1990 the City’s voters adopted Proposition H, which required the City to prepare a comprehensive waterfront land use plan with maximum feasible public input. Consistent with Proposition H and the public trust requirements, the Port Commission adopted a comprehensive land use plan that governs acceptable waterfront uses. The City’s zoning laws regulate development of buildings and other structures on that property, including the maximum allowed height. Generally, changes in the height limit require approval of the Planning Commission and Board of Supervisors.
This measure would prevent any City agency or office from permitting development on the waterfront to exceed the height limit in effect as of January 1, 2014, unless the City’s voters approve the height limit increase. The measure defines "waterfront" as public trust property that the State transferred to the City to be placed under the control of the San Francisco Port Commission, as well as any other property that the Port owns or controls as of January 1, 2014 or later acquires. This measure also would require that the ballot question on a measure to increase height limits on any part of the waterfront specify both the existing and proposed height limits.

If the measure is passed, not only would the proposed 125-foot-tall arena for the Warriors upon San Francisco's Pier 30-32 need to be approved by voters, but also the development of the Giants' proposed Mission Rock neighborhood along with a number of other waterfront developments in the works.

SF Arena Threat: The Waterfront Height Limit Right To Vote Act [SocketSite]
Voter Approval for Waterfront Development Height Increases Summary [sfgov2.org]

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Site Prep For Redesigned 400-Foot Tower On Fremont Is Underway

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With the clock ticking and nine days to spare before their construction permit would have expired, UDR has started preparing the Rincon Hill parcel at 399 Fremont Street for the redesigned 400-foot residential tower to rise on the site with 452 units over parking for 238 cars and 150 bikes.

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A permit to erect the construction crane for the tower has been triaged and is pending.

The Clock Is Ticking For This 400-Foot Tower On Rincon Hill [SocketSite]
399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]

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January 7, 2014

Cathedral Hill Demolition Watch And Pictorial Progress Report

Having been chipping away at the back of the old Jack Tar/Cathedral Hill Hotel, bulldozing the interior, and stripping the facade from the southern portion of the building, a plugged-in tipster reports the demolition of the hotel has entered a new phase with the superstructure now being jack hammered away in order to make room for CPMC’s Cathedral Hill Medical Center to rise.

As the hotel looked two months ago (click any of the images to enlarge):

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

Development Of 270 Brannan Slated For Second Quarter Start

270%20Brannan%20Rendering%202013.jpg

Approved for development this past October, South Beach Partners is partnering with SKS Partners and Mitsui Fudosan America (the U.S. operations of Japan’s largest real estate company) to develop the 200,000 square foot office building at 270 Brannan Street.

Shooting for LEED Platinum certification with a landscaped atrium in the center of the building to allow natural light to penetrate deep into its core, 270 Brannan will step up from five floors along Brannan to seven floors on the north side of the site with a rooftop deck and city views.

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The development team currently plans to commence construction in the second quarter of 2014 "regardless of the preleasing status" with delivery slated for the second quarter of 2015.

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

January 6, 2014

SF Arena Threat: The Waterfront Height Limit Right To Vote Act

A few of the forces behind the successful No Wall on The Waterfront ballot measure which stopped the development of 8 Washington Street in its tracks are working on another measure which would prohibit increasing the existing maximum building height limit for any parcel along San Francisco's waterfront unless explicitly approved by the voters.

Aiming to be included on the June ballot and currently being processed, petitioners for the proposed Waterfront Height Limit Right to Vote Act should soon start appearing on a corner near you.

The existing height limit for San Francisco's Pier 30-32 upon which the Golden State Warriors would like to build their 125-foot tall arena is 40 feet.

Posted by socketadmin at 11:30 AM | Permalink | Comments (35) | (email story)

December 31, 2013

33 Brand New Mid-Market Apartments For Around A Grand A Month

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While the going price for a new studio apartment in San Francisco is averaging over $2,400 a month and Mid-Market one-bedrooms are running closer to $3,500 for 700 square feet of space, eleven (11) of the new one-bedrooms in the 273 unit building nearing completion at 55 Ninth Street between Market and Mission dubbed "AVA" will be available for $1,066 a month, twenty-one (21) two-bedrooms for $1,192. One 528-square-foot studio will be rented for $939 a month.

So what’s the catch? As part of the Mayor's Office of Housing and Community Development Below Market Rate (BMR) Rental Program, applicants for the 33 BMR units cannot make more than 55 percent of the area median income, which means a single person can make no more than $38,950 a year, a couple can make no more than $44,500.

While the maximum income for a single person is $38,950 a year, the minimum income for any of the units in the building will be two-times the monthly rent: $25,584 a year for a below market rate one-bedroom and $28,608 for a two. Twelve parking spaces for the BMR units will be available at a discounted rate of $100 a month.

Applications for the 33 apartments are due by 5pm on January 21, 2014.

Bay Area Rents Climb, East Bay Jumps 10 Percent In 3 Months [SocketSite]
AVA (55 9th Street) Below Market Rate Apartment Program [sf-moh.org]

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December 30, 2013

Demo Approved But Permit To Build 40-Story Tower Suspended

As we reported in September, "with the one-year extension to start work on the 40-story residential building approved to rise at 340 Fremont Street set to expire in two months, the building permit for the 348-unit development has yet to be approved but it is making its way through Planning with the demolition permit to clear the site for construction awaiting a few signatures as well."

340 Fremont Site

Today, the demolition permit to clear the site for the 40-story tower to rise at 340 Fremont Street was approved and it would appear that they're getting ready to rubble. That being said, having been issued last month, the permit to actually build the tower has been appealed and suspended.

Posted by socketadmin at 3:15 PM | Permalink | Comments (8) | (email story)

December 20, 2013

Salesforce Tower Supersized To 30 Stories

350 Mission Rendering

Having survived an appeal and then an appeal to re-hear the appeal, the paperwork has been signed to allow the office tower under construction at 350 Mission Street to reach a full 30 stories and 455 feet in height versus 375 feet as was originally approved.

The 420,000-square-foot building which will be fully occupied by Salesforce when finished includes retail and restaurant space on the ground floor and mezzanine and an open 10,000-square-foot lobby with 50-foot ceilings at the corner of Mission and Fremont.

350%20Mission%20Ground%20Floor%202013.jpg

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

December 19, 2013

2,806 Applications For 60 Affordable Apartments South Of Market

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With 2,806 applications for Bridge Housing's new 60-unit below market rate building at 474 Natoma Street off Sixth, the Natoma Street Family Apartments, 98 percent of the applicants will need to keep looking for an affordable new home in San Francisco.

Targeting families with incomes of between 40 and 60 percent of the Area Median Income, $42,000 to $63,000 for a family of four, rents for the 60 apartments on Natoma will range from $700 for a studio to $1,600 a month for a three-bedroom.

The lucky two percent of qualifying applicants selected by a lottery will begin moving into the South of Market building in late January.

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

It's RIP For Another Parking Lot As 333 Brannan Breaks Ground

Kilroy Realty will officially break ground at 333 Brannan Street this afternoon. The six-story building to rise on the former sixty-six space South Beach parking lot which is two blocks from the ballpark will provide 175,000 square feet of office space and a ground floor café along Brannan.

The 333 Brannan Street development will yield $8 million of impact fees for the City and should be ready for occupancy in early 2015 with a courtyard along Stanford and another along Brannan to break-up the building's mass (click any image to enlarge):

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

December 18, 2013

Sustainable Tower, Affordable Mid-Rise, And Retail Break Ground

Transbay%20Block%206%20Rendering.jpg

The ground has been broken for a 32-story tower, mid-rise building, and townhomes to rise on Transbay Block 6 along Folsom between Fremont and Beale. Retail will line the street.

In addition to 409 market-rate apartments in the tower at Folsom and Fremont and the townhomes along Clementina Alley, the Transbay Block 6 development includes an 8-story building at the corner for Folsom and Beale which is being developed by Mercy Housing and will provide 70 units of affordable housing. Another 77 affordable units will be built on the north side of Clementina Alley between Femont and Beale on Transbay Block 7.

Designed to be LEED Gold certified, sustainable features of the Block 6 development include solar thermal panels, a resident-controlled cross ventilation system, and community gardens on the ground level, rooftops and balconies with "sky parks" on every third floor:

Block 6 Tower Gardens

The Transbay Block 6 development is expected to be ready for occupancy in December 2015.

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

December 17, 2013

San Francisco's Housing Pipeline Breaks The 50,000 Unit Mark

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While only 1,600 new housing units were completed in San Francisco over the past year and commercial space in the city declined by 183,000 square feet (due to conversions to residential use), there are now over 6,000 housing units under construction in the City which should hit the market over the next year or two along with 900,000 feet of commercial space.

Building permits for another 9,500 housing units in San Francisco have either been approved or requested, units which should start hitting the market in two to four years along with another 5,000,000 square feet of commercial space.

In addition to the nearly 16,000 housing units which are either under construction, ready to break ground, or waiting for a permit, another 27,000 housing units have been entitled to be built in San Francisco which includes 10,500 units by Candlestick, 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which still have timelines measured in decades, not years.

And with plans for an additional 7,650 housing units on the boards, San Francisco's Housing Pipeline currently totals over 50,000 units. For context, a total of roughly 12,000 housing units have been built in San Francisco since 2007; a total of 26,000 new units since 2000.

With respect to commercial development in San Francisco, in addition to the nearly 6,000,0000 square feet already under construction, ready to break ground or awaiting a permit, plans for another 6,000,000 square feet of commercial development have been approved.

A breakdown of the residential developments in the works across San Francisco by neighborhood, not including those at Candlestick, Park-Merced or Treasure Island (click the chart to enlarge):

San Francisco Pipeline Report: Third Quarter 2013 [sf-planning.org]

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December 12, 2013

Transbay Block 8 Attracts Who’s Who Of Developers And Architects

Transbay Block 8 Massing (steelblue and NEORAMA via SocketSite.com)

The City of San Francisco cancelled their initial request for proposals to develop Transbay Block 8 back in 2009 when bids for the one-acre parcel fronting Folsom between First and Fremont came in well below expectations and without much buzz or interest.

Having issued a new request for proposals last month, the pre-submittal meeting for teams interested in bidding on the opportunity to build a 550-foot tower and over 700 residential units on Block 8 attracted a who’s who of developers, including, but not limited to: AGI Capital (think Transbay Block 9), Avalon Bay, Crescent Heights (NEMA), Golub (Transbay Block 6/7), Hines (Transbay Tower), Related (1601 Mariposa), Tishman Speyer (LUMINA) and Toll Brothers.

In terms of architects, representatives from Architectronica, Fougeron Architecture, Handel Architects, Heller Manus, HKS, Kennerly Architecture, SCB and SOM were in attendance amongst others.

Proposals and designs for developing Transbay Block 8 are due by February 26, 2014.

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Modern Hayes Valley Development Breaks Ground, Opening 2014

DDG and DM Development have just broken ground on 400 Grove Street, the modern 34-unit Hayes Valley development designed by Fougeron Architecture to rise at the corner of Grove and Gough Streets.

Reaching a maximum height of five stories, the 400 Grove Street building includes a little over 2,000 square feet of ground floor commercial space on the corner and 17 off-street residential parking spaces with access on Grove. The building should open in late 2014.

Posted by socketadmin at 11:30 AM | Permalink | Comments (231) | (email story)

December 5, 2013

Appeal Of Potrero Development Denied, Approval Finalized

Having sat underdeveloped since 2005, the development of 480 Potrero Avenue was approved by San Francisco’s Planning Commission this past August but then appealed two weeks later, an appeal which was denied by San Francisco's Board of Appeals last month.

Since a rehearing request was not filed within 10 calendar days of the Board's decision, the project approval for 480 Potrero Avenue became final on December 3.

As soon as a building permit is issued, construction on the six-story building rendered above with 75 new residential units over 970 square feet of ground-floor retail and 47 parking spaces at the corner of Potrero and Mariposa can now commence on the site.

480 Potrero Site (www.SocketSite.com)

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December 4, 2013

Food Emporium Proposed For Market And 15th Street Development

2175 Market Street Rendering

A request to change the proposed use of the ground floor of the six-story mixed-use building rising at 2175 Market and 15th Streets from retail to restaurant/bar use has been filed, a move designed to permit Forest City to operate a "Market Square" food emporium in the 6,300 square foot space.

According to the Duboce Triangle Newsletter, "local merchants, such as a coffee store, a butcher, and a greengrocer, would each lease part of the larger retail space from Forest City, and provide to customers independent service from each with convenient access to all of them."

A Conditional Use Authorization from Planning will be needed for Forest City to proceed with their Market Square concept which is not to be confused with Shorenstein's Market Square nor the Mid-Market Market at 10th.

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

December 3, 2013

Plans And Timing For Pier 70's Historic Rehab Revealed

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With Forest City having secured initial Port and City endorsements for their plan to develop a mixed-use neighborhood on the Waterfront Site of San Francisco's Pier 70 with up to 2.2 million square feet of office space; 400,000 square feet of retail, cultural, and maker uses; 1,000 housing units and 7 acres of parks, Orton Development is preparing to seek San Francisco’s Board of Supervisors approval for their plans to rehabilitate Pier 70's Historic Core, eight large buildings and two smaller structures located on or near 20th Street which are owned by the Port of San Francisco.

Pier%2070%20Site.gif

The historic buildings include 270,000 square feet of existing space to which around 69,000 square feet of new space, primarily in mezzanines, will be added. Once rehabilitated, the historic office and industrial buildings will be used for a range of businesses, including light industrial, technology, life science, office, artisan/artist studios and showrooms, and restaurants.

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The top four floors of the Bethlehem Steel Office Building at the corner of Illinois and 20th Streets (Building 101) will return to office use while the building’s commissary on the lower level will likely be used for food production or light industrial use. Multiple offers from "well-established San Francisco restaurateurs" have already been received for building 102 next door:

Pier%2070%20Building%20102.jpg

The former UIW headquarters and Navy Hospital Office (Building 104) will return to office use while the warehouse buildings (113/114, 115/116, and 14) will become "food, technology, life science, biotech, education and arts production centers, mirroring the high-quality "maker" type businesses currently thriving in the Dogpatch neighborhood" with office, showroom and retail uses as well.

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The 45,000 square foot machine shop courtyard behind Pier 70's historic warehouse buildings will be used as an outdoor venue for public and private events, including farmer's markets, concerts, exhibitions and festivals throughout the year.

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Assuming the Orton's plans are approved by the Board this month, construction is slated to commence in early 2014 with the first tenancy of building 101 planned for April 2015 and the overall rehabilitation of Pier 70's historic core to be completed by the end of 2016.

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

Building Up Berkeley: "Higby" Is Breaking Ground

Gerding Edlen and the city of Berkeley will hold a ceremonial ground breaking for "Higby" this afternoon, a mixed-use development with 98 residential units and 6,500 square feet of ground floor restaurant and retail space to be built at 3015 San Pablo Avenue on the southeast corner of San Pablo and Ashby Avenue (a.k.a. 1200 Ashby).

While the final design is being refined, the development will rise five stories with a mix of studios, one-bedrooms, and two’s and 114 parking spaces (98 spaces for residents).

Posted by socketadmin at 12:00 AM | Permalink | Comments (4) | (email story)

November 22, 2013

Clearing The Way For San Francisco's First Micro-Unit Building

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Unless an appeal is filed within the next few hours, the permit to demolish the one-story building on the southwest corner of Mission and Ninth will be issued, clearing the way for San Francisco’s first micro-unit building to rise and be ready for occupancy in 2015.

Originally proposed as student housing, the 11-story building to be constructed at 1321 Mission Street and dubbed "SoMa Central" will have a total of 160 market-rate units, 120 of which will be so called micro-units with as little as 220 square feet of space.

And yes, that's 220 square feet in total, including the closets and bathroom.

Posted by socketadmin at 2:30 PM | Permalink | Comments (77) | (email story)

November 21, 2013

San Francisco's Folsom Street Off-Ramp And Fremont Street Redesign

As you might have noticed, an Interstate 80 off-ramp currently runs through San Francisco’s Transbay Block 8, the site for a 550-foot residential tower to rise (click designs to enlarge).

In order to increase the size of the Block 8 parcel for the development of up to 740 housing units, the Folsom Street off-ramp will be reconfigured, converting the diagonal off-ramp into a straight off-ramp that ends at Fremont Street with construction slated to start in August 2014:

The existing Interstate 80 off-ramp splits into two different legs, directing traffic in two directions. The northbound Fremont Street leg enables vehicles to travel towards downtown San Francisco and has approximately four times the peak hour traffic as the Folsom Street leg.

[T]he realigned Folsom Street off-ramp will mirror the Fremont Street leg with a touchdown at 90 degrees with the intersection and a tight inside turning radius of 30’. When completed, the intersection will be signalized to allow pedestrians to perpendicularly cross the off-ramps on the west side of Fremont Street. The design of the new traffic signal will be prioritized for off-ramp traffic by remaining in the “green” phase, except when a pedestrian needs to cross.

The Folsom Street off-ramp realignment is scheduled to be finished by February 2015.

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

November 20, 2013

San Francisco's Transbay Block 8 And 550-Foot Tower Back In Play

Transbay Block 8 Massing (steelblue and NEORAMA via SocketSite.com)

Suspended back in 2009 when bids for the property came in "well below the potential value of the site in a healthier real estate market," San Francisco's Office of Community Investment and Infrastructure has just issued a new request for proposals to purchase and develop Transbay Block 8, the one-acre parcel fronting Folsom Street between First and Fremont.

Transbay Block 8 (First and Folsom)

Zoned for a 550-foot tower to rise on the site, the City is seeking proposals for "a high-density, residential project with approximately 740 units, 27 percent of which must be affordable to qualifying households, and ground-floor retail in multiple building types, including a 550-foot tower, townhouses, and podium buildings" as rendered in red above.

The Request For Proposals to develop Transbay Block 8 back in 2008 had targeted the development of 597 housing units on the site, nearly 20 percent fewer than is now being sought.

Posted by socketadmin at 1:30 PM | Permalink | Comments (62) | (email story)

Lower Pacific Heights Triptych: The Past, Present, And Future

2655 Bush Street (www.SocketSite.com)

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2655%20Bush%20Street%20Design.gif

The two-story convalescent facility on the southwest corner of Bush and Divisadero Streets has been razed and they're clearing the way for the 81 residential units over 4,000 square feet of retail and 126 parking spots to rise up to 65 feet on the site.

Posted by socketadmin at 10:30 AM | Permalink | Comments (18) | (email story)

November 18, 2013

Price Cuts For The Contemporary Condos On Cornwall Street

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While at least one of the six new condominiums at 300-350 Cornwall Street sold for $1,000 more than its $1,499,000 list price this past August and $1,066 per square foot, the prices for the remaining units have been cut by around 15 percent with prices now starting at $1,249,000 ($919 per square) for 340 Cornwall Street which had originally been listed for $1,499,000 as well.

From an agent’s email with respect to the price cuts forwarded by a plugged-in tipster: "November brings great news for new home buyers." That is, of course, unless you bought in August.

300%20Cornwall%20Interior.jpg

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

November 15, 2013

San Francisco's Certified 2013 Election Results

With late vote-by-mail and provisional ballots having been added over the past week, the San Francisco election results from November 5, 2013 have just been certified and the final count for the number of ballots cast is 128,937 which represents 29.3 percent of registered voters, 66 percent of which voted by mail.

The final count for the percentage of NO votes cast on Measures B and C is 62.79 and 66.96 percent respectively with 84,083 NO votes cast on Measure C, a vote which reversed the Mayor's supported increase in allowable height for the development of 8 Washington Street.

As a reader originally pointed out, when Mayor Ed Lee was elected in 2011, an election with an effective turnout of over 40 percent of San Francisco voters and 196,756 ballots cast, the Mayor garnered a total of 84,457 votes.

Posted by socketadmin at 2:00 PM | Permalink | Comments (6) | (email story)

November 13, 2013

If Off-Street Parking Is Limited, Should On-Street Parking Be Limited As Well?

468 Clementina

The construction of a four-story building with 13 new residential units and no off-street parking spaces on the undeveloped parcel of land at 468 Clementina has just been approved for development down in SoMa between 5th and 6th streets.

While one school of thought believes that building without off-street parking in San Francisco results in fewer cars on the road and more affordable housing, others believe it simply forces more cars out onto the streets and increases congestion as cars are shuffled between on-street parking spaces. And it leads to a neighbor's wondering: "Is there a way we can make sure those buying these units on Clementina Street will be exempt from applying for Residential Parking Permits?"

If a building is approved for development with a limited number of parking spaces in San Francisco, should the number of on-street parking permits for its residents be limited as well?

Posted by socketadmin at 8:30 AM | Permalink | Comments (95) | (email story)

November 12, 2013

The Destruction Of The Cathedral Hill Hotel

With the demolition of the old Jack Tar/Cathedral Hill Hotel underway in order to make room for CPMC’s Cathedral Hill Medical Center to rise, a plugged-in tipster delivers a few fantastic photos of the hotel's demise. The recreation deck is quickly disappearing, the clubhouse/ballroom is only a shell, and the hotel's swimming pool is history. Click either of the images to enlarge.

Posted by socketadmin at 3:30 PM | Permalink | Comments (5) | (email story)

Supersizing The 41 Tehama Street Tower

41%20Tehama%20Rendering%20Plus.jpg

Approved for the development of a 31-story building reaching 342 feet in height with 325 dwelling units, 700 square feet of retail space, and 241 off-street parking spaces below, Fritzi Realty is now seeking approvals to add four more floors and 73 additional dwelling units to their plans for the tower to be built at 41 Tehama Street

While the basic form and design of the 41 Tehama Street tower would not change, if approved, the 35-story tower at 41 Tehama Street would yield 398 dwelling units and a roof height of 360 feet with. The retail space and number of parking spaces would remain the same.

The open space at the base of 41 Tehama will connect to the future Oscar Park:

41%20Tehama%20Plaza.jpg

And as the site appears today:

41%20Tehama%20Site.jpg

The Revised Design(s) And Timing For A Tower At 41 Tehama [SocketSite]
Oscar The Park: Designs For An Acre Of Outdoor Space Downtown [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (10) | (email story)

A Peek At 535 Mission's Public Art Proposal And Pedestrian Linkage

535%20Mission%20Rendering%202013.jpg

With the construction of the 27-story office tower at 535 Mission Street slated for completion in 2014, this week San Francisco’s Planning Commission will get their first peek at the two proposed works of art to fulfill San Francisco’s One Percent for the Arts requirement.

The first piece is a sculptural composition of bronze, copper and steel by Anton Josef Standteiner to be installed at the corner of Minna Street and Shaw Alley. Entitled "The Band," Standteiner's piece consists of four separate sculptures representing members of a music group with each sculpture measuring approximately 10 feet in height (click renderings to enlarge):

The second work of art is a linear piece of dichroic and mirrored glass mounted to a stone backing. Gordon Huether's "Applique Da Parete" would be mounted within the lobby of 535 Mission Street with portions extending outdoors beyond the glass curtain wall of the building:

Both artworks are intended "to enliven and engage Shaw Alley," the public right-of-way next to the Salt House which will be closed to vehicular traffic and upgraded with paving, lighting, and landscape treatments to serve as a pedestrian linkage between Mission Street and San Francisco’s new Transbay Transit Center which is slated to open in 2017.

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

November 7, 2013

Castro Whole Foods Open And The Apartments Above Aren't Cheap

2001 Market Street Whole Foods

With the Castro Whole Foods having opened its doors at the corner of Market and Dolores yesterday, complete with "a shoe shine stand, a wide array of men’s grooming products, and a wall with pictures of customers’ dogs," 30 of the 81 apartments above the market have been leased with rents ranging from $4.75 a square foot for the larger penthouse units to $6.00 a foot for the studios.

Posted by socketadmin at 11:45 AM | Permalink | Comments (124) | (email story)

Valencia Street Development Survives Close Vote

1050 Valencia Street 2012 Rendering

The Planning Commission's determination that the approved development of 1050 Valencia Street at the corner of Hill should be allowed to move forward has survived another appeal with San Francisco's Board of Supervisors voting 6 to 5 to uphold the environmental findings for the project. Supervisors Avalos, Campos, Cohen, Kim and Mar dissented.

That being said, an appeal of the project's building permits has also been filed but was tabled until after the Board of Supervisors vote. We'll keep you posted and plugged-in.

Approved Valencia Street Development Waylaid Anew Again [SocketSite]

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

November 6, 2013

The Fate Of The 8 Washington Street Site: What Happens Now?

Proposed 8 Washinton Site

With voters in San Francisco having overturned the approved plans and increased height for the development of the 8 Washington Street site above and some bad information making the rounds, a rather plugged-in reader summarizes, and editorializes, how we got here and what happens with the proposed development now:

It’s no done deal that the developer can just build an 84' project [on the site]. The project was entitled as designed. It would have to go thru years of redesign, a new [Environmental Impact Report], [and] hearings at every commission that previously approved the prior plan.
The project was initially designed as an 84' project. After 17 months of "community planning" workshops, the community and the Planning Department convinced the developer to step the height up in the back and down in the front. The same people who put [Measure] C on the ballot opposed the 84' project and would probably put that on the ballot, this time saying it should be 40'.
Whether the developer or their financial partners (Calsters) are up for [another battle] remains to be seen. And what other developer would walk into this now? We may have another 10 or 15 years of parking lot and fenced club.

The proposed design for the project back when it was 84 feet in height, note the 28,000-square-foot public park at the northern tip of the site:

8 Washington Rendering

Posted by socketadmin at 12:30 PM | Permalink | Comments (60) | (email story)

Rent Growth Slows In San Francisco Amid New Developments And Resistance

While the development of 8 Washington Street might have hit a (no) wall in San Francisco, over 1,000 new housing units will be finished the fourth quarter of 2013 for a total of nearly 3,500 new units in San Francisco this year, five times the number completed in 2012.

With construction in San Francisco continuing to ramp up and “renter resistance” to rents in the city starting to surface, Marcus & Millichap is expecting the average effective rent in San Francisco to end the year at $2,490 a month, up 4.7 percent over the past year versus 9.9 percent in 2012.

"Effective rents dipped in two of the past three quarters, and broader use of leasing inducements could occur at properties directly affected by nearby construction in 2014. Average effective rents at 2000s-vintage assets have climbed to 45 percent of median household income, up from 37 percent just two years ago. As renters commit to an extra $6,000 per year in rent payments, the incentive to "double up" or move to more affordable communities with mass transit options is rising."

Also noted: "With rents so high, the cost of vacancy is exacerbated in the current climate, giving apartment managers further incentive to proactively reset monthly rates to avoid loss to lease," which might be a bit counterintuitive and a little leverage for leaseholders to keep in mind.

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

Voters Reject Measures B/C And Designs For 8 Washington Street

With 100 percent of San Francisco's precincts reporting and the mail-in ballots counted, the "No Wall on the Waterfront" forces have defeated the "Open Up The Waterfront" initiative and San Francisco Ballot Measures B and C.

The NO votes totaled 62.22 percent for Measure B (which would have upheld the approvals for the development of 8 Washington Street as rendered above) and 66.56 percent for Measure C (which would have upheld increased building heights for the project of up to 136 feet).

8%20Washington%20Height%20Rejected.gif

With the up-zoning for the approved project overturned, it's now back to the drawing board for the development of 8 Washington Street which we believe will still get built at some point, but not to a height of over 84 feet.

Posted by socketadmin at 12:00 AM | Permalink | Comments (54) | (email story)

November 5, 2013

Early SF Election Results: Measures B And C Facing Defeat

Based only on the results of 56,131 mail-in ballots returned, a quarter of the 238,235 which were issued, San Francisco Ballot Measure B which would clear the way for the development of 8 Washington Street as approved is losing the dueling ballot measure fight with 55% of the mail-in ballots marked NO versus 45% YES.

The "No Wall on The Waterfront" folks are also ahead with respect to San Francisco Ballot Measure C which would allow the approved Ordinance increasing the building height limits for the 8 Washington Street Development to take effect with 61% of the mail-in ballots marked NO versus 39% YES.

The mail-in ballot counts for Measure A (Retiree Health Care Trust Fund changes): 69% YES / 31% NO; and Measure D (Prescription Drug Purchasing Policy for the City): 80% YES / 20% NO.

We'll have the early counts for the votes cast at polling places in San Francisco later tonight.

UPDATE: Including 23,032 election day ballots from half the polling places in San Francisco, the percentage of NO votes on Measures B and C have increased to 60% and 65% respectively. If the early results hold, it's back to the drawing board for the development of 8 Washington Street.

UPDATE: With 98 percent of San Francisco precincts reporting and 39,240 election day ballots counted, the percentage of NO votes on Measures B and C have increased to 62% and 67% respectively. The "No Wall on the Waterfront" forces have won and the up-zoning for the development of 8 Washington Street has been overturned at the polls.

Posted by socketadmin at 8:25 PM | Permalink | Comments (23) | (email story)

The Polls Are Open In San Francisco And It's Time To Vote

8%20Washinton%202013.jpg

Perhaps you've already mailed your ballot or cast an early vote at City Hall, but if not, the polls are now open in San Francisco and it's time to vote.

Local Ballot Measures B and C are the two that we'll be tracking, with Yes votes on the two measures supporting the development of 8 Washington Street as rendered above and the "Open Up the Waterfront" initiative, while No votes on the two measures will overturn the increased building height limits for the development, the initiative of the "No Wall On The Waterfront" folks.

As always, we're more concerned with whether you vote versus which way you do. You have until 8pm today to make your vote count.

UPDATE: Early SF Election Results: Measures B And C Facing Defeat.

Posted by socketadmin at 7:00 AM | Permalink | Comments (41) | (email story)

November 1, 2013

300-Foot Tower At Fremont And Folsom Ready To Rise

299%20Fremont%202013.jpg

Having consummated their purchase of Transbay Block 6 at Folsom and Fremont, Golub & Co. has secured the financing for the 300-foot residential tower to rise on the corner at 299 Fremont Street with plans to start construction by the year and be ready for occupancy in late 2015.

The development of Transbay Block 6 includes the construction of 40-foot townhomes along Clementina Alley and three 50 to 85-foot mid-rise buildings on Fremont, Beal, and Folsom.

299%20Fremont%202013%20Side.jpg

In total, 545 apartments (348 market-rate, 61 below market rate, and 136 subsidized affordable units to be developed by Mercy Housing) will be built on the Transbay block along with 10,000 square feet of ground floor retail and 136 underground parking spaces.

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

October 30, 2013

Eight Acre North Oakland Development Set To Break New Ground

MacArthur%20Station%20Rendering.gif

Having been waylaid by the BART strike, the ground breaking for Phase Two of MacArthur Station, the master-planned Transit-Oriented Development on BART's former MacArthur Station parking lot in North Oakland, has been rescheduled for Friday, November 15 at 11am.

Once again, Phase Two of the development will consist of 90 apartments at 40th and Telegraph for households with incomes ranging from 30 to 50 percent of the area's median income.

Mural%20Rendering.gif

In total, MacArthur Station will eventually provide a total of 624 new housing units on the 7.76 acre site, of which 516 units will be market rate. In addition, 42,500 square feet of local commercial and retail space will be constructed along with 5,000 square feet of space for community use.

MacArthur%20Station%20Village.gif

Phase One of the MacArthur Station development was the new 478-space parking garage for BART.

MacArthur%20Station%20Parking%20Garage.gif

The remaining A, B and C parcels are slated for development over the next eight years.

MacArthur%20Station%20Site%20Map.gif

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

Site Cleared For Kaiser Permanente's Geary Campus Expansion

1455%20Divisadero%20Site.jpg

The southwest corner of Geary and Divisadero has sat vacant since 1989 when the former gas station on the site was demolished and the adjacent 21 unit building at 1098 Divisadero Street has just been razed, clearing the way for Kaiser Permanente to construct a new 75,000 square foot outpatient clinic and medical office which has been on the boards since 1984.

1455%20Divisadero%20Massing.gif

The new building will yield 23,000 square feet of clinic space, 10,500 square feet of medical office space, and 3,000 square feet of retail on the sloped lot, rising five-stories along O’Farrell and six-stories along Geary, creating "a visual cohesiveness for Kaiser’s Geary Campus."

While the expansion has been approved, the building permits have not been issued and in the interim the site will serve as a temporary nursery, for trees.

Posted by socketadmin at 9:00 AM | Permalink | Comments (56) | (email story)

October 28, 2013

1400 Mission Street: 197 Affordable Condos On The Other Corner

1400%20Mission%20Street%20Aerial.gif

Across the street from the SoMa parcel on which the 14-story building at 1415 Mission Street is getting ready to start construction, the building permits for the condo building to rise up to fifteen stories at 1400 Mission have been issued and site work has commenced.

1400%20Mission%20Street%20Rendering.gif

As we first reported about the 1400 Mission Street project last year:

Currently leased to the builders of 1401 Market for construction staging, the plans for the site at 1400 Mission Street at Tenth have since been revised. And yes, the rooftop gardens once proposed for the portions of the building fronting Mission and Tenth Street are old news and long gone. The currently proposed project is ten stories along Mission Street and fifteen along Tenth Street with a podium courtyard on the second floor.
Having partnered with Maracor, the TNDC led project is slated to yield 197 units of for-sale affordable family housing, including 87 two-bedroom condos and 24 three-bedrooms, over 5,000 square feet of ground floor commercial/retail space and parking for 48 cars by 2015.
Households earning between 70% and 150% of the Area Median Income (AMI) will qualify for the condos. And with respect to parking for bikes, the latest plans call for 66 spaces up from the 13 spaces approved in 2004.

The current Area Median Income for San Francisco is around $71,000 for a one-person household, $81,000 for two people and $91,000 for three.

Posted by socketadmin at 2:15 PM | Permalink | Comments (6) | (email story)

Corner Of Mission And 10th Cleared For New Residential Units To Rise

1415%20Mission%20Street%20Site.jpg

The southwest corner of Mission and 10th Street has been cleared of its former parking lot and one-story garage, and with the permit for a construction crane in hand, construction of the 14-story building with 117 residential units over a garage to rise on the SoMa site at 1415 Mission Street should soon be underway.

1415 Mission Street Rendering

A Step Forward For 14 Stories And 117 Units At Mission And 10th [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (18) | (email story)

October 23, 2013

Is San Francisco Getting The Short End Of The Saitowitz Stick?

Garden%20Village%20Rendering.jpg

With the Stanley Saitowitz designed "Garden Village", a 77-unit development of 18 interconnected buildings of three to five stories in height with 16 rooftop farm plots above and a fleet of four to ten shared cars for residents in a small garage below having been approved for development by Berkeley’s Zoning and Adjustment Board two weeks ago, a number of readers can’t but wonder if San Francisco has been getting the short end of the Saitowitz design stick.

Of course it's not always the architects who are to blame for bad building designs in San Francisco as the City's Planning process can be a challenge to navigate and many developers have been known to choose greater profits over great design.

Targeting students, the Garden Village development is slated to break ground at 2201 Dwight Way in Berkeley next year and be ready for occupancy and farming in 2015.

Garden%20Village%20Rendering%20Farms.jpg

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

October 21, 2013

Permits To Redevelop Entire SoMa Block Close To Being Approved

The permits to demolish the little maintenance buildings and three acre bus depot at 8th and Harrison in order to make way for eight buildings with 408 new rental units over ground floor retail, arts, and commercial space are close to being approved, as is the permit to construct the five and six-story 350 8th Street buildings which is currently on hold in order to resolve some issues with respect to the street and sidewalk improvements attached to the plans (click images to enlarge).

The 350 8th Street project's 315 off-street parking spaces for cars and 414 spaces for bikes will mostly be located underground or within the interior of the Stud-adjacent site.

350 8th Street Rendering via SocketSite.com

In addition to 44,000 square feet of open space throughout the development, the project includes a 5,400 square foot public plaza and café on the corner of 8th and Ringold:

Construction is currently slated to start in early 2014.

Big Plans For The "Short-Sited" SoMa Block At 8th And Harrison [SocketSite]

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

October 18, 2013

Governor Brown Vetos Affordable Housing Bill 1229

Passed in California’s State Assembly last month, Assembly Bill (AB) 1229 was written to expressly authorize any county or city in California to include inclusionary housing requirements (a.k.a. Below Market Rate units) as a condition of approval for the development of new housing, a requirement which was successfully challenged in the case of Palmer versus the City of Los Angeles.

In 2009, in the case of Palmer v. City of Los Angeles, the Second District California Court of Appeal opined that the city’s affordable housing requirements associated with a particular specific plan (akin to an inclusionary zoning ordinance), as it applied to rental housing, conflicted with and was preempted by a state statute known as the Costa-Hawkins Rental Housing Act. The Costa-Hawkins Act limits the permissible scope of local rent control ordinances. Among its various provisions is the right for a rental housing owner generally to set the initial rent level at the commencement of a tenancy, even if the local rent control ordinance would otherwise limit rent levels across tenancies. This provision is known as vacancy decontrol because the rent level is temporarily decontrolled after a voluntary vacancy. The act also gives rental housing owners the right to set the initial and all subsequent rental rates for a unit built after February 1, 1995. The court opined that “forcing Palmer to provide affordable housing units at regulated rents in order to obtain project approval is clearly hostile to the right afforded under the Costa-Hawkins Act to establish the initial rental rate for a dwelling or unit.”

This past Sunday, Governor Jerry Brown vetoed the bill. From the Governor:

This bill would supersede the holding of Palmer v. City of Los Angeles and allow local governments to require inclusionary housing in new residential development projects.
As Mayor of Oakland, I saw how difficult it can be to attract development to low and middle income communities. Requiring developers to include below-market units in their projects can exacerbate these challenges, even while not meaningfully increasing the amount of affordable housing in a given community.
The California Supreme Court is currently considering when a city may insist on inclusionary housing in new developments. I would like the benefit of the Supreme Court's thinking before we make legislative adjustments in this area.

AB-1229 Land use: zoning regulations [ca.gov]

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

October 17, 2013

$3,000 A Month For The Venn On Market, $1,000 A Month For Some

1844%20Market%2010-13.jpg

With tenant move-ins now being scheduled for December, the "Venn" at 1844 Market Street is currently leasing 671 square foot one-bedrooms priced from $3,075 a month and 849 square foot two-bedrooms from $3,625 a month. Parking is being offered at $250 a space, and up to two pets are welcome but at an additional charge of $50 a month.

As a condition of being approved for development, fourteen (14) of the Venn’s 113 rental units are being offered as part of San Francisco’s Affordable Housing Program, with 8 one-bedrooms being offered for $1,066 a month and 6 two-bedrooms for $1,192 a month. Parking for the Below Market Rate (BMR) units is available for one hundred bucks a spot.

In order to qualify for one of the 14 BMR units, households can make no more than 55 percent of Area Median Income, which means an individual can make no more than $38,950 a year, a two person household no more than $44,500. At the same time, the minimum required income for a one-bedroom is $31,980 a year and $35,760 a year for a two-bedroom.

Applications for the 14 BMR units at 1844 Market Street are due by November 11, 2013 at 5pm.

Posted by socketadmin at 3:00 PM | Permalink | Comments (74) | (email story)

October 14, 2013

New Mission District Condos Priced At Over A Thousand A Foot

3500%2019th%20Street%20%23203.jpg

The first of the 17 new Mission District condos at the corner of Valencia and 19th Street (3500 Nineteenth Street) has been listed, with 3500 19th Street #203, a two-bedroom with two and one-half baths, one parking space and 1,488 square feet priced at $1,749,000 or $1,175 per foot.

3500%2019th%20Street%20%23203%20Bath.jpg

∙ Listing: 3500 19th Street #203 (2/2.5) 1,488 sqft - $1,749,000 [via Redfin]
New Condos Coming Soon: Corner Of 19th And Valencia Unwrapped [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (95) | (email story)

October 10, 2013

Breaking New Ground Over In Oakland Unless BART Is On Strike

Mural%20Rendering.gif

Bridge Housing will officially break ground on Mural at 40th Street and Telegraph Avenue over in Oakland on October 25, the second phase of MacArthur Station, the master-planned development on BART's MacArthur Station parking lot.

Mural will consist of 90 apartments for households with incomes ranging from 30 to 50 percent of the area's median income. And if BART, which still owns the land, happens to be on strike on the 25th, Mural's groundbreaking will be rescheduled.

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

October 7, 2013

Waylaid Potrero Development Scheduled For Board Vote This Week

The proposed construction of a six-story, 58-foot-tall building with 75 condos, 47 parking spaces and a thousand square feet of retail space on the northwest corner of Potrero and Mariposa has been held up by an appeal for over a year. As we first reported this past March:

Speaking of CEQA and the appeals process in action, the Preliminary Mitigated Negative Declaration which would have allowed the development of 480 Potrero Avenue to move forward was appealed late last year by the San Francisco Verdi Club, MUNA neighborhood association, and Potrero Hill neighbors.
The objections of the appellants include concerns that the project will "have an adverse effect on a scenic vista," will "substantially degrade the existing visual character or quality of the site and its surroundings," and will "induce substantial population growth…and be out of character with the neighborhood."

Once again, as the existing visual character and scenic vista currently appears:

480 Potrero Site (www.SocketSite.com)

With the Planning Department having reaffirmed its position of support for the 480 Potrero project and the Planning Commission having since agreed, this week San Francisco’s Board of Supervisors will hear the appeal, twelve months since it was filed.

Supervisor Showdown: Wiener Versus Kim, CEQA, And The NIMBYs [SocketSite]
CEQA In Action, Or Inaction, On Potrero Avenue [SocketSite]
Potrero Development Redesigned And Ready For Commission Vote [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (62) | (email story)

October 2, 2013

New Renderings And A Potential Formula Retail Fight For 555 Fulton

As we first reported last week, the previously approved plans to construct a five-story, mixed-use building with 139 dwelling units, 148 off-street parking spaces, and a 30,000 square foot grocery store at 555 Fulton Street have been dusted off and the design refined.

Tomorrow, San Francisco’s Planning Commission will be asked to extend the approvals for the development of 555 Fulton Street which expired earlier this year. In addition, the project sponsor is requesting the approval of a new amendment which would allow for a Trader Joe’s, Whole Foods or other formula retailer to operate at the corner of Fulton and Laguna.

While no specific tenant has been proposed, and the proposed amendment would not allow a formula retailer to lease the building's retail space as of right, the amendment would allow a formula retailer to seek Conditional Use Authorization to operate the grocery at 555 Fulton Street, an option which is currently blocked by Hayes Valley's formula retail controls.

Modern Hayes Valley Development And Grocery Getting Ready To Go [SocketSite]
A New Formula For Keeping Out Foreign Threats [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (15) | (email story)

October 1, 2013

Plans To Honor Rincon Hill's Past For Its Future To Rise

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In order to make way for the 400 foot residential tower that’s getting ready to rise at 340 Fremont Street, the two former maritime union halls at 340 and 350 Fremont Street will need to be razed.

340%20Fremont%20Base.jpg

And as a condition of approval for the two historical halls to be demolished, the developer will include interpretative displays on the history of Maritime Unions on Rincon Hill as part of the project.

340%20Fremont%20Display%20Rendering.jpg

The details and designs for the proposed exterior and interior displays:

As designed by Page & Turnbull and Handel Architects (Project Architects), the interpretative display includes a series of interpretative panels located on the exterior within the mid‐block public passage and an interpretative video kiosk located within the interior off of the main public lobby.
On the exterior, the interpretative display would be located along the mid‐block public passage and would be demarcated with a 18” by 18” bronze case plaque. The exhibit includes six panels (each measuring approximately 3‐ft by 2‐ft) located on a corten steel pedestal, and imprinted with images and texts.
The exterior interpretative exhibit includes a salvaged flagpole, which would be located at the end of the mid-block public passage and mounted with banners of the union crests.

A stainless steel video kiosk designed to mimic the existing job board within the union hall at 350 Fremont Street will be located within a small viewing room off of the residential lobby of the new tower with a looping video presentation of the area’s history.

The designs for the exterior and interior displays will be presented to San Francisco’s Historic Preservation Commission for approval tomorrow.

The Clock Is Ticking For The 400-Foot Tower At 340 Fremont [SocketSite]
Neighborhood Scoop: 340 Fremont's Refined Design And Parking [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (21) | (email story)

September 27, 2013

The Revised Designs For 555 Fulton Street

While the plans for the Hayes Valley development with 139 residential units and a ground floor grocery store at 555 Fulton Street have been dusted off, as a number of plugged-in readers quickly noted, Ian Birchall and Associates is the new architect of record, having drafted a "distinct evolution" of the approved Saitowitz design.

The revised exterior design now employs "horizontally striped glass in two offset panels to assist the privacy of the units" (click images to enlarge).

Posted by socketadmin at 6:45 AM | Permalink | Comments (8) | (email story)

September 26, 2013

Modern Hayes Valley Development And Grocery Getting Ready To Go

555 Fulton Site (Image Source: MapJack.com)

Approved for development in 2010, the permits to demolish nearly the entire Hayes Valley block bounded by Fulton, Octavia, Birch and Laguna and build a five-story mixed-use building at 555 Fulton Street are making their way through Planning with a revised design.

The development will yield 139 new dwelling units with a garage for 70 cars and over 30,000 square feet of ground floor retail space designed for a neighborhood grocery:

The Kingdom Hall of Jehovah's Witnesses on the corner of Fulton and Octavia will be the one building on the block to remain (click renderings to enlarge).

Posted by socketadmin at 5:30 AM | Permalink | Comments (21) | (email story)

September 25, 2013

Plans For Four Stories Of Condos At Pennsylvania And 17th

140%20Penn%20Site.jpg

As proposed, the single-story Potrero Hill warehouse at the corner of Pennsylvania Avenue and 17th Street will be razed and two residential buildings will be built upon the site.

140%20Penn%20Rendering.jpg

The building to be known as 1001 17th Street would be 4-stories and 48-feet tall with 26 condos and a ground floor garage for nine (9) cars and 28 bikes. The sister building at 140 Pennsylvania Street would be 4-stories and between 40 and 48 feet tall with 11 condos and a garage for 8 cars and 11 bikes. The proposed condos average 800 square feet.

An earlier plan for the site called for a four-story commercial building with retail on the ground floor and 57 parking spaces underground. San Francisco’s Planning Commission is set to approve the revised plans this week.

As plugged-in people know, plans to build 45 new units on the parking lot across the street at 98 Pennsylvania Avenue are in the works while the approved 468-unit Daggett Place development is a block away at the corner of 7th and 16th Streets.

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

74 Condos Ready To Rise At 72 Townsend Street

72 Townsend Rendering

With the building permits to add seven stories and seventy-four condos atop the existing 31-foot warehouse at 72 Townsend Street quietly reinstated at the end of 2012, the project has been sold to KB Homes which plans to start work next month.

The 74 new South Beach condos which will range in size from 810 to 2,859 square feet and come with one parking space apiece should be ready for occupancy by the middle of 2015 with a sales office opening next summer.

Posted by socketadmin at 6:00 AM | Permalink | Comments (2) | (email story)

September 17, 2013

The Clock Is Ticking For The 400-Foot Tower At 340 Fremont

With the one-year extension to start work on the 40-story residential building approved to rise at 340 Fremont Street set to expire in two months, the building permit for the 348-unit development has yet to be approved but it is making its way through Planning with the demolition permit to clear the site for construction awaiting a few signatures as well.

340 Fremont Site

Neighborhood Scoop: 340 Fremont's Refined Design And Parking [SocketSite]
340 Fremont Scoop: Building Permit Filed For 400-Foot Tower [SocketSite]

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

September 13, 2013

CVS Seeks Permission To Open In Building Trader Joe's Abandoned

1285%20Sutter%20Retail%202013.jpg

While Trader Joe's had signed a tentative lease for the ground floor of 1285 Sutter Street which has since been dubbed "Etta," they opened at California and Hyde instead. And in two weeks, CVS’s application to open a 24-hour store in the 9,500 square foot retail space at the base of the new building at Sutter and Van Ness will be heard by San Francisco’s Planning Commission which will have to approve the formula retailer's plans.

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

September 12, 2013

San Francisco's Future Skyline And Transit Center Fully Animated

The latest animation for San Francisco's future Transbay Transit Center in which the Center is fully rendered, both inside and out, not only includes the 1,070-foot tall Transbay Tower to rise at the corner of First and Mission, but twenty-three other area developments and two parks which are either under construction, approved or slated to be built.

The full list, links and breakdown for all the new developments which make an appearance above:

1. 50 First Street (Office/Residential)
2. 201 Folsom Street (LUMINA) (Residential/Retail)
3. 530 Folsom Street (Rene Cazenave Apartments)
4. Foundry Square III (Office)
5. 181 Fremont Street (Office/Residential)
6. 325 Fremont Street (Residential)
7. 340 Fremont Street (Residential)
8. 399 Fremont Street (Residential)
9. 75 Howard Street (Residential)
10. 524 Howard Street (Residential)
11. 45 Lansing Street (Residential)
12. 350 Mission Street (Office)
13. 535 Mission Street (Office)
14. One Rincon Tower 2 (Residential)
15. Oscar Park (Park)
16. 222 Second Street (Office)
17. 41 Tehama Street (Residential)
18. Transbay Block 1 (Residential)
19. Transbay Blocks 2/3/4 (current Temporary Terminal) (Residential and Park)
20. Transbay Block 5 (TBD)
21. Transbay Block 6/7 (Residential/Retail)
23. Tranbay Block 8 (Residential)
24. Transbay Block 9 (Residential)

And yes, there are more to come.

Posted by socketadmin at 12:00 PM | Permalink | Comments (47) | (email story)

September 10, 2013

Outer Parkside Block Back On Track For Big Development

Approved for the development of 56 new housing units, 23,000 square feet of commercial space, and an open-air market, the Outer Parkside block fronting Sloat Boulevard between 46th and 47th Avenues had fallen into foreclosure on $4,220,000 loan.

2800%20Sloat%20Site%20Corner.jpg

As we first reported at the beginning of the year:

While the parcels upon which the Aqua Surf Shop, John's Ocean Beach Café and Robert's Motel currently sit between 46th and 47th Avenues were scheduled to hit the courthouse steps last week, a bankruptcy filing has postponed the auction until at least tomorrow and most likely for many more weeks, or months, to come.

And as a plugged-in reader notes, the entire debt has just been paid. We'll keep you plugged-in with respect to the development(s) for the block as rendered below:

2800%20Sloat%20Rendering.jpg

As Proposed To Start Rising At 2800 Sloat And Wawona By 2015 [SocketSite]
Major Outer Parkside Development Site On Sloat Now In Foreclosure [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (5) | (email story)

September 6, 2013

City Slated To Sell Transbay Block Six For 300-Foot Tower To Rise

Transbay Block 6/7 Site

If all goes as proposed over the next couple of weeks, the agreement for the sale and development of Transbay Block 6 will be finalized, setting the stage for a 300-foot tower to rise on the corner of Folsom and Fremont (click rendering to enlarge).

The project also includes the development of 40-foot townhomes along Clementina Alley and three 50 to 85-foot mid-rise buildings on Fremont, Beal, and Folsom.

In total, 545 residential units (a mix of market-rate and subsidized), 10,000 square feet of ground floor retail and 136 undergrounding parking spaces will be built on the site with multiple green roof gardens and decks above, parks and a mid-block paseo below.

The Winning Bid And Plan To Develop Folsom From Fremont To Beale [SocketSite]
The Green Designs For Block 6: Folsom Street From Fremont To Beale [SocketSite]

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

September 3, 2013

Four Seasons Homeowners File Suit To Block Approved Tower

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While residents of the Four Seasons Residences continue to move forward with a ballot measure designed to block the approved development of Millennium Partners' 510-foot tall condo tower and Mexican Museum to rise at 706 Mission Street, a development which would block their million dollar views, they've now filed a lawsuit challenging the development as well.

Filed in Sacramento Superior Court, the suit alleges San Francisco’s Planning Department failed to include all the information "necessary for informed decision-making and informed public participation," failed to fully evaluate the "effectiveness of mitigation measures to reduce the Project’s significant environmental impacts," and that San Francisco’s Planning Commission and Board of Supervisors failed to fully comply with the California Environmental Quality Act when approving the project.

An Unfriendly Ultimatum "So The Sun Can Shine" In San Francisco [SocketSite]
Four Seasons homeowners sue to block nearby Mexican Museum tower [Business Times]

Posted by socketadmin at 3:00 PM | Permalink | Comments (9) | (email story)

1080 Sutter ("BLANC") Priced From $680,000 A Piece

1080%20Sutter%20Rendering%202013.jpg

Approved for development in 2009, the sales office for the eleven-story Stanley Saitowitz designed "BLANC" at 1080 Sutter Street is now open by appointment and taking deposits for the 35 two and three-bedroom Nob Hill condos which have been priced from $680,000 a piece.

Atop the building, a true 2,064 square foot three-bedroom penthouse sits:

1080%20Sutter%20Penthouse%20Floor%20Plan.gif

While most of the other 34 condos at 1080 Sutter Street measure closer 1,200 square feet, nine of the two-bedrooms are a svelte 753 feet squared.

1080%20Sutter%20Penthouse%2003%20Floor%20Plan.gif

With only 31 parking spaces for the 35 units, the one two-bedroom which has been priced at $680,000 doesn't include a parking spot, but there is bicycle storage below.

Posted by socketadmin at 9:45 AM | Permalink | Comments (34) | (email story)

August 30, 2013

The Top Ten Areas For New Development In San Francisco

SF%20Development%20Top%20Ten.gif

Removing the approved redevelopments of Candlestick/Hunters Point, Treasure Island, and Park Merced from the ranking, three long-term projects which represent nearly 24,000 of the 48,000 housing units in San Francisco's current development pipeline, the top ten areas being targeted for the near-term development of new housing in San Francisco are:

10. The Mission (930 new units)
9. South Central (1,210 units)
8. Western Addition (1,240 units)
7. Transbay (1,340 units)
6. East SoMa (1,480 units)
5. Mission Bay* (2,088 units)
4. Rincon Hill (2,370 units)
3. Market/Octavia (2,410 units)
2. Showplace Square/Potrero Hill (2,950 units)

And with nearly 4,000 units either under construction, approved, or proposed to be built, the number one area for new housing development in San Francisco is "Downtown" which includes Mid-Market and the Tenderloin.

*UPDATE: While the Planning Department includes the Giants' proposed Mission Rock Development as part of "South of Market, Other," we've moved it to Mission Bay and updated the table and map above.

The 48,000 San Francisco Units In The Works By Neighborhood [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (5) | (email story)

August 29, 2013

The 48,000 San Francisco Units In The Works By Neighborhood

Pipeline%20Q22013%20Image.jpg

Roughly 1,500 new housing units were built and hit the market in San Francisco over the past four quarters. At the same time, commercial space in the city declined by 187,000 square feet as 172,000 square feet of existing space was converted to residential use.

Today, there are nearly 4,900 more new housing units under construction in San Francisco, most of which are market rate and will hit the market over the next year, numbers which shouldn't catch any plugged-in people by surprise.

Building permits for another 4,000 units having been approved and permits for another 3,800 units have been requested, a total of nearly 8,000 more housing units on top of those already under construction and which should start hitting the market in two to four years.

Another 28,000 housing units have been approved to be built by Planning which includes 10,500 units by Candlestick, 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which still have timelines measured in decades, not years.

And with plans for an additional 7,000 housing units on the boards, San Francisco’s total Housing Pipeline currently totals over 48,000 units. For context, around 12,000 housing units have been constructed in San Francisco since 2007; 26,000 new units constructed since 2000.

With respect to the pipeline of commercial development in San Francisco: 620,000 square feet are under construction; building permits for 2,000,000 square feet have been issued; building permits for another 3,800,000 square feet have been requested; and plans for another 5,600,000 square feet of commercial development have been approved.

A breakdown of all the development in the works across San Francisco, both residential and commercial, by neighborhood (click the table to enlarge):

San Francisco Pipeline Report: Second Quarter 2013 [sf-planning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (20) | (email story)

August 27, 2013

Coming Soon: Sixteen Modern Condos On 20th Street

616%2020th%20Street%20Facade.jpg

The sales office gallery for the sixteen Stanley Saitowitz designed Dogpatch condos at 616 20th Street is slated to open its doors mid-October. Behind the sawtooth façade, the minimalist units will feature "ultra-modern" finishes and "open-concept" layouts:

616%2020th%20Street%20Floor%20Plan.gif

A rooftop deck atop the five-story building will provide a communal entertaining area while eleven parking spaces and a commercial space will compose the ground floor.

616%2020th%20Street%20Rendering.jpg

Posted by socketadmin at 3:00 PM | Permalink | Comments (31) | (email story)

August 26, 2013

The Evolution Of Design And Odds Of Another For 399 Fremont

399%20Fremont%20Rendering%202012%20-%20From%20First.jpg

With the clock ticking to start construction and the project having been sold to a new developer, a number of readers wonder whether the approved design for the 400-foot tower to rise at 399 Fremont Street might be redesigned again as it was last year.

While some tweaks are likely in the works, we'd put the chance of a wholesale redesign for 399 Fremont at less than one percent unless the new developer (UDR) should decide they’ve missed the current cycle.

A few more side-by-side comparisons of the previously approved and redesigned building to rise on the corner of Fremont and Harrison (click images to enlarge):

The Clock Is Ticking For This 400-Foot Tower On Rincon Hill [SocketSite]
399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]

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

August 23, 2013

Transbay Tower Watch: Approved But Not (Yet) Permitted

101%201st%20Street%20Site%208-13.jpg

While Hines and Boston Properties ceremonially broke ground for the 1,070-foot tall Transbay Tower to rise at the corner of First and Mission five months ago, nothing seems to have happened on the 101 First Street site since. And for good reason.

While approved for development, the permit to construct the 61-story tower which was applied for in March has yet to be issued. But with the fire department having signed-off on the plans this week, it shouldn't be too much longer before the construction crew can start setting up camp and moving the dirt with more than gold shovels.

And no, they're still not planning to pay for their the park.

Transbay Tower Site Transferred And Ceremonially Breaks Ground [SocketSite]
Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
Hines And Boston Balk At Having To Pay For Transbay Park Upkeep [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (18) | (email story)

August 22, 2013

The Clock Is Ticking For This 400-Foot Tower On Rincon Hill

399%20Fremont%20rendering%202013.jpg

Last year Fifield Realty was granted another one-year extension to get started on the development of the approved 400-foot residential tower to rise at 399 Fremont Street, a parcel which was first approved for development back in 2006 and has been granted five one-year extensions to commence development by San Francisco's Planning Commission.

The day before the latest extension expired on June 15, 2013, the building permit to construct the 452-unit tower was approved and issued, but the ground has yet to be broken. Fifield UDR has until the end of the year to start construction on the site or risk their permits being cancelled by the Planning Department.

UPDATE: A plugged-in reader notes that Fifield has sold the project to UDR.

399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]
Another 400-Foot Rincon Hill Tower Is Ready To Break Ground [SocketSite]

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

August 21, 2013

3020 Laguna Street In Exitum

The condemned 975 square foot Cow Hollow home which once stood at 3020 Laguna Street was briefly transformed into an installation art piece and exhibition entitled 3020 Laguna St. In Exitum prior to being razed in 2012. And upon the site, a new 3020 Laguna has since risen.

3020 Laguna St. In Exitum [3020lagunafilm.com]
From Condemned Canvas To Contemporary Cow Hollow Home [SocketSite]

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

Let's Get Ready To Rubble For This 52-Story Tower To Rise

181%20Fremont%20Site.jpg

As we first reported earlier this year:

Having acquired the Transbay parcel and approved plans to build a 52-story tower with 14 floors of condos over 400,000 square feet of office space and a spire reaching 800 feet, Silicon Valley builder Jay Paul plans to break ground on 181 Fremont as soon as possible.
While many have seen the renderings, for the first time we're publicly serving up the animation for the new tower which was filmed by steelblue for the Jay Paul Company. And yes, RocketSpace will soon need to find a new home.

Permits to demolish the buildings on the parcel at 181 Fremont have been issued and the Town Hall adjacent site upon which the 52-story tower will rise has been cordoned off.

181%20Fremont%202012.jpg

Posted by socketadmin at 8:00 AM | Permalink | Comments (40) | (email story)

August 15, 2013

Nine New Hayes Valley Condos For As Little As $237K A Piece

300%20Ivy%208-13.jpg

Nine of the 63 new Hayes Valley condos under construction at 300 Ivy (aka 401 Grove Street) will be sold for as little as $236,862 for a 624 square foot one-bedroom and $355,404 for one three-bedroom with 1,605 square feet.

So what’s the catch? As part of the Mayor's Office of Housing and Community Development Below Market Rate (BMR) Inclusionary Housing Program, applicants for the 9 BMR units cannot make more than 90 percent of the area median income, which means a single person can make no more than $63,750 a year, a couple can make no more than $72,850, and a couple with a child can have a current annual income of no more than $82,000 to qualify.

While the prices above do not include a parking space, five spaces will be made available by lottery to the buyers of the nine units for $75,000 each.

Applications are due by 5pm on September 24, 2013. Pass it along.

401 Grove Street Gets Its Groove On Despite Intimations Otherwise [SocketSite]
300 Ivy Street Below Market Rate Housing Program [sf-moh.org]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

August 12, 2013

The Living Wall And Public Art Within This Building's Lobby

Foundry%20Square%20III.jpg

Under construction and nearing completion at the corner of First and Howard, the ten-story Foundry Square III will yield 275,000 square feet of "open collaborative" office space. A 100-foot long living wall will adorn the building's lobby (click renderings to enlarge).

While the development also includes a new public plaza on the corner, it's within the lobby of the building that Tishman Speyer proposes to place two sculptures by artist Thomas Houseago ("Boy III" and "Sleeping Boy") in order to fulfill the City’s 1% for Art requirement.

And while the lobby of the building would only be accessible to the public during normal business hours (8:00am to 7:00pm), the sculptures would be placed so as to be visible from the public plaza when the lobby is closed.

Posted by socketadmin at 9:00 AM | Permalink | Comments (12) | (email story)

August 8, 2013

Recycling Centers Evicted From Safeway Lots

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The recycling center at Church and Market which has been operating on the eastern corner of Safeway's Market Street parcel for nearly three decades has been issued an eviction notice.

According to the Haighteration report and Safeway spokesperson Wendy Gutsall, the reason for the eviction is twofold: "First, the widespread availability of curbside recycling makes such a facility obsolete, and second, the facility has a negative impact on customers and neighbors."

Community Recyclers has been ordered to vacate the Upper Market site which is right across the street from the LINEA and 2001 Market Street developments by September 6.

UPDATE: The recycling center in Safeway's Webster Street lot isn't being evicted as well, it's gone.

Posted by socketadmin at 10:45 AM | Permalink | Comments (109) | (email story)

East Bay Building Boom And Outlook For Rents

Last year, roughly 800 new rental units popped up in and around Oakland. And by the end of 2013, another 2,100 new units will have been constructed in the East Bay.

Despite increasing demand, the new construction is expected to help slow the nearly 7 percent increase in rents last year, with Marcus & Millichap expecting East Bay rents to end the year up a little over 3 percent in 2013.

Rents for apartments in large buildings in Oakland proper are up closer to 11 percent since the second quarter of 2012 and now average just over $2,000 a month.

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

August 6, 2013

Pacific Heights Penthouse Green

2064%20Jackson%20Pent%20Room%20Night.jpg

Listed for $6,500,000 in May and reduced to $5,995,000 in June, the three-bedroom penthouse atop the new three-unit "Jackson Place" development is in contract to be sold.

2064%20Jackson%20Pent%20Room%20Day.jpg

Atop the two-level condo, a glass enclosed pent room opens to a terrace with an outdoor kitchen, barbeque, and a patch of synthetic green:

2064%20Jackson%20Pent%20Room%20Green.jpg

Designed by Riaz Taplin of Artthaus, the 2064 Jackson Street condo features three bedrooms, two and one-half baths, two parking spaces, keyed elevator access, and "full concierge services," hence the HOA dues of $1,985 per month.

2064%20Jackson%20Floor%20Plan.gif

The unit was purchased for $1,875,000 at the end of 2011 prior to being rebuilt and expanded to become the penthouse atop Jackson Place.

We’ll let you know when and at what price the condo closes escrow. The other two three-bedrooms below sold for $3,995,000 and $4,000,000 last month.

∙ Listing: 2064 Jackson Street (3/2.5) - $5,995,000 [sfproperties.com]

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

August 5, 2013

Dueling 8 Washington Street Ballot Measures Designated B And C

8%20Washinton%202013.jpg

With big money fueling the fire and the ballot measure battle over the development of 8 Washington Street heating up, San Francisco's Department of Elections has just designated the "Open Up the Waterfront" initiative as Proposition B on this November's ballot.

The "No Wall On The Waterfront" referendum, which opposes the approved upzoning for the development, will be Proposition C.

The Brewing 8 Washington Street Ballot Measure Battle Simplified [SocketSite]

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

38 Brand New Apartments In San Francisco Renting For A Grand!

NEMA%20BMR.gif

While the going price for a new studio apartment in San Francisco is averaging over $2,300 a month, and NEMA’s model unit would rent for closer to $2,500, twenty-two of the brand new studios in the luxury building at the corner of Market and Tenth will be rented for $939 a month and sixteen one-bedrooms will be rented for $1,066.

So what’s the catch? As part of the Mayor's Office of Housing and Community Development Below Market Rate (BMR) Rental Program, applicants for the 38 BMR units cannot make more than 55 percent of the area median income, which means a single person can make no more than $38,950 a year, a couple can make no more than $44,500.

Other restrictions for the 38 below market rate mid-market units include a credit score of at least 600; no record of a previous eviction for the applicants; and the ability to pass a federal background check. And while the maximum income for a single person is $38,950 a year, the minimum income is $28,170.

Applications are due by 5pm on August 30, 2013. Pass it along.

Average Rent For A Studio In San Francisco: Over $2,300 A Month [SocketSite]
Your First Real Peek Inside NEMA At Market And Tenth [SocketSite]
NEMA (18 10th Street) Below Market Rate Apartment Program [sf-moh.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (19) | (email story)

August 2, 2013

Your First Real Peek Inside NEMA At Market And Tenth

NEMA%20Model%20Studio.jpg

With move-ins now scheduled to start October 1, NEMA is moving from virtual to reality at the corner of Tenth and Market, having just put the finishing touches on their first model unit, a 470-square-foot studio on the sixteenth floor of NEMA's 317-unit south building.

NEMA%20Model%20Kitchen.jpg

Note the in-unit laundry, a feature of all 754 units, with washer/dryer combo units in the studios, stacked in the one and two-bedrooms. And while the studios have electric two-burner cooktops over a full-sized oven, the one's and two's have four burners and are gas.

The target rent for the studio above is around $2,500 a month, plus $250 a month for parking if desired. Parking at NEMA will be valet. And for those willing to don a hard hat and sporty orange vest, the model unit should be open to the public next week.

Construction on NEMA’s 437-unit north tower is expected to be completed in February, at which time the sales office will move and its current space below will become retail (as will an 8,000 square foot space along Market Street).

NEMA%20Sales%20office.jpg

Posted by socketadmin at 4:00 AM | Permalink | Comments (59) | (email story)

July 31, 2013

The Evolution Of Design For 325 Fremont Street And Rincon Hill

325%20Fremont%20Rendering%202013.jpg

As we first reported last year, with 8 stories and 88-units at 333 Fremont Street rising next door, Crescent Heights quietly submitted plans for a twenty-five story tower with 119 dwelling units, 61 parking spaces and a 2,600 square foot roof deck to rise on the Rincon Hill parcel at 325 Fremont Street which they purchased for $4.85 million in early 2012.

As plugged-in people know, plans for a 200-foot, twenty-two story building with 59 dwelling units at 325 Fremont were first approved over a decade ago, a plan which was revised in 2004 to yield 70 units but which never broke ground. In 2005, the Rincon Hill Plan was certified and the 325 Freemont Street site was up-zoned to a 250-foot height limit.

Crescent Heights' plans for their 250-foot tower at 325 Fremont Street as designed by Handel Architects and rendered above have yet to be approved. As the previously approved designs for a 200-foot tower by Baum Thornley Architects had appeared:

325 Fremont: Design

The 325 Fremont Tower Scoop: Twenty-Five Stories In The Works [SocketSite]
The 333 Fremont Scoop: Let The Shoring Begin [SocketSite]

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

July 30, 2013

Hines And Boston Balk At Having To Pay For Transbay Park Upkeep

Transbay Center Revised Design

Having paid the City $160 million less than they originally bid for the land upon which they are building the 1,050-foot Transbay Tower, Hines and Boston Properties are now balking at having to contribute around $450,000 a year for the maintenance of the adjacent 5-acre City Park they are building atop the Transbay Transit Center.

Apparently the development deal which the City cut with Hines didn't include a clause for the park's upkeep, but "somebody is going to have to maintain the park and it’s not going to be the city" according to Transbay Joint Powers Authority spokesman Adam Alberti.

Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
Transbay Tower Site Transferred And Ceremonially Breaks Ground [SocketSite]
Hines, Boston Properties lock horns with city over Transbay Tower park [Business Times]

Posted by socketadmin at 6:00 AM | Permalink | Comments (21) | (email story)

July 29, 2013

Transbay Transit Center Changes: More Than Skin Deep

Transbay%20Transit%20Center%20Rendering%202013.jpg

With San Francisco’s Transbay Transit Center project running a projected $300 million over budget, proposed changes to the Transit Center's design are more than skin deep.

In addition to the Center’s new perforated aluminum skin which will employ a Penrose pattern and be coated in white epoxy flecked with mica for bits of sheen, a new café on the west end of the transit center's rooftop park seems to be growing in size as consultants "see a potential revenue source and dining hot spot."

Transbay Center Project Running $300 Million Over Budget [SocketSite]
Rising Construction Costs Getting Under The Transbay Center's Skin [SocketSite]
New skin, rooftop cafe alter Transbay Center plan [Chronicle]

Posted by socketadmin at 8:30 AM | Permalink | Comments (13) | (email story)

July 26, 2013

A Waterfront Transportation Assessment And Plan For SF

Waterfront%20Transportation%20Plan%20Area.gif

Recognizing that "that comprehensive transportation planning should precede and inform the shaping of individual [development] projects," such as the Transbay Transit District developments which are underway, and the proposed developments upon Pier 30-32 for the Warriors, upon Seawall Lot 337 for the Giants’ Mission Rock project, and the major redevelopment of Pier 70, the early designs for which have all been drawn, the San Francisco Municipal Transportation Agency is now developing a Waterfront Transportation Assessment "to identify transportation challenges and guide solutions that will accommodate anticipated growth along the San Francisco waterfront area roughly between the Presidio and Pier 80."

The first phase of the Assessment, the establishment of Transportation Strategies and Goals, includes "an inventory of development projects proposed in the area, along with local and regional transportation investments and programs." It's a great start. But it's also a little frightening to realize that it doesn’t already exist and hasn’t been informing development plans, Planning Commission decisions, and endorsements to date.

Phase one is slated to be tackled this Summer with a report by the end of September. Phase two, the Solutions phase, will follow, intended to "help shape each project’s transportation features and programs, identify meaningful, feasible mitigation measures, and establish certainty and clarity in the development and cost-sharing agreements between the City, the transportation agencies and the project sponsors."

Posted by socketadmin at 4:00 PM | Permalink | Comments (15) | (email story)

Phelan Loop Housing Ready To Start Development

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The building permits have been issued, and next week San Francisco’s Board of Supervisors is slated to approve the 99-year ground lease for the five-story "Phelan Loop Housing" development to be built at 1100 Ocean Avenue.

1100 Ocean Avenue Rendering

A partnership between the Mayor’s Office of Housing and the Bernal Heights Neighborhood Center, the project will yield 71 below market rate units, 21 of which are intended for occupancy by young adults transitioning out of foster care with the other 50 units intended for households earning less than 50% of the area median income.

Assuming the lease is approved and the ground is broken within the next month or two, the project should be completed by the end of 2014 along with a new Phelan Loop Public Plaza adjacent to the building.

The Designs (And Approvals) For 1100 Ocean Avenue As Proposed [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (3) | (email story)

July 25, 2013

Transbay Center Project Running $300 Million Over Budget

Transbay%20Transit%20Center%20Skin%202013.jpg

The projected cost of construction for the first phase of San Francisco’s Transbay Transit Center has risen from $1.6 billion to $1.9 billion. In order to cover the $300 million increase, the Transbay Joint Powers Authority plans to divert a portion of the funds which had been dedicated to the second phase of the project, the extension of track for Caltrain and High Speed Rail from Fourth and King to the Transbay Center at First and Mission:

Proposed Transbay Terminal Rail Extension

The Transbay Transit Center project which was first budgeted to cost closer to $1.2 billion back in 2007 is scheduled to open in 2017, but without the rail extension in place.

Transbay Center Plans: Revised, Refined, And Unveiled [SocketSite]
Transbay project in $300 million hole [SFGate]

Posted by socketadmin at 9:00 AM | Permalink | Comments (67) | (email story)

July 24, 2013

Local Mission Market: Behind (And Above) The Development

2660%20Harrison%207-13.jpg

Having successfully raised the funds to develop the market’s webstore, iPad app, and other technology last week, the physical development of Local Mission Market continues to make progress with a target opening of the market at 2660 Harrison Street this summer.

Above the market which will focus on local and handmade foods with online ordering and a pick-up window (or delivery), a new story has been added to the old two-story building, with three new residential units in the Mission on the way.

And as a plugged-in reader reports, while one of the new units will be a four-bedroom unit for the building’s owners, the other two units will be two-bedrooms and offered for rent.

Posted by socketadmin at 11:15 AM | Permalink | Comments (42) | (email story)

July 23, 2013

Mission Development Unwrapped, More Housing Coming Soon

2652%20Harrison%20Street%207-13.jpg

The façade of the new 40-foot tall building at 2652 Harrison Street has been unwrapped, with 20 new dwelling units (11 one bedrooms and 9 two's) and 16 more parking spaces in the Mission coming soon. As the development was rendered:

2652 Harrison Rendering

And as the graffiti covered site previously appeared:

2652 Harrison Site

2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed [SocketSite]

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

Take Two For 1450 Franklin: 13 Stories And 69 Condos On The Way

1450 Franklin

Designed by Frederick Meyer and most recently home to Cars Dawydiak, in 2008 the proposed demolition of the two-story building at 1450 Franklin Street survived an appeal for preservation and the construction of a 13-story mixed-use building with 69 condominiums over parking and ground floor commercial space on the site was approved. And then the market tanked.

1450%20Franklin%20Rendering%202013.jpg

With the demolition and building permits for the project having been reinstated, it’s a plugged-in reader that notes the site has been cordoned off, the site is being prepared for demolition, and the delayed development at 1450 Franklin Street is underway.

1450 Franklin: The Proposal And "Historic" Preservationist Challenge [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (18) | (email story)

July 17, 2013

An Unfriendly Ultimatum "So The Sun Can Shine" In San Francisco

706%20mission%202013%20Rendering%202.jpg

As we reported in May:

With San Francisco’s Planning Commission having cleared the way for Millennium Partners' proposed 706 Mission Street condo tower and Mexican Museum to rise up to 510 feet, 40 feet fewer than originally proposed, a group of homeowners from the adjacent Four Seasons Residences are preparing a ballot measure in an attempt to either block or significantly shorten the proposed building.
According to the San Francisco Business Times, the ballot measure being drafted by "The Friends of Yerba Buena" would attempt to strengthen the existing Proposition K which limits the casting of net new shadows on city parks but currently allows city commissions leeway in deciding whether or not a new building’s shadows should be allowed.
The proposed 706 Mission Street tower would cast a bit of new morning shadow upon San Francisco’s Union Square, but the City’s Recreation and Park Commission agreed to exempt the tower from the restrictions of Proposition K, ruling that the impact of the new shadows would not be adverse to the use of the park.
Taking exception to accusations that they're simply trying to protect their views, the group of homeowners claim not to be opposed to the new tower, simply to its impact on Union Square, and would apparently support the tower if it only rose to 351 feet in height.
The Four Seasons is 430 feet tall.

Unless Millennium Partners meets The Friends' demands by early next week, The Friends say they will move forward with their "let the sun shine on our parks" ballot measure "which would prohibit buildings over 40 feet tall that cast shadows on parks, unless approved by voters on a citywide ballot," a measure which would impact dozens of other developments in San Francisco.

According to the Business Times, former Supervisor Aaron Peskin will lead the ballot referendum for The Friends. And in related news, the list price for the The Penultimate Four Seasons Pad (765 Market Street #27A) has just been reduced $500,000, now asking $7,900,000.

Four Seasons' Homeowners Drop The Dreaded "B" Word [SocketSite]
Four Seasons owners give ultimatum in Mexican Museum height fight [Business Times]

Posted by socketadmin at 4:30 PM | Permalink | Comments (81) | (email story)

Revised Project Appeal Process And Tracking System Approved

Established in 1970, the California Environmental Quality Act (CEQA) is a State statue which requires local public agencies to provide analysis and disclosure of possible environmental impacts prior to the approval of building permits for a project.

Exemptions from analysis can be granted for minor projects, saving much time and money, but those exemptions can be appealed as can any findings of no environmental impact (a "negative declaration"), an appeal process which is ill-defined and costly and a favorite tool of both concerned citizens and NIMBYs alike.

Yesterday, following eight months of back and forth and the threat of a competing bill, Supervisor Wiener’s proposed legislation to revise and clarify the city’s process and procedures for appealing project exemptions and negative declarations was unanimously approved by San Francisco’s Board of Supervisors.

While increasing the procedures for notifying the public as to projects in the works, including a new online system for electronically tracking project notifications and exemptions, the approved amendment will require appeals to be filed within 30 days of a project's approval.

Assuming final passage, the amendment will take effect no earlier than September 1, 2013 and not until the new online notification system is up and running. All CEQA based appeals will continue to be heard before the full Board of Supervisors.

CEQA Procedures, Appeals, and Public Notice Requirements Amendment [sfbos.org]
See Supervisor Kim Introduce Competing CEQA Legislation [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (2) | (email story)

July 15, 2013

Construction Watch: Digging Deep And Covering Up On Rincon Hill

45%20Lansing%20Construction%207-13.jpg

In the words of a camera toting tipster, "Just like in Mike Mulligan and His Steam Shovel, they've dug deep enough over at 45 Lansing that they'll now need a crane to remove the backhoes" from the basement of the 39-story Rincon Hill condo tower to rise.

Quickly rising in the background above, the façade for the 50-story second tower of One Rincon Hill has begun to be hung from its concrete frame:

One%20Rincon%20Hill%20Two%20Construction%207-13.jpg

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

July 12, 2013

CPMC's Cathedral Hill Campus Cleared For Construction

CPMC%20Cathedral%20Hill%20Campus%20Rendered%202013.jpg

Approved by San Francisco’s Board of Supervisors earlier this week, Mayor Lee has signed the bill that allows CPMC to move forward with the demolition of the Cathedral Hill Hotel and the building of CPMC's 12-story Cathedral Hill Hospital and Medical Office Building.

The bill clears the way for the rebuilding and expansion of CPMC's St. Luke's campus as well.

CPMC%20St%20Lukes%20MOB%20Rendered%202013.jpg

Posted by socketadmin at 12:30 PM | Permalink | Comments (3) | (email story)

July 10, 2013

Blooming Big Plans For San Francisco Flower Mart Site

575%20sixth%20Street%20Site.jpg

While the site of the two-story San Francisco Flower Mart complex is currently zoned for development up to 55 feet in height, as part of Planning’s Central Corridor Plan the parcel could be up-zoned for heights of up to 65 feet (the "Mid-Rise Alternative") or even 85 feet (the "High Rise Alternative").

That being said, with plans for a mid-rise residential development on the site having fallen through in 2005, an ambitious new plan to raze 46,000 square feet of the Flower Mart and build a pair of office buildings rising up to 160 feet at the corner of Sixth and Brannan has been drafted and quietly submitted to Planning for their reaction.

The proposed project would yield over 500,000 square feet of office space, 80,000 square feet for parking, and 16,000 square feet of ground floor retail on the 575 Sixth Street site with a nine-story building connected to an 11-story building by pedestrian bridges at the fifth and sixth levels.

The project would also include an extension of Morris Street from Bryant to Brannan via new a pedestrian walkway.

The Planning Department’s initial reaction to the project and proposed heights:

The proposed heights significantly exceed what is allowed under the current zoning. The proposed heights also significantly exceed what is envisioned in the proposed Central Corridor Plan area for this site. The basic urban form and land use principles of the draft Central Corridor Plan are for a predominant mid-rise (55-feet to 130-feet tall) district with large floor plate character combined with strategically located and widely-spaced slender towers near key transit stops, with heights tapering down to Western SoMa (i.e. toward Sixth Street). Building heights as proposed will need extensive shadow, view, skyline, and immediate context analysis to assess the appropriateness of their heights, bulk, and spacing.
The Planning Department recommends the height of the eastern most building not exceed 85 feet tall per the proposed height limits; the building wing to the west should be sculpted to step down to Sixth Street and should not exceed 65 feet in height.

The Department does, however, support the development of a publicly accessible mid-block alley connecting Brannan with Morris ("as wide as the Morris Street right-of-way") and "recommends preserving the possibility of accommodating a new alley connecting Sixth Street to Morris Street and any future alley network typical of SoMa blocks."

In order for the project to proceed as proposed, the Board of Supervisors would need to approve a Height District Reclassification for the subject parcel. As the Board approved an up-zoning for the development of 8 Washington, why not here as well?

Are The Big Plans For San Francisco's Central Corridor Big Enough? [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (52) | (email story)

July 8, 2013

Archeologists Descend On San Francisco Construction Site

201%20Folsom%20Arch%201.jpg

Two weeks ago the ground was first broken for the 655-unit LUMINA to be built at 201 Folsom Street, a joint development between Tishman Speyer and China Vanke.

This weekend, a plugged-in tipster captures the archeologists who have since descended upon the fenced-in parcel, once the site of a ship-dismantling yard run by Charles Hare in the 1850’s before the San Francisco shoreline was in-filled and expanded.

As some might recall, excavation for Tishman’s 650-unit Infinity development across the street was temporarily halted when the bones of the three-masted whaling bark Candace were unearthed back in 2005. There’s no official word on whether the team at 201 Folsom Street has unearthed anything of significance, but we’ll keep you posted and plugged-in.

201%20Folsom%20Arch%202.jpg

Ironically, while China Vanke is the majority equity partner in LUMINA having committed $175 million to its development, Hares' old shipyard only employed Chinese workers, "men on the margins of society at that time, workers who were excluded from most employment."

Posted by socketadmin at 8:00 AM | Permalink | Comments (3) | (email story)

July 1, 2013

275 Square Foot Tenderloin Lofts Will Start At $1,550 A Month

List prices for The Lofts At Seven at 277 Golden Gate Avenue have been set with tours of the 88 new rental units in the Tenderloin slated to commence in a couple of weeks.

Lofts%20at%20Seven%20Rendering%20Studio.jpg

The 31 studios which start at 275 square feet have been priced from $1,550. The 12 junior one-bedrooms which range from 400 to 510 square feet will start at $1,850. The one-bedrooms lofts which range from 400 to 860 square feet have been priced from $2,100.

Lofts%20at%20Seven%20Rendering.jpg

Rebroadcasting As "The Lofts At Seven" In The Tenderloin [SocketSite]

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

June 27, 2013

LINEA's Floor Plans Online, Sales "Gallery" Opening Next Month

LINEA.jpg

Ranging in size from 450 to 1,198 square feet (click the image below to enlarge), the floor plans for all 115 condos coming to the market at 8 Buchanan (aka "LINEA" or 1998 Market Street) are now online with the sales office "gallery" slated to open at the end of July.

As plugged-in people know, all 115 units will be market rate with the affordable housing (BMR) component for the project being built offsite in the 24-unit building at 1600 Market Street.

Posted by socketadmin at 12:45 PM | Permalink | Comments (27) | (email story)

Another 400-Foot Rincon Hill Tower Is Ready To Break Ground

399%20Fremont%20Rendering%202012%20-%20From%20First.jpg

Building permits for the redesigned 400-foot residential tower to rise at 399 Fremont Street have been approved and issued, redesigned to hit the market as smaller rental units rather than condos.

399%20Fremont%20Rendering%202012.jpg

As we first reported last year, the 42-story Rincon Hill tower and podium to rise on the corner of Fremont and Harrison will yield 452 residential units with 238 parking spaces for autos (including 36 tandem spaces served by valet) and 150 spaces for bikes under the podium.

399 Fremont Rendering: Aerial

Atop the podium there's a pool and clubroom. And atop the tower, trees and a roof-top lounge:

399 Fremont Rendering: Roof

399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]

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

June 26, 2013

LUMINA (The Development Heretofore Known As 201 Folsom)

LUMINA.jpg

The name for the development heretofore known as 201 Folsom Street has been revealed. Presenting LUMINA, a joint venture between Tishman Speyer and China Vanke.

LUMINA’s 655 condos, studios to three-bedrooms, will average 1,275 square feet and should be ready for occupancy by summer of 2015. The building's sales office is slated to open mid-2014.

The development's two commercial spaces include a 1,000 square foot space at the corner of Folsom and Beale envisioned as a cafe and a 9,500 square foot space along Folsom Street envisioned as "a restaurant or upscale market."

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Towers Floor Plan Sneak Peek [SocketSite]
Tishman Teams With China On 201 Folsom, Plans To Start Soon [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (68) | (email story)

The Development Known As 201 Folsom To Be Named This Afternoon

201%20Folsom%20Rendering%202013.jpg

Having physically broken ground last week, the ceremonial groundbreaking for Tishman Speyer’s 655-unit development at 201 Folsom Street takes place this afternoon.

As part of the groundbreaking ceremony, the name for the Bernardo Fort-Brescia designed development will be announced. With Tishman's Infinity across the street, we're wondering if they considered "Beyond."

Twin-Towered Folsom Street Development Is Underway [SocketSite]
The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]

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

June 21, 2013

Mid-Market's NEMA Priced, Leasing Office Opening Monday

1401 Market Rendering

The leasing office for the 750-unit "NEMA" development on the corner of Market and Tenth is opening its doors for the first time this coming Monday, June 24, at 9am.

The first release of studios have been priced from $1,950 per month for 469 square feet on the third floor to $2,854 per month for 604 square feet on the tenth. The first release of one-bedrooms have been priced from $2,683 per month for 789 square feet on the second floor to $4,399 per month for 969 square feet on the twelfth.

Building amenities include a 7,000 square foot fitness center and three outdoor terraces with grills, outdoor TVs, and a heated 60-foot lap pool (click renderings to enlarge):

And there's a "Club Solarium" on the third floor with obligatory pool table.

Occupancy is slated for October, as is the opening of The Market accross the street.

Posted by socketadmin at 3:45 PM | Permalink | Comments (19) | (email story)

June 18, 2013

From Classrooms To Condos In Pacific Heights

2155%20Webster.jpg

The University of the Pacific has sold its Dugoni School of Dentistry building at 2155 Webster Street to housing developer Trumark Urban. Trumark plans to redevelop the Pacific Heights building into 75 residential condominium units averaging 2,000 square feet a piece.

According to the Business Times, the Webster Street building will be reskinned with "a mix of glass and earthy materials" and eleven townhomes will be built upon the building's parking lot.

The Dugoni School of Dentistry will be moving to its rebuilt building at 155 Fifth Street.

Posted by socketadmin at 4:30 PM | Permalink | Comments (28) | (email story)

Twin-Towered Folsom Street Development Is Underway

201%20Folsom%20Street%20Site%206-13.jpg

The ground has been broken, another parking lot is being demised, and Tishman Speyer's twin-towered 201 Folsom Street development of nearly 700 new condos is officially underway.

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

June 14, 2013

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

3500%2019th%20Street%202013.jpg

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

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

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

Posted by socketadmin at 11:00 AM | Permalink | Comments (47) | (email story)

June 13, 2013

Occupation Of Hayes Valley Farm Ended, Development To Begin

Parcel P Site

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

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

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

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

June 12, 2013

T-Minus Two Days Until Towering Folsom Street Development Begins

201%20Folsom%20Street%20No%20Stopping%20Sign.jpg

The no parking signs for have been hung on the parking meters around the parking lot bounded by Folsom, Main, and Beale Streets, and on Friday, June 14, Tishman is slated to start preparing the site for the two big towers, 8-story midrises, and podium building to rise at 201 Folsom.

201 Folsom Street Site

Monthly parkers in the 390 Main Street lot which will be closed at the end of the day tomorrow (Thursday, June 13, 2013) will be getting pro-rated refunds which shouldn’t come as any surprise.

Posted by socketadmin at 7:00 AM | Permalink | Comments (40) | (email story)

June 10, 2013

Density On Divisadero: Development Of 2655 Bush Street Underway

2655 Bush Street (www.SocketSite.com)

Permits to demolish the two-story convalescent facility at 2655 Bush and Divisadero Street have been approved and issued and preparation for the razing is underway. As plugged-in people have known to expect, a building rising between 40 and 65 feet with 84 residential units over 4,500 square feet of retail and 126 parking spots will be built upon the site:

2655%20Bush%20Color.jpg

2655 Bush Street: Designs For Density On The Corner Of Divisadero [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (17) | (email story)

June 7, 2013

Trinity Place Watch: Timing, Destruction, And Design

Trinity Place Phase 3 Site

With the 418-unit Phase Two of Trinity Place at 1190 Mission Street now scheduling move-ins for August, Trinity Plaza (the old Del Webb Townhouse motel) has been reduced to rubble and the site for Trinity Place's 545-unit Phase Three along 8th Street is being prepared for construction.

Trinity%20Place%20Phase%201-3%20Rendering.jpg

As we first reported last year, the construction of Phase Two doesn't appear to support Arquitectonica's "holey" design as was originally proposed, a report that the new rendering above would appear to confirm.

Trinity%20Place%20Phases.jpg

Trinity Place Phase Two: Timing And Reality Check [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (24) | (email story)

May 31, 2013

The Refined Designs For A Prime Market And Castro Street Corner

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

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

The building is a fusion of a bold transparent element at the intersection of Market and Castro Streets flanked by solid walls with rhythmically patterned window openings, balconies, and bay projections. The corner element is a spandrel glass system with non-tinted glazing and an aluminum frame in a warm, pewter color paint finish. The solid walls are clad with terra cotta tiles, grounding the building with a dark grey at the base of the building and a random palette of terra cotta red and buff colors for the body of the building. The precise palette may include less color variety than presented.
The building is flanked by a shallow bay window system on both Market and Castro Streets, and will be clad with the same aluminum color as the corner element. The roof terrace has a windscreen of glass and mesh that is a continuation of the corner transparent element, and it will be capped with a pewter colored aluminum cornice. Balcony rails are either comprised of clear glass elements or painted metal rails.

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

376 Castro

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

376 Castro Rendering

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

Posted by socketadmin at 4:15 PM | Permalink | Comments (58) | (email story)

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

535 Mission Street Rendered

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

535%20mission%20Street%20Rendered%20Lobby.jpg

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

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

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

May 30, 2013

Permits For Tishman's 201 Folsom Street Towers Project Issued

201 Folsom Street Site

As we first reported last month, while Tishman Speyer was still waiting for final sign-off on the permits to start construction on their 201 Folsom Street Project, according to a plugged-in source, the timing was imminent.

Yesterday, building permits for the two towers, two 8-story midrises, and a podium building to rise on the site pictured above were approved and issued. While now waiting for sign-off on the permit to commence excavation and shoring, the building(s) should soon begin.

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Street Timing: Immediately (Upon Approval Of Permits) [SocketSite]
Timing For Tishman’s 201 Folsom Street Towers: Imminent [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (13) | (email story)

May 21, 2013

Rebroadcasting As "The Lofts At Seven" In The Tenderloin

277%20Golden%20Gate%20Avenue.jpg

The redevelopment of Channel 7’s old West Coast broadcasting building site at 277 Golden Gate Avenue is nearly complete with the Tenderloin development between Hyde and Leavenworth slated to hit the market as "The Lofts at Seven" this July.

Lofts%20at%20Seven%20Rendering%20Exterior.jpg

With 88 rental units, The Lofts at Seven's offering will inlcude 31 studios, 12 junior one-bedrooms, and 45 split-level one-bedroom lofts with 18-foot ceilings:

Lofts%20at%20Seven%20Rendering.jpg

Studios range from 275 square feet to 450 square feet, junior one bedrooms from 400 to 525 square feet, and one bedroom lofts from 400 square feet to 850 square feet. A 6,500-square-foot roof deck will be outfitted with an outdoor cinema, barbeques, and fire pit.

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

May 13, 2013

Preparing For The Construction Of 201 Folsom Street

390%20Main%20Construction.jpg

While the building permits for 201 Folsom haven’t yet been issued, they’re getting closer. And as a tipster captures, they've begun demolition of the outdoor steps that provided sidewalk access to the old post office at 390 Main Street in order to install new access barriers, corridors and a ramp in preparation for the construction of 201 Folsom to begin.

201 Folsom Arquitectonica Design

Timing For Tishman’s 201 Folsom Street Towers: Imminent [SocketSite]
The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]

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

April 24, 2013

Forget The Flying Furniture, How About Pianos Hanging Overhead?

55%209th%20Street%20Art%20Rendering%20-%20Caruso%27s%20Dream.jpg

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

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

55%209th%20Street%20Art%20-%20Caruso%27s%20Dream%20Dimensions.gif

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

55%209th%20Street%20Rendering.jpg

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

Posted by socketadmin at 11:00 AM | Permalink | Comments (25) | (email story)

April 23, 2013

Planning's Push To Stimulate Construction Of 2,600 Approved Units

SF%20Development%20Stimulus%20Numbers.gif

Roughly 190 projects were authorized for development by San Francisco’s Planning Commission over the past eight years with a three year window within which to start construction or risk losing their entitlements to build. Of the 190 approved projects, only 85 have been built or are currently under construction.

Of the 105 approved projects that haven’t started construction, 15 projects have obtained permits but haven’t started contstruction while 55 projects have applied for permits but haven’t yet obtained them and 35 projects haven’t applied for permits at all.

Of the approximately 90 projects that have been approved but which have not yet obtained a permit, 50 have already exceeded their three year window in which to start construction while another 10 will exceed their windows in less than a year.

And of the approximately 50 projects that have exceeded the time frames set forth in their Authorizations, there are 35 residential projects accounting for 2,600 dwelling units and 15 significant non-residential projects (such as those adding at least 10,000 square feet or constructing major new buildings).

Recognizing that the economic crisis from which San Francisco is beginning to recover might have waylaid a share of the dormant projects while weighing the cost of attempting to enforce or extend the three year performance period under which the 90 yet to be permitted projects were approved, San Francisco’s Planning Commission has established a "one-time" economic stimulus program in an attempt to stimulate development.

Under the terms of the stimulus program, sponsors of approved projects who wish to take advantage of the program must respond to the Planning Department by June 3, 2013 and obtain a Building Permit to start construction by October 4, 2014.

The map of where all the already approved but yet to be permitted projects lie across the city of San Francisco, click the image to enlarge:

Planning Commission Resolution Number 18838: Stimulus Program [sf-planning.org]

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

April 10, 2013

Oakland's Brooklyn Basin Development Secures $1.5B To Build

In the works for over a decade, Signature Development Group’s 66-acre Brooklyn Basin development on Oakland's waterfront has been funded by way of a $1.5 billion investment from China's Zarsion Holdings Group and is slated to break ground next year.

The development of the former industrial site adjacent to Oakland's Jack London Square will yield 3,100 housing units, 200,000 square feet of retail/commercial, and 30 acres of waterfront parks, trails and open space along with new marinas and renewed wetlands.

The project will be built in phases and likley take around a decade to complete, eventually connecting Brooklyn Basin to Lake Merritt by way of bike and pedestrian paths. Click either of the images above, or an aerial of the area as it looks today, to enlarge.

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

April 3, 2013

Timing For Tishman’s 201 Folsom Street Towers: Imminent

While Tishman Speyer is still waiting for final sign-off on the permits to start construction on their 655-unit project at 201 Folsom Street, a street space use permit has been issued.

With financing in place, it appears Tishman is planning to make good upon their intentions to start construction as soon as the building permits are approved, approvals which appear to be imminent according to a plugged-in source.

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
Tishman Teams With China On 201 Folsom, Plans To Start Soon [SocketSite]
201 Folsom Street Timing: Immediately (Upon Approval Of Permits) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (4) | (email story)

45 Lansing Ready To Start Rising 39 Stories On Rincon Hill

45 Lansing Rendering 2011

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

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

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

45 Lansing: Site (www.SocketSite.com)

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

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

March 27, 2013

Transbay Tower Site Transferred And Ceremonially Breaks Ground

With a past due check for $191,816,196.57 delivered yesterday, the Transbay Joint Powers Authority has officially sold and transferred the 101 First Street site upon which the 1,070-foot Transbay Tower will rise at the corner of First and Mission to the development team.

The competition to develop the site was won back in 2007 with a bid of $350 million, roughly $160 million more than the team ended up paying for the site yesterday.

A ceremonial groundbreaking to celebrate (or mourn) the transfer is taking place today.

Financial Partner Secured To Build San Francisco’s Transbay Tower [SocketSite]
Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
Transbay Land Cost Cut Another $50 Million For Shrunken Tower [SocketSite]
Rising Construction Costs Getting Under The Transbay Center's Skin [SocketSite]

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

March 19, 2013

SF Planning Department’s Annual Report And Performance Stats

According to the Planning Department’s Annual Report for Fiscal Year 2011-2012, a total of 2,548 new housing units were permitted from July of 2011 through June of 2012 with the highest concentration in Mission Bay (click graphic to enlarge).

Over the same period of time, the number of approved building permits for new construction projects fell to 85 from 123 the year before while approved permits for alterations to existing properties increased to 6,348 from 6,207. As plugged-in people know, there are currently 43,580 units in San Francisco’s housing pipeline, nearly double the number of units that have been built in San Francisco since the year 2000.

The Planning Department’s full report, including internal performance and productivity measures, and targets for improvement:

The 43,580 New Units In San Francisco's Current Housing Pipeline [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (5) | (email story)

March 11, 2013

2001 Market Street's Pedestrian Safety And Public Space Plans

2001 Market Street Rendering

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

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

The Prado Group's proposed improvements include:

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

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

The proposed improvements would help enhance pedestrian safety through calming traffic, shortening crossing distance, and increasing visibility of pedestrians crossing Dolores Street, through providing pedestrian amenities such as bulb-outs, a median extension, and reducing the number of travel lanes at the intersection of Dolores and Market Streets. Additionally, the proposed improvements would enhance the public life in this neighborhood by creating a public plaza with seating and landscaping for people to relax and mingle adjacent to the new development.
The proposed public plaza in front of the future development would introduce an urban open space to this neighborhood that would supplement traditional open spaces in the neighborhood such as Dolores Park or Duboce Park, and is consistent with other urban plazas in the Upper Market area, such as Jane Warner Plaza at Castro and Market Streets. The plaza and all other improvements proposed in this In-Kind Agreement would be publicly accessible and located on public rights-of-way.

Click the plan above to enlarge.

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

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

March 5, 2013

If San Francisco Grows By 150,000 People, Where Will Everyone Live?

San Francisco's Housing Pipeline: Q2 2012 (www.SocketSite,.com)

As we first reported last month, San Francisco is expected to add 190,000 new jobs by the end of 2040, new jobs that will be filled in part by a projected 150,000 new residents by 2035 and for which a projected 92,000 new housing units will be needed, double the existing pipeline of units in development throughout San Francisco as mapped above.

And as we first wrote back in 2007: "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." That's a bingo.

Planning For A Projected 190,000 New Jobs In San Francisco By 2040 [SocketSite]
The 43,580 New Units In San Francisco's Current Housing Pipeline [SocketSite]
The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (41) | (email story)

February 19, 2013

Second Street Tower Ready To Start Construction This Summer

222%202nd%20Street%20Rendering%202013.jpg

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

Corner of 2nd and Howard

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

222%202nd%20Street%20Site%202013.gif

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

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

Posted by socketadmin at 11:00 AM | Permalink | Comments (24) | (email story)

Tishman Teams With China On 201 Folsom, Plans To Start Soon

201%20Folsom%20Street%20Rendering.jpg

Tishman Speyer is teaming with China Vanke Co. to finance the development of the 201 Folsom Street project. China Vanke will contribute $175 million and have a 70 percent stake while Tishman will contribute $75 million and maintain a 30 percent share. The remainder of the $620 million project will be financed with debt.

As plugged-in people know, Tishman Speyer officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 655 new residential units over underground parking and street level retail on the 201 Folsom Street site this past September with plans to commence construction upon the issuance of said permits.

Having submitted revised designs in December, Planning has yet to sign off on the final plans and the permits have yet to be issued. According to another plugged-in tipster, however, Tishman has been planning to commence construction in March.

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Street Timing: Immediately (Upon Approval Of Permits) [SocketSite]
Permits Filed For Tishman's 201 Folsom Street Towers [SocketSite]

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

February 15, 2013

The Winning Design And Developer For Transbay Block 9

Block%209%20Rendering.jpg

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

Block%209%20Rendering%202.jpg

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

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

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

February 13, 2013

8 Octavia Close To Starting Construction

8 Octavia Rendering

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

8 Octavia Rendering%20Side.jpg

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

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

8 Octavia Rendering: Corner of Market

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

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

February 11, 2013

Four Stories Are Falling At Mission And Fremont, Thirty Ready To Rise

350 Mission Street Demolition (www.SocketSite.com)

As we first reported this past October, the permits to demolish the existing four story Heald College building at 350 Mission Street and construct a 27-story office tower reaching 350 feet on the site were issued with work slated to start early this year:

350 Mission Rendering

In December, Salesforce announced it signed a 14 year lease for the entire tower to rise including an additional 3 floors for a total of 30 stories and 400 feet on the site that was up-zoned to 700 feet. And with the first chunks taken last week, the demolition of the Heald College building is now well underway.

350 Mission Street: Permits Issued For 350-Foot Tower To Rise [SocketSite]
Salesforce Signs Deal To Occupy Entire 350 Mission Street Tower [SocketSite]
Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (6) | (email story)

February 8, 2013

Is 535 Mission Street Selling Itself And San Francisco Short?

535 Mission Street Massing

While some celebrate the news that construction on the 378 foot tower to rise at 535 Mission Street will soon recommence, others wonder if the developers aren't selling themselves and San Francisco short as the site is zoned for 550 Feet.

As massed above for SocketSite by steelblue, proposed and approved developments abound in the Transit Center District ("Mid-Market" ends at Fifth), with height limits recently raised to meet the growing demand for space and fund development of the area:

At 378 feet, 535 Mission will be dwarfed by the towers of 50 First Street on just the other side of Mission which are proposed to reach over 800 feet. Across City Park from 535 Mission, a 750 tower is now zoned to rise. And of course, the 1,070 foot Transbay Tower is just down the street at 101 First and Mission.

In the foreground above, the 700 foot tower at 181 Fremont rises amongst others.

Modern 27-Story Mission Street Tower Set For A Quick Restart [SocketSite]
More Mid-Market Development And Definition [SocketSite]
Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]
A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]
Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
Latest SF Skyscraper Scoop: 181 Fremont Redesigned And Rendered [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (29) | (email story)

February 7, 2013

Modern 27-Story Mission Street Tower Set For A Quick Restart

535 Mission: Site (Image Source: MapJack.com)

Boston Properties has completed its acquisition of the 535 Mission Street development site for $71.0 million and expects to recommence construction on the approved HOK-designed 27-story office tower within weeks, hoping to finish the project by the fall of 2014.

535 Mission Street: Rendering (Image Source: Simon & Associates)

Having prepped the site for construction in early 2008, Beacon Capital Partners suspended construction that October with the markets in turmoil and rents headed the wrong way. The 378 foot tower will yield approximately 307,000 square feet of office and retail space.

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

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

February 4, 2013

Demolition Of Derelict North Beach Pagoda Theater Set For Approval

North Beach Pagoda Theater (Image Source: MapJack.com)

The rehabilitation and rebuilding of the gutted and long blighted North Beach Pagoda Theater was first approved in 2008, with plans to convert the theater into 18 condos over two ground floor commercial spaces and parking for 27 cars.

Seeking to quell the concerns of North Beach merchants and residents who would be disrupted by the digging up of Columbus Avenue in order to extract the tunnel boring machines for San Francisco's Central Subway project, Muni now plans to the raze the Pagoda Theater, extend the subway tunnel to the Columbus and Powell Street site, and extract all the machinery from there.

Following the extraction of the boring machines, an all new five-story building with 18 dwelling units over a single 4,700 square foot restaurant and parking for 27 cars, but no new Subway station, would be allowed to rise on the site at the same height and configuration as the previously-approved rehabilitation project, since dubbed The Palace at Washington Square:

Pagoda Theater Rendering 2010

San Francisco's Planning Commission is set to vote on approvals for the project this week.

Demolition of the existing theater is expected to take 4 months with 6 months to construct the extraction shaft and 5 months to extract the machinery and close the shaft, for a total of at least 15 months before construction on "The Palace" could begin.

Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
A Plan For San Francisco's Central Subway To Stop In North Beach [SocketSite]
Pagoda Theater Preview (And Signs Of Progress All Around) [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (43) | (email story)

January 29, 2013

72 Townsend Development Dusted Off And Set To Start Construction

72%20Townsend%20Existing.jpg

In 2009 the proposed developer of 74 approved units at 64/72 Townsend filed for bankruptcy. And in 2011, the existing office space at 72 Townsend was leased to Federated Media which was expected to delay any development by at least 5 years.

72 Townsend Rendering

The building permits to add seven stories and seventy-four units atop the existing 31-foot building were quietly reinstated at the end of last year. And if a plugged-in reader is correct, construction should commence in March and be completed by the end of 2014.

72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]
178 Townsend Moves Forward While 72 Townsend Leases Instead [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (13) | (email story)

January 22, 2013

A Step Forward For 14 Stories And 117 Units At Mission And 10th

1415 Mission Site

In contract since early last year, the 1415 Mission Street site on which a 14-story building designed by Heller Manus is approved to rise has sold to the Martin Building Company.

1415 Mission Street Rendering

The site at the corner of 10th Street is fully entitled for 117 residential units (studios, one-bedrooms, and two-bedrooms) and underground parking for 46 (self) or 101 (valet). We expect to soon see a building permit.

14 Stories At 1415 Mission Street Back In Play [SocketSite]
1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]
People Over Parking As 1415 Mission Gets A Land Use Thumbs Up [SocketSite]

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

January 19, 2013

The 43,580 New Units In San Francisco's Current Housing Pipeline

San Francisco's Housing Pipeline: Q2 2012 (www.SocketSite,.com)

In 2011, less than a hundred market rate housing units came to the market in San Francisco. Including subsidized housing and accounting for units lost through demolition, merger or the like, a total of only 269 housing units were produced.

Today, there are over 3,930 new housing units under construction in San Francisco, most of which are market rate and a couple thousand of which will hit the market over the next year, numbers which shouldn't catch any plugged-in people by surprise.

Building permits for another 2,700 units having been approved with permits for 2,870 units requested, a total of over 5,500 mroe housing units which should start hitting the market in two to four years.

Another 28,010 housing units have been approved to be built by Planning which includes 10,500 units by Candlestick, 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which still have timelines measured in decades, not years.

With plans for an additional 6,080 housing units on the boards, San Francisco’s total Housing Pipeline currently totals 43,580 units. For context, a total of 10,438 housing units have been constructed in San Francisco since 2007, a total of 24,519 new units since 2000.

With respect to the pipeline of commercial development in San Francisco: 830,000 square feet are under construction; building permits for 963,000 square feet have been issued; building permits for another 2,546,000 square feet have been requested; and another 5,828,000 square feet of commercial development has been approved.

The latest San Francisco Pipeline Report which includes a breakdown of all the development by neighborhood:

San Francisco's Housing Pipeline: 4,200 New Units On The Way [SocketSite]
San Francisco’s Total Housing Inventory And Pipeline Report [SocketSite]
Is A Lack Of Density Cooking San Francisco's Golden Tech Goose? [SocketSite]
Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]
Treasure Island Redevelopment Plans Approved! (Appeal Rejected) [SocketSite]
The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]

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

January 17, 2013

The Public Art And Plaza To Adorn The Towers At Market And Tenth

1401 Market Rendering

Having been commissioned to fulfill the One Percent for Art requirement at 1411 Market Street, the two towers with 754 residential units rising at the corner of Market and Tenth Streets, artist Topher Delaney is scheduled to present her vision for two public art installations to San Francisco's Planning Commission this afternoon.

One installation will be located on the northerly façade of the southerly 19-story tower in the form of "a cast concrete weave inspired by the Japanese art of basketry."

1411%20Market%20Street%20Art%201.jpg

The second installation, "cartographic etchings, sculptural stone pieces and sculptural vessel installations with planted materials" will be located in a grade-level plaza at the intersection of 10th and Market Streets, adjacent to the northerly 35-story tower:

1411%20Market%20Street%20Art%202-1.jpg

1411%20Market%20Street%20Art%202.jpg

1411%20Market%20Street%20Art%202-3.jpg

While the final art concepts and locations are "required to be submitted for review by the Planning Director in consultation with the Planning Commission," and the Planning Department is "seeking comments from the Planning Commission as to the concept and location of the proposed public art installation at 1411 Market Street" this afternoon, keep in mind that the concrete weave upon 1411 Market Street has already started to be cast.

1401 Market Street: Redesigned And Cleared For Construction [SocketSite]
The 1% And Proposed Trust Fund Even Occupiers Should Support [SocketSite]

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

January 11, 2013

New Mission Theater Redevelopment And 114 New Condos Approved

New Mission Theater and Giant Value Site

As we first reported and plugged-in people knew to expect:

On the agenda for San Francisco’s Planning Commission this week, the approval of The Next Big Housing Thing To Define The New Mission, the redevelopment of the New Mission Theater and construction of 114 market-rate condos and 89 parking spaces at 2558 Mission Street where the Giant Value department store currently stands.
The Planning Department recommends approval. And as we first reported last year, once approved, the construction of the 2558 Mission Street building would take approximately 18 to 20 months, 10 to 12 months for the renovation of the New Mission Theater.

Last night, San Francisco's Planning Commission approved the project with 77 permitted parking spaces by a vote of 5 to 1 with Commissioner Antonini dissenting based on the reduced parking ratio. Construction should begin by summer.

2558 Mission Street Rendering

On The Agenda: New Mission Theater And New Condos Approvals [SocketSite]
The Next Big Housing Thing To Define The New Mission [SocketSite]
Are Parking Spots A Disincentive To Walk Or Take Public Transport? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (44) | (email story)

January 9, 2013

The Winning Bid And Plan To Develop Folsom From Fremont To Beale

Transbay Block 6/7 Site

A Request for Proposals ("RFP") to design and develop a high-density, mixed-income residential project on Blocks 6/7 in the Transbay Redevelopment Project Area, along Folsom from Fremont to Beale, was issued in 2011 and four proposals were received.

The winning proposal by Golub Real Estate Corporation includes a 300-foot tower on the corner of Folsom and Fremont, 40-foot townhomes along the length of Clementina Alley, 50 to 85-foot mid-rise buildings along Beal and Folsom and ground floor retail as well.

In total, 545 residential units will rise on the site: 348 market-rate units, 61 below market rate, and 136 subsidized affordable units which will be developed by Mercy Housing California. The average unit size will be 715 square feet. And in terms of parking, 136 spaces in total, a ratio of .25 spaces per unit, less than half the ratio of any other proposal.

Golub will be paying $30,000,000 for the market-rate site with a projected return on cost of around 6% per year for the project, a little below the 13% annual rate of return City is offering the Warriors for the rehabilitation of Piers 30-32.

Final approval of the terms and transfer of title to Golub is on the Agenda for the Transbay Citizens Advisory Committee this week.

Four Teams Compete For 450 Units On Folsom At Fremont And Beale [SocketSite]
Are Parking Spots A Disincentive To Walk Or Take Public Transport? [SocketSite]
All The Devilish Details For The Development Of Piers 30-32 [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (24) | (email story)

December 18, 2012

Butterflies Facing Eviction As 45 Lansing Lands A General Contractor

45 Lansing: Site (www.SocketSite.com)

According to a plugged-in source, Build Group has been selected as the general contractor for the construction of the 39-story tower to rise at 45 Lansing.

45 Lansing Rendering 2011

With construction permits in hand, as we first reported last month, the butterflies will likely soon be evicted from the Lansing Street Pollinator Garden on the site.

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

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

December 12, 2012

$1.7 Billion Approved For Hunters Point/Treasure Island Development

Proposed Hunters Point Waterfront Promenade

The China Development Bank has approved a $1.7 billion loan to finance the development of the Hunters Point Shipyard, Candlestick Point and Treasure Island, developments which represent nearly 20,000 new homes in San Francisco's housing pipeline.

From the Business Times with respect to the timing and deal:

The loan will provide $1 billion for Hunters Point Shipyard, where the first 1,400 homes could be under construction by the first quarter of next year. Treasure Island, which is at least a year behind the Hunters Point project, will get $700 million.
Lennar is the managing developer of the Hunters Point project. On Treasure Island, Lennar is in a 50/50 partnership with Wilson Meany, Kenwood Investments, and Stockbridge Capital Group.
While the deal is not complete, both sides have incentives to wrap it up before Dec. 31 in order to avoid the Foreign Account Tax Compliance Act, which starting in 2013 will require foreign financial institutions to enter into disclosure compliance agreements with the U.S. Treasury.

China Development Bank approves $1.7B loan for Hunters Point, Treasure Island [SFBT]
Turning To China For Capital To Kick-Start Developments In SF [SocketSite]
Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]
Treasure Island Redevelopment Plans Approved! (Appeal Rejected) [SocketSite]
San Francisco's Housing Pipeline: 4,200 New Units On The Way [SocketSite]

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

November 9, 2012

Neighborhood Scoop: 340 Fremont's Refined Design And Parking

As we first reported in September, the developers of 340 Fremont have filed for permits to build the 400-foot tower with over 300 new housing units on Rincon Hill. And if you were wishing for a refinement of the approved Heller-Manus tower and podium, you’ll be happy learn the design has been tweaked by Handel Architects, click the renderings to enlarge:

While the dwelling unit count has increased from 332 to 348, the number of proposed parking spaces has decreased from 332 to 269, with the vast majority in stackers.

The refined design will be presented to the Planning Commission next week.

340 Fremont Scoop: Building Permit Filed For 400-Foot Tower [SocketSite] 
340 Fremont Seeks 12 More Months As Housing Recession Remains [SocketSite]
New Developments: 340 – 350 Fremont [SocketSite]

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

November 8, 2012

Permit Issued For 39 Stories And 320 Condos At 45 Lansing To Rise

45 Lansing Rendering 2011

As we first reported with respect to the 39-story tower to rise at 45 Lansing last year:

Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the new developer's proposal for increasing the number of units in the building to 320.
While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.
As re-proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93. And with respect to the butterflies, the Pollinator Garden will be maintained until start of building construction, as early as the end of this year.

The Planning Commission approved the requested increase to 320 units and 265 mechanically-accessed parking spaces onsite. And while construction has yet to break ground, the building permit for the 400 foot tower has been approved and issued.

45 Lansing Night Rendering

45 Lansing Take Two: Latest Renderings And Smaller Units Proposed [SocketSite]
45 Lansing Site In Contract, No Imminent Eviction For The Bees [SocketSite]
True Luxury Condos At 45 Lansing? [SocketSite]
45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

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

October 31, 2012

Trinity Place Phase Two: Timing And Reality Check

Trinity Place Phase 2: 10/2012 (www.SocketSite.com)

As originally designed, approved, and rendered, the 22-story second phase of Trinity Place rising at 1190 Mission Street was to feature a glass and aluminum curtain wall wrapping around its base on the corner of 8th Street with a precast concrete exterior above.

Trinity Phase Two Rendering: Original

As a number of plugged-in readers have noticed, however, the design was quietly revised and the glass and aluminum curtain wall that was to grace the corner of 8th Street and the first few floors of the building appears to have been "value engineered" away.

The revised rendering for Phase Two of Trinity Place that we uncovered but hasn't been published by either Arquitectonica or the developer:

Trinity Phase Two: Revised Rendering

While the revised corner finish might seem like a minor detail, it calls into question whether or not the two "holes" along 8th Street have been value engineered away as well.

Trinity Place Phases 2010

The construction along 8th doesn't appear to support Arquitectonica's holey design.

Trinity%20Place%20Phase%202%20-%208th%20Street.jpg

Regardless, the 418 residential units in Phase Two of Trinity Place, mostly one-bedrooms, are currently scheduled to be completed and ready for occupany in the summer of 2013.

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

Trinity Place Opens Up Under Cloudy Skies But Sunny Dispositions [SocketSite]
Trinity Plaza: Just One Signature (And Around Three Years) To Go [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (52) | (email story)

October 26, 2012

San Francisco's Housing Pipeline: 4,200 New Units On The Way

San Francisco's Housing Pipeline: Q2 2012 (www.SocketSite,.com)

As we first reported earlier this year, with 372,831 total housing units in San Francisco, a third of which are single-family homes and only a quarter of which are in buildings with over 20 units, total new housing production in 2011 totaled 418 units, the lowest production since 1993 and versus an average of 1,890 units per year from 2000-2010. In addition, 149 units were lost through demolition, merger or the removal of illegal units in 2011 for a net gain of only 269, less than a hundred of which were market rate.

Today, there are over 4,200 net new housing units under construction in San Francisco with building permits for another 1,450 units having been approved and permits for another 2,610 having been requested, units which should hit the market over the next three years.

Another 28,060 housing units have been approved to be built by Planning, but that includes 10,500 units by Candlestick, 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which have timelines measured in decades, not years.

For context, a total of 10,438 housing units have been constructed in San Francisco since 2007, a total of 24,519 net new units since 2000.

With respect to the pipeline of commercial development in San Francisco: 830,000 square feet are under construction; building permits for 964,000 square feet have been issued; building permits for another 2,423,000 square feet have been requested; and another 5,822,000 square feet of commercial development has been approved.

The detailed San Francisco Pipeline Report which includes a breakdown by neighborhood:

San Francisco’s Total Housing Inventory And Pipeline Report [SocketSite]
Is A Lack Of Density Cooking San Francisco's Golden Tech Goose? [SocketSite]
Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]
Treasure Island Redevelopment Plans Approved! (Appeal Rejected) [SocketSite]
The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (17) | (email story)

October 25, 2012

350 Mission Street: Permits Issued For 350-Foot Tower To Rise

350 Mission Rendering

Approved for a 27-story office tower reaching 350 feet last year, the fully entitled site at 350 Mission Street has been sold to Kilroy Realty with the transfer in the works.

350 Mission Street

The permits to demolish the existing four story Heald College building on the site have been approved, and the construction permits for the Skidmore Owings & Merrill designed tower to rise on the coner of Mission and Fremont were issued last month.

350 Mission Rendering

350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
Permits Pulled To Raze And Rebuild At 350 Mission [SocketSite]
350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
More Than Meets The Eye Behind The Opposition To 350 Mission? [SocketSite]
Kilroy Realty buys development site at 350 Mission [San Francisco Business Times]

Posted by socketadmin at 8:30 AM | Permalink | Comments (43) | (email story)

October 17, 2012

It's 2001 Era Technology (But Not Prices) Over At Madrone

Madrone Rendering

Last night’s celebratory meeting for buyers of condos over at Madrone in South Mission Bay took a turn for the worse when the topic of technology was raised. From a plugged-in attendee of the meeting hosted by Bosa Development:

During the question & answer portion of the meeting, it became apparent to the homeowners that Bosa did not wire the complex for satellite TV. It also did not wire the complex for webpass / ethernet internet. The meeting was supposed to have a celebratory feeling, but it quickly turned cantankerous.
Homeowners were dumbfounded as to why in 2012, this complex wouldn't have been wired for this day and age, especially since all other high rises in the area have these technology options....even the Beacon. The Bosa San Francisco Vice President responded that the reason for this was because the Madrone was actually designed in 2001 and those technologies weren't available in 2001. Of course, this just angered the audience all the more.

One homeowner in the audience suggested that since they bought a 2001 design, perhaps they should be paying 2001 prices, a suggestion to which Bosa didn't take too kindly.

Madrone: T-Minus Two Months To Official Grand Opening [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (33) | (email story)

5800 Third Street: Preparing For Phase Two (And Old Age)

5800 Third Street (www.SocketSite.com)

The four building Bayview development at 5800 Third Street was first approved by Planning 2005. Following a false start in 2007, the first two buildings with 137 of the proposed 340 units were delivered in 2010 along with San Francisco’s second Fresh & Easy store.

Phase Two of the development is now preparing to rise behind buildings one and two:

5800 Third Street Phase Two Site Plan

Approved for 60-foot heights, 219 parking spaces, and 203 units, the developers are seeking an amendment to allow the final two buildings reach 65 feet, decrease parking to 183 spaces, and increase the number of Phase Two units to 271 by eliminating all 71 of the three-bedrooms while increasing the number of studios and one-bedrooms by 146.

5800 Third Street Building Three

The total number of unrestricted market-rate units in Building Three would increase by 62 to 150 with 129 parking spaces, up by 29 parking space as originally approved.

5800 Third Street Phase Two Buildings

While originally approved for 115 regular market-rate units (a mix of one, two and three-bedroom units), Building Four is now proposed as 121 units of senior housing (117 of which would be one-bedrooms) with 65 fewer parking spaces attached.

5800 Third Street Building Four

Speaking Of 5800 Third Street (A Development/Developer Update) [SocketSite]
RandomRumors: Construction Comes To A Halt On 5800 3rd Street? [SocketSite]
5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon [SocketSite]
5800 Third Street Project Amendment [sfplanning.org]
Third and Carroll Housing/5800 Third Street Senior Housing [dbarchitect.com]

Posted by socketadmin at 5:00 AM | Permalink | Comments (6) | (email story)

October 15, 2012

The Global Garden (And 60 BMR Units) To Grow Along Natoma Street

474%20Natoma%20Rendering%20Full.gif

First approved for development in late 2008, the construction of 60 below market rate rental units for families at 474 Natoma Street off Sixth finally broke ground earlier this year, with 9-stories along Natoma and a 4-story building behind along Minna to rise.

Governed by San Francisco Planning Code Section 429, also known as "One Percent For Art," the project requires a public art component valued at an amount equal to one percent of the hard construction costs for the project which are estimated to be around $25 million.

Global%20Garden%20Rendering.jpg

Catherine Wagner has been selected as the artist for the public art piece at 474 Natoma Street, an installation Ms. Wagner has given the working title of "Global Garden."

The artist’s statement and overview of the piece:

For the new 474 Natoma Housing Development, I am proposing to work with the exterior of the elevator tower, spanning eight stories, creating an architectural frieze that references the notion of a home garden. In essence, a garden is a defined outdoor space with a range of uses and can serve myriad objectives, such as a demarcation of ownership, privacy, sacredness, and ornamentation. The garden also serves as a marker of domesticity, of metaphorically and physically planting one’s roots. The garden is symbolic of refuge, growth, and in the case of a condominium building, community.
My piece brings together culturally specific plants from disparate climates and locations that reflect the eclectic South of Market area. Plant images that represent the Philippines, India, China, the Americas, Africa and South East Asia intermingle on the full height of the elevator tower. Some species represented are particular to a region while others span cultures and climates, such as ginger, cilantro, hydrangea, and morning glory vines. The composition of the image garden, with its assemblage of plants, will take on a beautiful patterning which can be seen at a distance while the individual components are visible up close. Many panels will concentrate on a singular leaf structure in order to reflect the dynamism of that species. Working with the elevator tower's verticality allows the gardens to be both immersive and cascade perceptually.
For this piece I propose to use a new and innovative low maintenance process of transferring images onto metal, called Ombrae. Using punched “pixels” that are angled and pointed to reflect a particular quality of light, the Ombrae System changes the topography of a surface in order to display a programmed image. Using my digital photographs of global plant imagery, the pixels, or “optical tiles” are formed out of an aluminum panel and attached with a simple substructure to the façade of the building. The appearance of the images shifts in relation to the light levels and the viewer’s position, creating a visually dynamic surface. The overall effect of the piece oscillates between representation and abstraction.
The idea of the garden becomes an iconic identification for the building. It serves not just in adding beauty but also contributes to the sense of home. This virtual garden will represent both what has been brought from other places, as well as the mixing and exchange of cultures that characterizes the residents’ and neighborhood’s present life.

Global%20Garden%20Rendering%202.jpg

Natoma Family Apartments [bridgehousing.com]

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

October 12, 2012

201 Folsom Street Timing: Immediately (Upon Approval Of Permits)

201%20Folsom%20Street%20Rendering.jpg

As we first reported last month, Tishman Speyer has officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 669 new residential units over underground parking and street level retail on the 201 Folsom Street site.

As we also first noted, having missed the September 3, 2012 deadline to start construction per the terms of Planning's approval for the massive 201 Folsom Street project, Tishman also filed for an official extension, a request which is simply procedural and necessary to secure permit approval. Now, in the direct words of the Tishman's legal team:

"Upon issuance of those permits, [Tishman] intends to commence construction immediately."

The eventual (and existing) view from the street:

201 Folsom Street Rendering: Street Level

As the corner of Folsom and Main currrently appears:

201 Folsom Street Site

Permits Filed For Tishman's 201 Folsom Street Towers [SocketSite]
201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Street Scoop: Don’t Panic, The Extension Is Procedural [SocketSite]

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

October 4, 2012

The 325 Fremont Tower Scoop: Twenty-Five Stories In The Works

325 Fremont Street Site

A plan to build a 200-foot, twenty-two story building with 59 dwelling units at 325 Fremont was first approved over a decade ago, a plan which was revised in 2004 to yield 70 units but which never broke ground. In 2005, the Rincon Hill Plan was certified and the 325 Freemont Street site was up-zoned to a 250-foot height limit.

Earlier this year, Crescent Heights purchased the 325 Fremont Street site for $4.85 million. And while many industry folks expected Crescent Heights to build the 200-foot project as entitled, Crescent has quietly submitted new plans for a twenty-five story tower with 119 dwelling units, 61 parking spaces, 43 slots for bikes and a 2,600 square foot roof deck.

As plugged-in people know, the construction of 83 units at 333 Fremont next door is underway. As always, we'll keep you posted and plugged-in.

The Original Designs (And A Few Additional Details) For 325 Fremont [SocketSite]
The 333 Fremont Scoop: Let The Shoring Begin [SocketSite]

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

October 1, 2012

201 Folsom Street Scoop: Don’t Panic, The Extension Is Procedural

201 Folsom Arquitectonica Design

As we first reported last month:

Tishman Speyer has officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 669 new residential units over underground parking and street level retail on the 201 Folsom Street site.
Having missed the September 3, 2012 deadline to start construction per the terms of Planning's approval for the massive 201 Folsom Street project, Tishman has also filed for an official extension.
The 42-story tower with 285 units will be tagged 301 Beale, the 37-story tower with 245 units will be 338 Main, and the two 8-story plaza buildings with 59 and 80 units will be 318 Main and 333 Beale respectively.

In other words, if you happen to see the request to postpone construction notice posted on the 201 Folsom Street site, or the October 11 Planning Commission agenda which includes the request for an extension, don’t panic. It's procedural.

Once again, the building permits have been filed for all four buildings, but an extension is now needed having missed the September deadline to start construction.

Permits Filed For Tishman's 201 Folsom Street Towers [SocketSite]
201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Towers Floor Plan Sneak Peek [SocketSite]

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

Leticia’s Has Finally Fallen, Five Stories Set To Rise At 2200 Market

2200%20Market%20Street%20Site.jpg

The application to demolish the single story restaurant and surface area parking lot at the corner of Market, 15th and Sanchez Streets (most recently dba as Laticia’s) was first filed back in 2008. As a plugged-in commuter notes, the building has finally fallen.

On the site at 2200 Market Street, a five-story building with 22 residential units over two ground floor commercial spaces and underground parking has been permitted to rise.

2200-2210 Market: Rendering

As the building and site appeared when doing business as the Thai House back in 2008:

2200-2210 Market Street: Thai House (www.SocketSite.com)

Tearing Down The Thai House At 2200 Market To Add 22 Homes [SocketSite]
It's Rendering Thaim Time For 2200-2210 Market (Corner Of 15th) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

September 28, 2012

Five Stories And Nineteen Studios Ready To Rise At 246 Ritch Street

246 Ritch Street Rendering

Approved for development in 2009, a plugged-in reader reports the 4,130 square foot lot at 246 Ritch Street has been excavated. As plugged-in people know, it’s a five-story, 50-foot tall building with 19 residential units averaging 350 square feet a piece that's going to rise on the site with a garage for four cars and ten bikes on the ground floor:

246%20Ritch%20Cross%20Section.jpg

At 350 square feet per unit, that's a luxurious sixty percent larger than the minimum legal living space in San Francisco as proposed.

246 Ritch Street Third Floor Plan

The Designs For 246 Ritch Street: From SLI To SRO As Proposed [SocketSite]
A Big Vote For Micro-Units In San Francisco [SocketSite]

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

September 17, 2012

City Bonds Slated To Finance 2175 Market Street Development

2175 Market Street Rendering

According to the City and County of San Francisco Residential Mortgage Revenue Bond Law, the City of San Francisco is empowered to issue and sell mortgage bonds "to finance the development of multi-family housing including units for lower income households and very low income households."

With 15 percent of the proposed 88 apartments to be built at 2175 Market Street earmarked to be affordable, as is required for development per San Francisco's Planning Code, this week San Francisco’s Board of Supervisors is slated to approve the issuance of up to $31,000,000 in tax-exempt mortgage revenue bonds to help finance Forest City's mostly market rate project.

From 76 Station To 88 Apartments At 2175 Market Street As Proposed [SocketSite]
A Negative Yet Positive Step Forward For 2175 Market Street Project [SocketSite]
Multifamily Housing Revenue Bonds Resolution: 2175 Market Street [sfbos.org]
Raising The Threshold For Requiring Below Market Rate (BMR) Units [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (4) | (email story)

More Parking For Car-Share Programs In San Francisco Proposed

San Francisco’s current Planning Code Section 166 requires new developments, or existing buildings that are being converted to residential uses, with over 50 units and parking for its residents to provide parking spaces for a car-share program.

For buildings with 50-200 units, one (1) car-share space must be provided. For buildings with over 200 units, two (2) car-share spaces plus another one (1) for every additional 200 units are required. The required car-share spaces do not count against the maximum number of total parking spaces allowed by San Francisco’s Planning Code or conditional use authorization.

Sponsored by Supervisors Chiu and Wiener, a proposed amendment to San Francisco’s Planning Code would allow developers of buildings under 50 units to provide up to five (5) parking spaces for car-share programs, up to eight (8) additional parking spaces for buildings with over 50 units. The additional car-share spaces would not count against the maximum number of parking spaces permitted by Code.

Keep in mind that access to car-share spaces and vehicles “shall not be limited to residents of the building.” And if any additional car-share spaces are built but unutilized by a certified car-share organization, “the owner of the project may not sell, rent, or otherwise earn fees on the space but may use it for (i) bicycle parking, or (ii) permitted storage and other permitted uses but not for parking of any motorized vehicle” but must be returned to car-share service upon a providers request.

Proposed Planning Code Amendment: Car Share Parking Spaces [sfbos.org]

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

September 12, 2012

Permits Filed For Tishman's 201 Folsom Street Towers

201 Folsom Arquitectonica Design

Tishman Speyer has officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 669 new residential units over underground parking and street level retail on the 201 Folsom Street site.

Having missed the September 3, 2012 deadline to start construction per the terms of Planning's approval for the massive 201 Folsom Street project, Tishman has also filed for an official extension.

The 42-story tower with 285 units will be tagged 301 Beale, the 37-story tower with 245 units will be 338 Main, and the two 8-story plaza buildings with 59 and 80 units will be 318 Main and 333 Beale respectively.

As we first reported in February, the two plaza buildings will be topped with outdoor areas for residents on the northeast (Folsom and Main) and southwest corners of the site while the two towers, the floor plans for which we delivered a sneak peek, will rise on the northwest (Folsom and Beale) and southeast corners with pathways and green between.

201 Folsom Arquitectonica Design

201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
201 Folsom Towers Floor Plan Sneak Peek [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (16) | (email story)

September 11, 2012

More Than Five Stories Behind The Delayed Development Of 180 Jones

180 Jones Street Site

The parking lot at the corner of Jones and Turk (aka 180 Jones Street) was purchased in 2004. In 2005, the owner filed for permits to build a 5-story building at 180 Jones Street, a building height which the Planning Department deemed to be too short for the site.

In 2008, the owner re-filed for permission to build an 8-story, market-rate building with 37 residential units over 2,700 square feet of retail and 8 below-grade parking spaces which the Planning Commission approved in 2009.

180%20Jones%20Street%20Rendering.jpg

In the words of the owner who is now seeking a three-year extension from the Planning Commission to commence construction on the building or lose his entitlements to build:

For the past 3 years, I have worked with a number of realtors to find a buyer to take over the project without any success. Nevertheless, I consider myself blessed because I heard of another small time developer who filed for bankruptcy because he was forced to change his project just like in my case.
[The Planning Commission’s] granting on the extension of this entitlement will allow me the extra time needed to find a financially capable buyer who can take over the project. Thank you for your consideration.

The Planning Department recommends the Planning Commission grant the developer’s request "given the present economic downturn," considering "the proposed design will be compatible with the architectural character and scale of the Uptown‐Tenderloin National Register Historic District," and recognizing the project "is desirable for, and compatible with, the surrounding neighborhood."

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

The Plans For 181 New Homes Along 17th Street In Lower Potrero Hill

On the southern half of the Corovan site in Lower Potrero Hill, behind Kaiser’s Potrero Hill Medical Services Building that’s proposed to rise along 16th Street, 181 residential units over 135 parking spaces will be built at 1200 17th Street if development is approved.

Varied in height and a work in progress, the residences would reach 48-feet, the height for which the site along 17th Street is zoned. Forty (40) percent of the units would be two-bedrooms averaging 1,120 square feet. Click either image above to enlarge.

To the north of the project site across Sixteenth Street, Archstone's six-story Daggett Place will be rising on a site that's zoned for 68-feet along with the one-acre Daggett Park.

Residents As Proposed On 17th (And Perhaps A Few On 16th As Well) [SocketSite]
Designs For Kaiser's Proposed Potrero Hill Medical Services Building [SocketSite]
Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]
The Designs For Daggett Park [SocketSite]

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

September 7, 2012

340 Fremont Scoop: Building Permit Filed For 400-Foot Tower

340 Fremont Rendering circa 2006

Granted a twelve-month extension to commence construction late last year, as a plugged-in reader alludes, the building permit has been filed to build a 40-story, 400-foot tower over an 85-foot podium with 345 condo mapped units and parking spaces at 340 Fremont:

340%20Fremont%20Tower%202012.jpg

At least 40 percent of the units will either be two or three-bedrooms. And yes, it's one-to-one parking as the project was first approved in 2006. Expect a permit to demo the existing buildings at 340 and 350 Fremont between Folsom and Harrison to soon follow.

340 Fremont Site

340 Fremont Seeks 12 More Months As Housing Recession Remains [SocketSite]
New Developments: 340 – 350 Fremont [SocketSite]

Posted by socketadmin at 3:20 PM | Permalink | Comments (31) | (email story)

Transbay Developments: Block 9 RFP About To Make The Rounds

Transbay Blocks

With the construction of 120 below market rate (BMR) units well underway on Transbay Block 11A, the development team for 450 units and a 300-foot tower upon San Francisco’s Transbay Blocks 6 and 7 having been selected, and Block 8 on hold, according to a plugged-in tipster, the Request For Proposals (RFP) to develop Transbay Block 9 at Folsom and First is about to be released.

Four Teams Compete For 450 Units On Folsom At Fremont And Beale [SocketSite]
Team Picked For 300-Foot Tower (And More) At Folsom And Fremont [SocketSite]
Construction Commences On 120 Units At Folsom And Essex [SocketSite]
Transbay Block 8: No Deal Or Development In 2009 [SocketSite]

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

August 29, 2012

1050 Valencia Street Scoop: The Design (And Liberty Hill's Opposition)

1050 Valencia Street 2012 Rendering

A plugged-in tipster delivers the latest renderings and an update on the five-story building that’s slated to rise on the site of Sugoi Sushi (the old Spork) at 1050/8 Valencia Street.

1050/8 Valencia

Current development plans call for the existing twelve-foot building at 1050 Valencia Street to be razed and a five-story building with 12 dwelling units over a ground floor restaurant; one off-street loading space on Hill for the restaurant; 24 bicycle parking spaces for residents; and 8 bicycle parking spaces with showers and lockers for employees to rise.

1050%20Valencia%20from%20Hill%202012.jpg

While originally slated to be rentals, according to our source they're now likely to be marketed and sold as condos, ten of which will be market rate with a mix of eight two-bedrooms and the rest ones. The only thing currently standing in the development's way: the Liberty Hill Neighborhood Association which has filed for a Discretionary Review (DR).

Apparently the Liberty Hill Neighborhood Association doesn’t want the project to rise over three stories, would like to limit the development to six units, and wants the development to include off-street automobile parking for residents.

The Association has even rendered their vision of what should be allowed to rise:

1050%20Valencia%20Opposition%20Rendering.jpg

The project’s Discretionary Review is currently slated to be heard by San Francisco's Planning Commission on September 6. As always, we’ll keep you posted and plugged-in.

Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]
Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (48) | (email story)

1600 Market Street's (De)Construction Command Center In Place

1600 Market Street: 8/29/12 (www.SocketSite.com)

With a demolition permit in-hand which was issued in March, the command center for the deconstruction and reconstruction of 1600 Market Street as a five-story, mixed-use project without any parking (except for 14 bikes) has finally been moved into place.

Being built to deliver the mandated affordable housing component (BMR) for the market rate development at 1998 Market Street that’s underway, as we noted in April, the Stanley Saitowitz design for the 24-unit project at 1600 Market Street was shelved and it's Forum Design's design that will rise at the corner of Market, Page and Franklin:

1600 Market Street Rendering: Forum Design

An even mix of one and two bedroom units, we’ll note that one of the twenty-four units will be market rate as will the 3,776 square feet of retail space on the ground floor.

1600 Market Street: Ground Floor Plan

The Saitowitz design for 1600 Market Street prior to the project being changed to a Below Market Rate (BMR) building and subsequently value engineered.

1600 Market: Proposed Rendering (Image Source: saitowitz.com)

1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction) [SocketSite]
Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
Arquitectonica Designed 1998 Market Street Ready To Break Ground [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (32) | (email story)

August 23, 2012

See How 38 Harriet's 23 Prefab Studio Units Are Stacking Up In SF

38 Harriet: 8/23/12 (www.SocketSite.com)

The 23 prefab units which will become the four-story SoMa Studios development started being stacked upon their 3,750 square foot lot at 38 Harriet this week.

Originally expecting to sell the 310 to 340 square foot studio units for $200,000 to $275,000 when first proposed back in 2010, the development is now slated to be rentals.

SoMa Studio Unit Renderings

If a reader is correct, the units should be online by Novemeber and seeking rents of around $6 per square foot. And yes, the studios were rendered with one and two beds.

UPDATE: The Business Times is reporting target rents of about $1,500, closer to $5 per square foot. We'll keep you posted and plugged-in.

UPDATE: Another interior rendering in response to a reader's quesiton about the kitchen:

Soma Studio Interior

Small Can Be Beautiful But...Will "SmartSpace" Sell In San Francisco? [SocketSite]
42 Harriet: From Surface Area Parking Lot To 23 Units As Proposed [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (14) | (email story)

August 20, 2012

Goings-On And Up At 3500 19th Street And Valencia

3500 19th Street Rendering

Three days after we wrote about it in June, permits were filled to prepare the site at 3500 19th Street for construction. And as a reader notes, building has since commenced at the corner of 19th and Valencia.

As we first reported, it’s a five-story building with 17 dwelling units, 2,958 square feet of retail and 15 parking spaces that’s rising on the site and the project’s affordable housing requirement will be fulfilled by way of paying an in-lieu fee rather than included onsite.

With respect to whether the development will be for sale or rent, expect the market to decide in 12 to 18 months.

No Permits Yet, But Now No Parking (Nor BMRs) At 3500 19th Street [SocketSite]
Not A Lot For The Lot At Valencia And 19th Street (3500 19th Street) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (22) | (email story)

August 17, 2012

Transbay Tower's Financial Backer Has Left The Building

Transbay Tower Rendering 2012

As we reported in June:

Having successfully renegotiated the amount they’ll pay The City for the land upon which to build San Francisco's Transbay Transit Tower and Terminal from $350 million to $185 million due to declining market conditions and a shorter tower, Hines might now start construction as early as next summer based on the strength of the market.
According to the Business Times, "[u]nder the best-case schedule, which is six months more aggressive than projections Hines made in March, Transbay Tower and the adjacent 5.4-acre City Park would be completed in late 2015."

MetLife was Hines financial partner for the tower. And yes, that’s in the past tense as they are no more. Neither Hines nor the Transbay Joint Power Authority are commenting nor has a new financial partner been announced.

No word on whether or not anybody has contacted the Chinese.

Transbay Tower Timeline Moved Up, Payment To City Stays Down [SocketSite]
Transbay Land Cost Cut Another $50 Million For Shrunken Tower [SocketSite]
Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]
Turning To China For Capital To Kick-Start Developments In SF [SocketSite]

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

A Negative Yet Positive Step Forward For 2175 Market Street Project

2175 Market Street Site

As we first reported earlier this year, having quietly acquired the land on which the 76 Station at the intersection of 15th and Market Streets sits last year, Forest City is moving forward with their proposed 2175 Market Street mixed-use development.

2175 Market Street Rendering

As proposed, 88 apartments over 44 underground parking spaces and 6,500 square feet of ground floor retail would rise on the site, topped by a 3,791 square foot rooftop deck.

2175 Market Street Design: Aerial

While not an approval for the development, the Planning department has since issued a Preliminary Mitigated Negative Declaration with respect to the potential environmental effects of the proposed project, which is a good thing if you’re the developer and a step forward assuming the declaration is not (successfully) appealed within the next 20 days.

From 76 Station To 88 Apartments At 2175 Market Street As Proposed [SocketSite]

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

August 8, 2012

1400 Mission Street: The Revised Plans For Affordable Housing To Rise

Tenth And Mission Streets (www.SocketSite.com)

The entire west side of Tenth Street between Market and Mission was first approved for development in 2004 and called for the building of a 150-foot-tall affordable housing building on the corner of Mission and Tenth, a 200-foot-tall residential building on Tenth, and a 320-foot-tall municipal office building on the corner of Tenth and Market.

The site was split in 2007, the office use was dropped, and the northern two-thirds of the block was sold to Crescent Heights which first envisioned a 700-unit condo development which has since morphed into the 749-unit project that's rising at 1401 Market Street.

1401 Market Rendering: 2011

Currently leased to the builders of 1401 Market for construction staging, the plans for the site at 1400 Mission Street at Tenth have since been revised. And yes, the rooftop gardens once proposed for the portions of the building fronting Mission and Tenth Street are old news and long gone. The currently proposed project is ten stories along Mission Street and fifteen along Tenth Street with a podium courtyard on the second floor.

1400 Mission Street Design

Having partnered with Maracor, the TNDC led project is slated to yield 197 units of for-sale affordable family housing, including 87 two-bedroom condos and 24 three-bedrooms, over 5,000 square feet of ground floor commercial/retail space and parking for 48 cars by 2015.

Households earning between 70% and 150% of the Area Median Income (AMI) will qualify for the condos. And with respect to parking for bikes, the latest plans call for 66 spaces up from the 13 spaces approved in 2004.

Market Rate Development On Track In SF, Affordable Housing Isn’t [SocketSite]
Crescent Heights: 10th And Market Recap, Rendering, And Details
1401 Market Street: Redesigned And Cleared For Construction [SocketSite]
Affordable Housing Headwinds And TNDC's New Tack In San Francisco [SocketSite]
Upping The Ante For Bicycle Parking In San Francisco [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (31) | (email story)

July 30, 2012

Raising The Threshold For Requiring Below Market Rate (BMR) Units

On the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a proposed Planning Code amendment changing the threshold for new developments that must adhere to San Francisco’s Inclusionary Affordable Housing Program (i.e. provide BMR’s) from any project of five (5) or more units back to projects with at least ten (10) units as the Program established in 2002 but was changed in 2006.

Threshold for Application of Inclusionary Affordable Housing Program [sfbos.org]

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

July 23, 2012

8 Washington Opponents Deliver On Anti-Development Threat

As we first reported last month, with San Francisco’s Board of Supervisors having approved the Environmental Impact Report, Conditional Use Authorization, land sale and zoning amendments necessary for the 8 Washington Street development to rise, opponents of the project were planning to pursue a ballot measure to block the development.

With a little under 20,000 signatures needed to place an anti-development referendum on this November's ballot, a little over 31,000 signatures were delivered to San Francisco’s Department of Elections last week.

As noted by the Examiner: "If [the signatures are] certified, the board will vote again on the project. If the project passes again, it would go before voters this November. However, if it misses this year’s filing deadlines, it would appear on the November 2013 ballot. In the meantime, the project would remain stalled."

UPDATE: The Money And Motivation Behind The 8 Washington Ballot Measure.

8 Washington Gets The Board's Votes, Will It Need Yours As Well? [SocketSite]
8 Washington Watch: Development Approved! [SocketSite]
Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
Protest Alert: Rally Against 8 Washington [SocketSite]
8 Washington plan closer to vote [Examiner]
The Money And Motivation Behind The 8 Washington Ballot Measure [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (13) | (email story)

July 16, 2012

One Rincon Hill: The Ground Has Been Broken For Tower Two

One Rincon Hill Two Towers Site Plan

The ground has been broken for tower two at One Rincon Hill to rise. As we first reported earlier this year with respect to the 299-unit Phase II:

For the floor plans and unit layouts, Phase II will combine the two adjacent small one bedroom units at the center of the building curve above floor 25 into one two bedroom unit. The number of two bedroom units will increase and the number of one bedroom units will correspondingly be reduced. Approximately 60% of Phase II unit plans are the same as Phase I.
Significant improvements in the Phase II building will include a 3,600 square foot exercise facility and a top floor 4,000 square foot penthouse "Sky Lounge." (As comparison, current Phase I amenities include a 750 square foot exercise room and an 1,100 square foot Party Room). All amenities, including the existing swimming pool and spa deck facilities, will be available to occupants of both towers.

While currently being positioned as rentals, the second tower will be condo mapped and we expect to see a sales, rather than rental, office for the building which should be construction complete by the middle of 2014.

One Rincon Hill's TwoTowers

The One Rincon Hill Tower Two Timing, Design And Details Scoop [SocketSite]
One Rincon Hill's Tower Two Targeting June 11 Construction Start [SocketSite]

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

June 26, 2012

Turning To China For Capital To Kick-Start Developments In SF

Seeking nearly $2 billion to kick-start the development of Hunters Point and Treasure Island in San Francisco, according to the Wall Street Journal, developer Lennar is in talks with the China Development Bank (CDB) to provide the capital with former deputy mayor of San Francisco Kofi Bonner leading Lennar's charge.

In recent years, Chinese state money—in large part provided by CDB and its counterpart the Export-Import Bank of China—has been pivotal in funding major infrastructure and resource projects around the world, but the bulk of that activity has been in developing countries in Africa, South America and Asia.
That has resulted in the construction of dams, airports, railways, highways and sports arenas that otherwise wouldn't get built, primarily in developing countries. Funding is typically conditional upon Chinese developers and contractors being used to build the projects. And in order to keep costs down, and in many cases to ensure the necessary expertise, at least a portion of the workforce is flown in from China.
This would be difficult or impossible in San Francisco, where local regulations and deals cut with local governments generally require developers to use local labor and pay prevailing wages.

We'll call that last paragraph an understatement.

Chinese Target U.S. Homes [Wall Street Journal]
Treasure Island Redevelopment Plans Approved! (Appeal Rejected) [SocketSite]
Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (33) | (email story)

June 13, 2012

8 Washington Gets The Board's Votes, Will It Need Yours As Well?

Having approved the Environmental Impact Report and Conditional Use Authorization necessary for the 8 Washington Street development to rise last month, yesterday San Francisco’s Board of Supervisors approved the land sale and zoning amendment for the development by a vote of 8-3 with Supervisors Avalos, Campos and Chiu opposing.

According to Supervisor Chiu, however, in addition to lawsuits, opponents of the project are planning to pursue a ballot measure to block the development.

8 Washington Watch: Development Approved! [SocketSite]
Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
Protest Alert: Rally Against 8 Washington [SocketSite]

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

June 8, 2012

17 Stories And 273 Rental Units Ready To Rise At 55 9th Street

55 Ninth Street: Lot

First approved for development in 2007 and having since been sold to AvalonBay, the construction of 17 stories at 55 9th Street with 273 rental units over ground floor retail and parking is slated to break ground next month.

Approved For 17 Stories But 34 Trees For Now As Proposed [SocketSite]
AvalonBay plans Mid-Market rentals for Gen Y tenants [San Francisco Business Times]

Posted by socketadmin at 7:00 AM | Permalink | Comments (0) | (email story)

June 4, 2012

No Permits Yet, But Now No Parking (Nor BMRs) At 3500 19th Street

3500 19th Street Sign

Having sold for $1,700,000 in December of 2010, a plugged-in reader and blogger reports a "NO PARKING!! LOT IS SOLD!!" sign has finally been posted at the surface area parking lot at 3500 19th Street and Valencia.

As we first reported last year, the site is entitled for a five-story building with 17 dwelling units (a mixture of one and two-bedrooms as proposed) and 2,958 square feet of retail. The project will be built with 15 parking spaces including two (2) for car share.

The design hasn’t been finalized and permits have yet to be issued to start building, but a few months ago the Planning Commission did approve a request to allow the project’s affordable housing requirement to be fulfilled by an in lieu fee rather than built onsite.

3500 19th Street Rendering

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

Not A Lot For The Lot At Valencia And 19th Street (3500 19th Street) [SocketSite]
Goodbye parking lot - hello housing? [urbanlifesigns]

Posted by socketadmin at 4:45 PM | Permalink | Comments (12) | (email story)

May 30, 2012

The Daytime Downside To The Development Of Mission Bay

A plugged-in reader reports:

Mission Bay is a pretty godawful place to be during the day now due to the relentless pile-driving going on as part of these new developments. It's louder than WW2 over here.
To add to the cacophony, there's a severely out-of-tune bagpiper who practices at the same time along Mission Creek. Normally when people practice things they get better at it. These are, apparently, not normal times.

In addition to the Mission Bay lots currently under development or soon to break ground, the Giants are still swinging to break ground on the 27-acre Mission Rock project by 2015, the development of which will likely span a decade.

And Then There Was (Mission Bay Block) One [SocketSite]
Mission Bay Neighborhood Block And Construction Watch [SocketSite]
Mission Rock Plans Dusted Off With Giants Swinging For A 2015 Start [SocketSite]

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

From Renderings To Reality (So To Speak) At 2299 Market Street

Originally rendered with an Apple store below, then re-rendered with simply STORE, it’s a plugged-in tipster that notes Bank of the West has filed an application to occupy fill the ground floor commercial space of 2299 Market Street, the five story building that's finally filling the Castro's decades-old Hole in the Ground.

2299 Market Street Site (www.SocketSite.com)

Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
2299 Market As Proposed, Opposed, And Recommended By Planning [SocketSite]
Formulating Controls To Chase Financial Services Away [SocketSite]
Construction Commences On The Decades-Old "Hole In The Ground" [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (19) | (email story)

May 29, 2012

401 Grove Street Gets Its Groove On Despite Intimations Otherwise

401 Grove Aerial

Last July, San Francisco’s Planning Commission approved the development of 63 residential units over 5,000 square feet of ground floor retail and 37 parking spaces (32 residential, 3 commercial, and 2 car share) upon the parking lot at 401 Grove Street.

While the written application for development indicated the project was "proposing parking in an amount which is principally permitted by the Planning Code" (32), the plans depicted seven residential tandem parking spaces, seven more spaces than were approved.

401 Grove Street Revised Design

Intimating the "loss" of the seven parking spaces "in an environment where financing and equity are extremely difficult to put together" could jeopardize the entire development, the project sponsors requested an amendment to allow a total of 44 spaces.

Following a couple of failed motions, the Planning Commission effectively rejected the amendment. And a few weeks later, the developer applied for the permit to start work and the ground has since been broken.

401 Grove Site: 5/29/12 (www.SocketSite.com)

Expect the building to be finished by the end of 2013 or early 2014.

401 Grove Street: The Revised Designs And Density [SocketSite]
Permits For 401 Grove On Hold Over Parking Dispute With Planning [SocketSite]
The 401 Grove Street Seven And Great Parking Debate Continued [SocketSite]

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

May 24, 2012

2001 Market Street: Let’s Get Ready To Rubble And Build!

2001 Market Street Site: 5/24/12 (www.SocketSite.com

Demolition and excavation permits have been granted, as a plugged-in tipster reports, a construction fence now surrounds the former S&C Ford dealership at Market and Dolores, and the Prado Group has started clearing the way for 2001 Market Street to rise.

2001 Market Street Rendering

Once again, an eight story building along Market Street (stepping down to four stories at 14th Street) with 82 residential units over a 31,000 square foot Whole Foods and 101 parking spaces will rise on the site over the next 19 months if all goes as planned.

2001 Market Street Demo (www.SocketSite.com)

UPDATE: Speaking of going as planned, from the comments:

There have been rumors floating around that Whole Foods has pulled out of this project, having decided that building new stores is not cost-effective when compared to rehabilitating existing buildings. Their withdrawal would endanger the entire project. Anyone plugged-in to be able to confirm or deny that?

At this point, that's a rumor we can neither confirm nor deny. Readers?

UPDATE: Consider the rumor busted. From the Prado Group: "...Whole Foods is happening. Look forward to the store opening in fall 2013." Pass it along.

2001 Market Street Development (AKA Whole Foods Castro) Approved [SocketSite]
2001 Market Street Prepares To Meet The Planning Commission [SocketSite]
Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]

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

May 21, 2012

The 260 Fifth Street Scoop: Late Summer Start On 181 Units

900 Folsom/260 Fifth: Project Site

Hidden behind the 282 rendered units of 900 Folsom, the ground for which is set to be ceremonially broken this afternoon, Avant Housing’s sister project at 260 5th Street is currently scheduled to start construction late summer 2012 and will yield 181 residential units over 5,000 square feet of retail along 5th Street.

260 5th Street Building Corner

Full disclosure: We were engaged by Avant Housing to consult on the development of 260 5th Street but received no compensation for this post.

900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
Groundbreaking Mid-Market News: 900 Folsom At Fifth [SocketSite]
New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (13) | (email story)

One Rincon Hill's Tower Two Targeting June 11 Construction Start

One Rincon Hill's TwoTowers

As we first reported with respect to One Rincon Hill’s Phase and Tower 2 in March:

Construction is anticipated to start approximately June 1, 2012 and be completed in an estimated 26 months. The building design, unit size and unit mix can be summarized as a 50 story [or 450 foot] version of Phase I...
For the floor plans and unit layouts, Phase II will combine the two adjacent small one bedroom units at the center of the building curve above floor 25 into one two bedroom unit. The number of two bedroom units will increase and the number of one bedroom units will correspondingly be reduced. Approximately 60% of Phase II unit plans are the same as Phase I.
Significant improvements in the Phase II building will include a 3,600 square foot exercise facility and a top floor 4,000 square foot penthouse "Sky Lounge." (As comparison, current Phase I amenities include a 750 square foot exercise room and an 1,100 square foot Party Room). All amenities, including the existing swimming pool and spa deck facilities, will be available to occupants of both towers.

Having first been approved for development in 2005 before falling on hard times, on Thursday San Francisco’s Planning Commission is expected to extend the development’s expired entitlement and clear the way for a groundbreaking next month (June 2012).

One%20Rincon%20Hill%20Two%20Towers%20Site%20Plan.jpg

One Rincon Hill’s Second Tower will yield 299 units all of which will be market rate with a $15,090,879 fee paid to the city in-lieu of including any Below Market Rate (BMR) units.

In addition to the BMR fee, the city will collect a $4,035,150 Rincon Hill Infrastructure Impact Fee, a $5,140,726 SOMA Stabilization Fund Fee, and a School Fee of $988,431.

The target date for pulling the Site Permit and to begin shoring is now June 11, 2012.

The One Rincon Hill Tower Two Timing, Design And Details Scoop [SocketSite]
One Rincon Hill Tower Two Site In Play [SocketSite]
Where The Development Fee Dollars Are (And Are Going To Be Spent)

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

May 18, 2012

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 (8) | (email story)

May 17, 2012

San Francisco’s Total Housing Inventory And Pipeline Report

San Francisco Housing Stock by Planning District

The Planning Commission will get their first peek at the Planning Department’s latest Housing Inventory report this afternoon, you get it this morning.

With 372,831 total housing units in San Francisco, a third of which are single-family homes and only a quarter of which are in buildings with over 20 units, total new housing production in 2011 totaled 418 units, the lowest production since 1993 and versus an average of 1,890 units per year from 2000-2010. In addition, 149 units were lost through demolition, merger or the removal of illegal units in 2011 for a net gain of only 269.

Building permits were pulled for new 1,998 units in 2011, units which should be online within two to three years. And while 57 proposed projects totally 15,060 units were entitled in 2011, that includes 7,800 units on Treasure Island and 5,680 units in Park-Merced, projects which have timelines measured in decades, not years.

Since 2007, a total of 10,438 housing units were constructed in San Francisco, 88 percent of which were in buildings of 20 units or more. Since the year 2000, 24,519 net new units have been built.

San Francisco Housing Inventory: 2011 [sfplanning.org]
Is A Lack Of Density Cooking San Francisco's Golden Tech Goose? [SocketSite]
Treasure Island Redevelopment Plans Approved! (Appeal Rejected) [SocketSite]
The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]

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

May 15, 2012

The 380 14th Street (AKA 299 Valencia) Sales Scoop

299 Valencia 4/3/12 (www.SocketSite.com)

A plugged-in tipster reports with respect to 299 Valencia:

My friend just opened escrow on a unit there. The models aren’t even open to the public yet, elevator isn’t installed, lobby still under construction...just agents bringing clients in through a back staircase. Yet the building is almost 60% sold, according to the agent. The 4 BMRs aren’t even priced yet. They’re projecting the first closings for mid/late June.

Also noted by our tipster, "the building is called '299 Valencia' but the address on deeds will actually be 380 14th Street. It’s going to be up to the Post Office if they’ll honor mail addressed to 299 Valencia."

299 Valencia Unwrapped [SocketSite]
299 Valencia Scheduled To Start Selling To Hipsters Next Month [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

May 14, 2012

55 Laguna: The Latest Rehabilitation Plans And Progress

55 Laguna Campus Aerial

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.

55 Laguna: Richardson Hall Rendering 2012

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.

55 Laguna Site Plan 2012

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

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

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

May 9, 2012

Citing "Market Conditions," 870 Harrison Seeks 3 More Years To Start

870 Harrison: Rendering

As plugged-in people know, the building of a 65-foot-tall mixed-use building at 870 Harrison Street was approved back in 2009.

Running out of time to start construction before its approval expires, and citing "economic issues and market conditions caused by the economic recession," tomorrow San Francisco's Planning Commission will entertain a request to extend approval until 2015, without which "the project cannot be built and San Francisco will lose 26 residential units, including 4 BMR units (17% of the total units), as well as 2,324 square feet of PDR space" upon the site.

870 Harrison (Image Source: MapJack.com)

870 Harrison Update: Development Unanimously Approved [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (2) | (email story)

April 27, 2012

Approved But Still Seeking Financing To Start Construction On Sixth

345 6th Street

Citing an inability to secure financing, next week the sponsors of the 5-story building that was approved to rise at 345 6th Street will seek an extension to start construction on the 36 dwelling units over ground floor retail by January, 2014.

Proposal For 345 6th Street Development: Scoop, Meeting And Design [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (0) | (email story)

April 23, 2012

Cathedral Hill Hotel Demolition Paperwork Filed, Poised To Fall

Proposed CPMC Cathedral Hill Hospital Site (Image Source: MapJack.com)

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 (12) | (email story)

April 20, 2012

La Boulange On 9th Avenue Unanimously Approved

1266 9th Avenue Rendering

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 (7) | (email story)

April 18, 2012

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

1266 9th Avenue

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.

1266 9th Avenue Rendering

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 Rendering with 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 (34) | (email story)

April 13, 2012

Arquitectonica Designed 1998 Market Street Ready To Break Ground

1960-1998 Market: Revised Design

Unanimously approved by the Planning Commission back in 2009, the plans for 115 condos to rise in an Arquitectonica designed development at 1998 Market Street have been dusted off and permits pulled with construction expected to begin within 30 days.

1960-1998 Marke Street: Revised Design

Construction is slated to last for 18 months with the affordable housing (BMR) component for the project built offsite in a 24-unit project at 1600 Market Street, the Stanley Saitowitz design for which won't be rising, Forum Design has been tapped for that project instead.

The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
Condos struck by Magic [San Francisco Business Times]
Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

April 9, 2012

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)

April 6, 2012

The 1% And Proposed Trust Fund Even Occupiers Should Support

Adopted in 1985, San Francisco Planning Code Section 429 currently requires developers to spend one percent (1%) of construction costs for on-site public artwork for most new development projects or additions to existing buildings over 25,000 square feet.

In the words of a reader last month with respect to the City's 1% for Art program:

Let's talk about the McArt glued into every office plaza/condo tower in town for a second. 1% for Art is a fantastic concept: good job, City. How about creating an allowance (ie, an option) that would allow the builder to pool that money into a central City fund rather than have it dedicated to on-site one-liners (at the City's discretion)? It's nice to have art, but it'd be nicer to have a massive pool quickly build up that could be used to do something truly spectacular every few years or so: maybe build a museum or park or a new theater with a funding base.

Working its way through San Francisco’s Land Use and Economic Committee and likely to be adopted next week, an amendment to Section 429 which would establish a Public Artwork Trust Fund to be administered by the Arts Commission for the "creation, installation, exhibition, conservation, preservation, and restoration of temporary and permanent public art and capital improvements to nonprofit art facilities."

While not compulsory, developers will have the option of contributing all, or part, of their 1% for Art fees to the fund in lieu of on-site spending.

Public Art Fee and Public Artwork Trust Fund Amendment [sfbos.org]
Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]

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

April 3, 2012

299 Valencia Unwrapped

299 Valencia 4/3/12 (www.SocketSite.com)

Much of the scaffolding has been removed from around 299 Valencia, the building of 36 one and two-bedroom condos over retail and 27 parking spots on the corner of Valencia and 14th Streets where a surface area parking lot once laid.

As the building was most recently rendered, prior to a bout of VE:

299 Valencia Rendering

299 Valencia Scheduled To Start Selling To Hipsters Next Month [SocketSite]
Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

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

March 30, 2012

14 Stories At 1415 Mission Street Back In Play

1415 Mission Site

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.

1415 Mission Street Rendering

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 27, 2012

The One Rincon Hill Tower Two Timing, Design And Details Scoop

One Rincon Hill Tower Two Site (www.SocketSite.com)

A plugged-in tipster over at One Rincon Hill delivers the design, timing and detailed scoop with respect to the second tower and One Rincon Hill Phase II:

Construction is anticipated to start approximately June 1, 2012 and be completed in an estimated 26 months. The building design, unit size and unit mix can be summarized as a 50 story version of Phase I as displayed at the scale model located in the sales office.
For the floor plans and unit layouts, Phase II will combine the two adjacent small one bedroom units at the center of the building curve above floor 25 into one two bedroom unit. The number of two bedroom units will increase and the number of one bedroom units will correspondingly be reduced. Approximately 60% of Phase II unit plans are the same as Phase I.
Significant improvements in the Phase II building will include a 3,600 square foot exercise facility and a top floor 4,000 square foot penthouse "Sky Lounge." (As comparison, current Phase I amenities include a 750 square foot exercise room and an 1,100 square foot Party Room). All amenities, including the existing swimming pool and spa deck facilities, will be available to occupants of both towers.

Phase II will be "constructed and marketed as [condominiums],” but with a plan for rentals "should the market require… with the ultimate objective of re-establishing condominium sales as the market allows."

A single Home Owners Association will include both Phase I and Phase II units. If Phase II enters the market as rentals, Principal Real Estate Investors will "become part of the existing HOA to operate and manage both buildings."

Also noted, the developer is "in discussions with Caltrans about potentially using the existing Caltrans property next to the Bay Bridge, adjacent and south of the Phase II site" as a private landscaped park for the use of One Rincon Hill.

One Rincon Hill Tower Two Site Sold, Rentals Likely To Rise [SocketSite]
One Rincon Hill (425 First) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (27) | (email story)

March 20, 2012

Breaking Ground At 530 Folsom For The Rene Cazenave Apartments

530 Folsom Rendering

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

One Rincon Hill Tower Two Site (www.SocketSite.com)

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 8, 2012

1840 Washington Online, Priced And A Peek Inside

1840 Washington 2012

The steel framed 1840 Washington is construction complete, with 1-to-1 parking, on-floor external storage for each unit, and a community rooftop terrace with BBQ and views.

1840 Washington Roof Deck

One-bedrooms from 837 to 863 square feet are priced from $709,000 to $875,000; two-bedrooms from 923 to 1,009 square feet are priced from $825,000 to $1,145,000.

1840 Washington Kitchen

The south-facing three-bedroom penthouse is 1,467 square feet with a 604 square foot terrace and priced at $2,095,000 with HOA’s of $545 per month.

1840 Washington: Rendering, Timeline And Floor Plan Scoop [SocketSite]
The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos [SocketSite]
1840 Washington: Construction Commences (And Calling All Tipsters) [SocketSite]
1840 Washington: The Design (By Way Of A Plugged-In Tipster) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (9) | (email story)

March 1, 2012

Conversion Of 1945 Hyde Street Set To Get Started

1945 Hyde

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.

1945 Hyde Rendering

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 24, 2012

Millennium And One Hawthorne 70% Sold, Madrone Closings In July

San Francisco’s Millennium Tower has hit the 70 percent sold mark, recently averaging $1,075 per square foot with 130 condos left to sell, as has One Hawthorne with 55 condos left to move. Over in South Mission Bay, Madrone has 90 of 211 Phase One condos in contract with actual closings starting in July.

Condo market springs to life [Business Times]
Millennium Tower: "Confidential Investment Opportunity" (And Sales) [SocketSite]
One Hawthorne: The SocketSite Straight Scoop (And Sales Update)
Madrone: T-Minus Two Months To Official Grand Opening [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (0) | (email story)

February 21, 2012

Arc Light "Urban Lofts" At 21 Clarence Place Leasing Come April

Arc Light Lofts: 21 Clarence Place (www.SocketSite.com)

As a plugged-in tipster notes, the Martin Building Company’s Arc Light Co. re-development of 178 Townsend (a.k.a. 21 Clarence Place) will be available for lease in April. North and south facing roof decks with a custom spa, grilling area, and enclosed dog run are atop the building while 29 different floor plans, ranging from studios to three bedrooms, are within.

178 Townsend Moves Forward While 72 Townsend Leases Instead [SocketSite]
Arc Light Co. Residences (21 Clarence Place) | Floor Plans [arclightco.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (24) | (email story)

February 17, 2012

201 Folsom Towers Floor Plan Sneak Peek

201 Folsom Arquitectonica Design

With signature Infinity floor plans which are fabulous for taking in the views but many find frustrating to actually furnish, the discussion surrounding the re-designed towers of 201 Folsom, Tishman Speyer’s sister project to the Infinity, quickly turns to the floor plans, the most common plans for which a plugged-in tipster delivers a sneak peek

Click the images to enlarge, and continue reading for more plans and floors.

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
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 10:45 AM | Permalink | Comments (37) | (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 14, 2012

The 401 Grove Street Seven And Great Parking Debate Continued

401 Grove Street Revised Design

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.

401 Grove Site

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 8, 2012

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop

201 Folsom Arquitectonica Design

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.

201 Folsom Arquitectonica Design

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

201 Folsom Arquitectonica Design

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.

201 Folsom Arquitectonica Design

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 (42) | (email story)

February 7, 2012

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

201 Folsom Site

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 Rendering

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.

2800%20Sloat%202011.jpg

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 (14) | (email story)

February 1, 2012

299 Valencia Scheduled To Start Selling To Hipsters Next Month

299 Valencia Rendering

The sales office for the 36 one and two-bedroom condos rising at 299 Valencia is currently scheduled to open next month. Prices are said to be "starting in the $400,000s," but we’d be (pleasantly) surprised if that includes any units with one of the 27 parking spots.

Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

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

The Past, Present, And Future For 121 Golden Gate Avenue

121%20Golden%20Gate%20Ave%20Existing.jpg

The St. Anthony Foundation will serve their last lunch from the basement of the two-story building at 121 Golden Gate Avenue today, will serve to-go meals tomorrow and Friday, and will move across the street to a temporary dining room for two years while a new ten-story building with 90 senior housing units over a ground floor dining hall rises.

121 Golden Gate Avenue

Designs For Building Senior Housing At 121 Golden Gate Avenue [SocketSite]
An Alternative To Preserve The Past At 121 Golden Gate Avenue [SocketSite]

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

January 20, 2012

The Designs For Daggett Park

Daggett Park Schematic

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.

Daggett Park Rendering

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"

2299 Market Street Site (www.SocketSite.com)

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 5, 2012

One Rincon Hill Tower Two Site In Play

One Rincon Hill Tower Two Site (www.SocketSite.com)

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)

December 28, 2011

Construction Commences On 120 Units At Folsom And Essex

Transbay%2011A%20Design.jpg

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.

Transbay Block 11A Site (Image Source: MapJack.com)

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 (64) | (email story)

November 1, 2011

1401 Market Street: Redesigned And Cleared For Construction

1401 Market Rendering

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.

1401 Market Rendering: 2011

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

Mission Bay Block 2 Watch (And Renderings)

Mission Bay Block 2: 10/2011 (www.SocketSite.com)

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.

Mission Bay Block 2: Rendering

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.

Mission Bay Block 2 Rendering: Fourth Street Facade

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 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:

1880 Mission Past

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

1800 Van Ness: The Revised Designs For 98 Units To Rise

Once slated to become "The Sterling of San Francisco," an eight-story, 62-unit senior living community, the latest designs for 1800 Van Ness at Clay call for an eight-story, 94-unit mixed-use building over 95 parking spaces and 4,900 square feet of commercial space and a four-story, 4-unit residential building with 4 parking spaces on Washington.

As proposed, the development will yield 1 studio, 44 one-bedrooms, 51 two-bedrooms and 2 three-bedrooms. And by way of negotiations with the Middle Polk Neighborhood Association, and in exchange for their support, 15 of the units will be Below Market Rate and parking for 41 bikes and at least three car share vehicles will be included on-site.

As the corner of Van Ness and Clay currently appears:

1800 Van Ness Avenue (Image Source: MapJack.com)

And as was once proposed for The Sterling:

The Sterling of San Francisco: Design Proposal

Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M [SocketSite]
Serving Up The Seniors (Rather Than The Copies) At 1754 Clay Street [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (12) | (email story)

September 27, 2011

The Renderings For What’s Rising At 1150 Ocean Avenue

1150 Ocean Avenue Rendering

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.

1150 Ocean Avenue Rendering

1150 Ocean Avenue Rendering

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 (34) | (email story)

September 9, 2011

SF's New Public Safety Building Officially Breaks Ground On Third

San Francisco PSB Rendering: East

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.

San Francisco PSB Rendering: South

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 PSB Rendering Detail

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 7, 2011

Permits Pulled To Raze And Rebuild At 350 Mission

350 Mission Street

Having survived an interesting appeal, permits to demolish the existing four-story building at 350 Mission and construct a 350 foot tower in its place have been pulled which is the opposite of withdrawn in construction speak.

350 Mission Atrium Rendering

350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
More Than Meets The Eye Behind The Opposition To 350 Mission? [SocketSite]
GLL getting closer to construction at 350 Mission in San Francisco [Business Times]

Posted by socketadmin at 8:15 AM | Permalink | Comments (9) | (email story)

September 1, 2011

1285 Sutter Street Falling: From Imminent To Underway

1285 Sutter Street Facade 9/1/11 (www.SocketSite.com)

Behind the Galaxy’s façade, the tower for which has been stripped of glass, the wrecking crew is in action and the long overdue demolition of 1285 Sutter Street is underway.

1285 Sutter Street Falling (www.SocketSite.com)

As we first reported last week:

Permits to demolish the long shuttered Galaxy Theater at 1285 Sutter Street and erect a 13-story building with 107 condominiums over 10,000 square feet of retail (Trader Joe’s lease for which expired) and basements for 127 parking spaces were approved last week.

1285 Sutter Rendering

As a plugged-in tipster reports, the site which was purchased by Portland, Oregon based developer Gerding Edlen for $9.25 million (versus an $18 million ask in 2008) has since been fenced off and demolition is imminent.

Once again, if all goes as scheduled, the new building should be construction complete and ready for occupancy and retailing in early 2013. We'll keep you plugged-in.

1285 Sutter Approved For Imminent Demolition And Reconstruction [SocketSite]
1285 Sutter: Fully Entitled, Retail Pre-Leased, And...On The Market [SocketSite]

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

August 24, 2011

1285 Sutter Approved For Imminent Demolition And Reconstruction

1285 Sutter Rendering

Permits to demolish the long shuttered Galaxy Theater at 1285 Sutter Street and erect a 13-story building with 107 condominiums over 10,000 square feet of retail (Trader Joe’s lease for which expired) and basements for 127 parking spaces were approved last week.

As a plugged-in tipster reports, the site which was purchased by Portland, Oregon based developer Gerding Edlen for $9.25 million (versus an $18 million ask in 2008) has since been fenced off and demolition is imminent.

If all goes as currenlty scheduled, the new building should be construction complete and ready for occupany and retailing in early 2013. As always, we'll keep you plugged-in.

1285 Sutter Street Rendering

UPDATE: As a couple of plugged-in readers quickly note, while Trader Joe's was once slated to occupy the ground floor retail at 1285 Sutter as rendered above, it's rather unlikely they'll do so considering their plans to open at 1401 California.

1285 Sutter: Fully Entitled, Retail Pre-Leased, And...On The Market [SocketSite]
From Cala To Condos To Trader Joe's At 1401 California [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (33) | (email story)

August 3, 2011

1945 Hyde: Planning's Decision Upheld As Appellant A No-Show

1945 Hyde Rendering

A plugged-in reader reports with respect to yesterday's appeal of the Planning Department’s decision that the proposed adaptive reuse of 1945 Hyde Street is exempt from formal environmental review.

The Board voted 11-0 that the determination of the Planning Dept. should be upheld. Even David Chiu in whose district the project is located was unsympathetic with the appellant who failed to appear.

Approved by the Planning Commission in June, it was the Russian Hill Community Association (RHCA) which had filed the appeal in an attempt to block the redevelopment, an appeal which would have added years and big bucks to the development if successful.

Appealing The Impact Of The Approved Rebuilding Of 1945 Hyde [SocketSite]
1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]

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

August 2, 2011

Millennium Tower: "Confidential Investment Opportunity" (And Sales)

San Francisco's Millennium Tower (www.SocketSite.com)

A plugged-in tipster delivers the email from the Managing Director of Carlton Advisory Services, Inc. with respect to a "Confidential Investment Opportunity" in San Francisco:

Carlton has been retained on an exclusive basis by a European investor to sell a membership interest in a luxurious 60-story residential tower in San Francisco, CA. The development was delivered in 2009 and consists of 419 units. At 645 feet, the development is the fourth tallest building in San Francisco and the tallest residential building in the United States west of Chicago.
Through June 30, 2011, 188 units have already been sold. During 2011, sales have accelerated substantially. The developer has closed 40 units for the period from January 1, 2011 through June 30, 2011 and approximately 16 more units are under contract.

Said building would be Millennium Tower.

To be clear, the offering isn’t for any specific units but rather an interest in the development by way of a minority investor within the development group. And it’s entirely possible the offering is simply an attempt to value said interest.

The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]
Millennium Tower (301 Mission) Update: 30% Closed Or In Contract (2009) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (6) | (email story)

July 11, 2011

399 Fremont: From Condos To Rentals And Flowers For Another Year

399 Fremont Rendering

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.

399 Fremont Flowers

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 (9) | (email story)

July 6, 2011

(Un)Paving The Way For 333 Harrison To Rise By 2013

333 Harrison Site

As a tipster reports, the parking lot at the corner of Fremont and Harrison has been closed. And as plugged-in people know, it’s a 7-story building with 308 rental units, subterranean parking for 204, and a landscaped park which will rise in the lot's place.

333 Harrison: Neighborhood Context (Image Source: dbarchitect.com)

Once again, the majority of units will be one-bedrooms averaging 500 square feet, the building will be condo mapped for future conversion, and construction will take roughly two years with the units ready for occupancy in 2013.

DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison [SocketSite]
A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (27) | (email story)

June 29, 2011

Madrone: T-Minus Two Months To Official Grand Opening

Madrone Rendering

The official "Grand Opening" for sales of 329 new condos in Mission Bay, a development born Radiance West but since dubbed "Madrone," is slated for mid-September.

Prices are set to start at $495,000 for a 731 square foot one-bedroom with two-bedrooms priced from $689,000 (1,040 square feet) and townhomes priced from $899,000 (1,600 square feet). Prices are currently set to top out at just below two million for 1,925 top floor tower square feet with private terraces.

Radiance West (325 China Basin Phase Two) Construction Underway [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (17) | (email story)

June 27, 2011

Candlestick Heights Hits The Market Well Under $400 Per Square

Stalled out in 2008 when targeting $600 a square foot ($600,000 to $700,000 a unit), work on Candlestick Heights restarted last year with pricing expected to be "just under $400 a square."

The first few Candlestick Heights homes at 857 Jamestown Avenue have now been listed with prices starting at $365,000 for a 1,102 square foot two-bedroom ($331 per square) and a 1,308 square foot three-bedroom for $445,000 ($340 per square).

And no, these aren’t Below Market Rate (BMR) units.

But speaking of sale restricted BMR's, as a plugged-in reader adds, "note that the listed sales prices are very close to the upper limits of the City's inclusionary housing program at the 110% median income level."

UPDATE (6/28): While we do believe the units were originally designed to sell in the neighborhood of $600 per square foot, according to the current sales office, the development was never actually priced above $500 per square.

The Heights At Candlestick “On Hold” According To The Sales Center [SocketSite]
It's Game (Back) On For "The Heights At Candlestick" [SocketSite]
Candlestick Heights [candlestickheights.com]
∙ Listing: 857 Jamestown Avenue #101 (3/2) 1,308 sqft - $445,000 [MLS]
∙ Listing: 857 Jamestown Avenue #205 (1/1) 1,229 sqft - $369,000 [MLS]

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

Puttin’ The Ritz-Carlton Lake Tahoe On The Courthouse Steps

Ritz-Carlton Lake Tahoe

As owners of the Ritz-Carlton Residences in San Francisco continue to struggle, the Ritz-Carlton Highlands Lake Tahoe near Northstar-at-Tahoe is scheduled to hit the courthouse steps in Roseville this afternoon with $164,717,243 in principal, interest and fees due on two loans totaling $157,000,000.

From the managing partner of the development in back in April 2010:

"We're working closely with the bank to address some financing-related matters, and once those are resolved, the outstanding balance will be paid," Riva said. "We hope to resolve this in the next 60 days."

It's now 437 days later and Bank of America has grown tired of banking on hopes.

A Violation Of Trust [SocketSite]
The Ritz-Carlton, Lake Tahoe [ritzcarlton.com]
Bank of America files notice of default on Ritz-Carlton Highlands Lake Tahoe [sierrasun]

Posted by socketadmin at 8:45 AM | Permalink | Comments (33) | (email story)

June 21, 2011

Transbay Transit Center Rooftop Park Community Meetings Tomorrow

Transbay Center Revised Design

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

55 9th Street Design

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.

55 Ninth Street: Lot

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 16, 2011

Speaking Of (Well) Below Market Rate Units...

3190 Scott Street

Speaking of below market rate (BMR) units, applications to purchase a brand new two-bedroom condo at 3190 Scott (aka 2350 Lombard) for $277,650 are due by July 11.

The purchase price for the 1,057 square foot unit #303 on the border of Cow Hollow and the Marina includes a parking space. HOA dues are currently set at $428 per month. And to qualify, a two person household (the minimum for a two-bedroom unit) can currently be earning no more than $71,550 per year.

Market rate units in the building are currently priced from $799,000 with the most expensive two-bedroom having sold for $980,000 in December.

∙ MOH Listing: 3190 Scott Street #303 (2/2) - $277,650 (BMR) [sf-moh.org]
2350 Lombard Rising: Twelve New Townhouses Over Commercial [SocketSite]
Below Market Rate For Above Market Down (And A Bit Of Irony) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (43) | (email story)

June 14, 2011

365 Fulton Exposed

365 Fulton: 6/14/11 (www.SocketSite.com)

Formerly known as Central Freeway Parcel G, to be known as the Dr. Raye Richardson Apartments, and having started site work early last year, the scaffolding around 365 Fulton is almost completely down from around the five story development at the corner of Gough.

365 Fulton Design Detail: 6/14/11 (www.SocketSite.com)

As plugged-in people know, the development will yield 120 studios for extremely low income, formerly chronically homeless individuals; 2,680 square feet of ground floor retail; and 2,000 square feet of social service program space.

And the yellow was a post community input added touch to the David Baker design.

365 Fulton (AKA Parcel G) Design Evolved, Site Work Commences [SocketSite]
In The Name Of Dr. Raye Richardson For 365 Folsom (AKA Parcel G) [SocketSite]
RFPs For Housing Along Octavia Boulevard [SocketSite]

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

June 10, 2011

121 9th Street Unwrapped And 20 New Condos A Few Weeks Away

Plugged-in people have known what was rising, and what had been, at 121 9th Street. And they now know the building, having recently been unwrapped, should be construction complete in two or three weeks and 20 new residential condos are coming soon.

121 9th Street Rising (And From Diptych To Triptych If You'll Please) [SocketSite]

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

June 7, 2011

MacFarlane Moves...On 180 Units Across The Bridge

195-205 Tamal Vista Boulevard

MacFarlane Partners has just acquired the 4.5-acre property at 195-205 Tamal Vista Blvd. on which the former WinCup manufacturing plant sits across the bridge in Corte Madera.

Having recently been approved for rezoning to allow for three and four-story multifamily development on the site, MacFarlane Partners plans to raze the manufacturing plant and build 180 apartments and 5,000 square feet of ground floor retail in its place.

195-205 Tamal Vista Blvd Rendering

As plugged-in people know, MacFarlane Partners also recently acquired the 1844 Market Street site on which a 113 residential units and retail is slated to quickly rise.

1844 Market Street: Let’s Get Ready To Rumble Build! [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (5) | (email story)

June 2, 2011

A Bit Of Color On (And For) Salesforce's Campus In Mission Bay

Salesforce Mission Bay Rendering

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 Mission Bay Rendering: Plaza

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!

1844 Market Street: 5/27/11 (www.SocketSite.com)

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.

1844 Market: Design

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

555YVR Scoop: Half Sold And Now Going Rental With The Rest

555YVR Courtyard

On the market since 2009, and with only half of its 87 condos having sold and one in contract, according to a plugged-in tipster, 555YVR (Ygnacio Valley Road) over in Walnut Creek will be going the rental route with its unsold inventory starting June first.

In the words of our tipster: "After going through [two] sales teams and fighting an uphill battle amidst all the foreclosure activity in CoCo County, the developers will rent the homes for now and attempt to resale them in the future."

Currently asking from $349,000 to $449,000 for one-bedrooms which range from 763 to 1,080 square feet, and $499,000 to $675,000 for two-bedrooms ranging from 1,147 to 1,308 square feet, according to our tipster they’re going to be targeting rents from $2,000 a month for the one-bedrooms up to $2,800 for the twos.

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

May 6, 2011

The Design To Breath New Life (And Light) Into 435 Duboce

435 Duboce Design

The new design for the building at 435 Duboce will yield three new residential units for a total of five in the building which once housed a 6,000 square foot church as well.

435 Duboce During (www.SocketSite.com)

In the works since 2008 and now well underway, a commercial space once hidden will open to the sidewalk and help "breathe life into the [formerly] static façade."

435 Duboce Before

435 Duboce Project Design: "Duboce Ave Multi-Unit" [mcelroyarch.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

SFJAZZ Center Set For Ceremonial Ground Breaking This Afternoon

SFJAZZ Center Rendering

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:

Corner of Franklin and Fell

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)

April 27, 2011

Designs For Salesforce's Global Headquarters Complex in Mission Bay

Salesforce.com Mission Bay Parcels

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 21, 2011

The Reconstruction Of 408-416 Bosworth Has Recommenced

408-416 Bosworth (www.SocketSite.com)

According to a plugged-in reader, reconstruction has restarted on the eight unit "Bosworth Homes" development at 408-416 Bosworth which first hit the market in 2009 before being taken back by the bank late last year and sold to Encore Housing Funds ("who focus on developing distressed properties...Expect a completion date of June/July").

The Abandoned (408-416) Bosworth Homes Head Back To The Bank [SocketSite]
What Are 412-416 Bosworth: Full Pricing And Two Open This Weekend [SocketSite]

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

April 15, 2011

Mission Bay Neighborhood Block And Construction Watch

Mission Bay Block Watch 4/15/11

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 (11) | (email story)

April 6, 2011

399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers

399 Fremont Flowers

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 Rendering

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 4, 2011

Digging In At (And The Design For) 701 Golden Gate Avenue

701 Golden Gate Avenue: 4/4/11 (www.SocketSite.com)

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.

701 Golden Gate Avenue Rendering

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)

March 28, 2011

1840 Washington: Rendering, Timeline And Floor Plan Scoop

1840 Washington Rendering (www.SocketSite.com)

It was two and a half years ago that we first plugged you in to the plans for 26 new units at 1840 Washington and a year ago when construction commenced. And while we managed some rough renderings last year, we now have the inside scoop on the latest rendering above and most of the floor plans below (click to enlarge).

The building is expected to be construction complete mid-September and will yield eighteen (18) two-bedrooms, six (6) one-bedrooms, and two (2) three-bedroom penthouses with private 600 square foot terraces.

One car parking and same-floor storage for each unit while a rooftop terrace with built-in BBQ will be shared. Prices have yet to be set, you'll be the first to know when they are.

The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos [SocketSite]
1840 Washington: Construction Commences (And Calling All Tipsters) [SocketSite]
1840 Washington: The Design (By Way Of A Plugged-In Tipster) [SocketSite]

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

March 18, 2011

Esprit Park Sprouts A Late 2009 One-Bedroom Apple To Be

863 Indiana #109 Living

In November 2009 the sale of 863 Indiana #109 closed escrow with a reported contract price of $550,000, the Esprit Park one-bedroom with one and one-half baths had been listed for $615,000. The 861 square foot condo has just been listed for $575,000.

With respect to other Esprit Park "apples" on the tree, 875 Indiana #515 has been listed for 27 days at $950,000 having been purchased for $1,250,000 in November 2008.

And with respect to other Esprit Park news, the sales office is down to two fifth floor two-bedrooms which are now listed from $899,000, not including the 67 units formerly known as Esprit Park North which are now being leased as The Parc Esprit.

∙ Listing: 863 Indiana #109 (1/1.5) 861 sqft - $575,000 [MLS]
∙ Listing: 851 Indiana #503 (2/2) 1,517 sqft - $899,000 [MLS]
Esprit Park Two Years Later, Apples-To-Apples Style [SocketSite]
The Parc Esprit (840 Minnesota): 30 Percent Sold Leased [SocketSite]

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

February 17, 2011

The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay

Treasury%20Island%20Draft%20Land%20Use%20Plan.jpg

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 8, 2011

One Rincon Phase II: What’s Behind That Confidentiality Agreement?

Not too surprisingly, the Beverly Hills firm handling what appears to be the distressed sale of the majority of interests in the One Rincon Hill Phase II Limited Partnership is being rather tight lipped about the sale we first reported this morning. The Limited Partnership is the fee owner of the One Rincon Hill Phase II property at 401 Harrison Street.

And while we’re still doing a bit of digging, if you happen to have the inside scoop and have yet to sign the confidentiality agreement that we couldn’t, we’d love to hear from you.

One Rincon Hill Phase II Partnership Interests Headed For Foreclosure [SocketSite]

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

February 2, 2011

A $1,568,176 "Waiver" For Rincon Hill Park (And $6,331,824 To Go)

Rincon Hill Park Plan

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)

January 12, 2011

San Francisco's Pier 70 Redevelopment Attracts Six Suitors

Pier 70 Project Area

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 11, 2011

1080 Sutter: As Conditionally Approved In 2009 And Refined In 2011

1080 Sutter Rendering

Conditionally approved by San Francisco’s Planning Commission pending a few design refinements at the end of 2009, the surface area parking lot at 1080 Sutter is set to become an eleven story, mixed-use building with 35 dwelling units (including 23 three-bedrooms) over ground-floor retail and 31 parking spaces (including two car share).

The proposed refinements to the rendering above which the developers hope will satisfy Planning’s request to "[decrease] the void-to-mass ratio of the proposed façade" and "[create] more interest in the design of the top two floors":

A metal projecting sunscreen was added at the 10th and 11th floors; The fascia was thickened between the 11th floor and the roof; and The windows were narrowed by 4 inches from a width of five feet, four inches to five feet.

The garage entry has also been moved from the east portion of the building to the west.

1080 Sutter Revised

And as the site looks today (more or less):

1080 Sutter Site (Image Source: MapJack.com)

1080 Sutter Street Design Modification Review [sfplanning.org]

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

January 3, 2011

178 Townsend Moves Forward While 72 Townsend Leases Instead

178 Townsend 1/3/11 (www.SocketSite.com)

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 Design

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 30, 2010

The Abandoned (408-416) Bosworth Homes Head Back To The Bank

408-416 Bosworth (www.SocketSite.com)

A year ago the eight unit “Bosworth Homes” development at 408-416 Bosworth hit the market asking between $650,000 for a one-bedroom to $1,299,000 for a five-bedroom with parking for two. Having sold none and just seventy percent complete, the project had ended up in receivership earlier this year, "working with a local contractor to secure the building and obtain a bid for completion."

As plugged-in tipster notes, the development appears to have finally gone back to the bank following an auction Tuesday on the courthouse steps. A second auction related to the development scheduled for yesterday was cancelled, the details for which we’re searching.

In the words of a plugged-in reader in September:

[This development]…has become an eye-sore for our neighborhood. Unfinished units have been standing for well over a year and [are] now becoming a hazard to the community. I think this property would probably not meet health department regulations since the load bearing walls have been exposed for two winters now.

As best we can tell, the two buildings at 2 and 10 Rousseau which are only twenty percent complete were finally foreclosed upon as well, and to which our reader’s load bearing walls comment likely relates (versus the eight condos fronting Bosworth).

2 Rousseau (www.SocketSite.com)

We'll keep you plugged-in and our eyes open for any "contractor specials" coming soon.

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

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

December 10, 2010

Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia

299 Valencia: 12/10/10 (www.SocketSite.com)

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:

299 Valencia Rendering

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)

November 22, 2010

The First Two Of Twelve Are Listed At Seven Twenty Three Taylor

723 Taylor Interior

Plugged-in people have know what was coming at 723 Taylor and now they’re here with what would appear to be one-bedrooms starting at $549,000 and two’s from $629,000.

Both without parking and the two-berooms with some untraditional walls.

∙ Listing: 723 Taylor #301 (1/1) - $549,000 [MLS]
∙ Listing: 723 Taylor #302 (2/1) - $629,000 [MLS]
723 Taylor Unwrapped And Coming Soon [SocketSite]
723 Taylor Rising: Urban Infill In Action And Twelve Units On The Way [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (19) | (email story)

November 12, 2010

One Rincon (Back) Up To 87 Percent Sold

One Rincon Hill (www.SocketSite.com)

Purchased for $2,019,000 ($1,037 per square foot) in September 2008, 425 1st Street #3004 returned to the market five months ago asking $1,998,000 ($1,026 per square).

Reduced, delisted and relisted a few times since, yesterday the One Rincon Hill three-bedroom was withdrawn from the MLS last asking $1,699,000 ($873 per square foot) and without a reported sale.

At the same time, yesterday the sales office at One Rincon Hill announced they’re "now 87% sold!" (up from 80% a year ago) while touting the 1,930 square foot #2903 which has been listed at $1,495,000 ($775 per square foot) for the past three weeks.

Call it roughly 30 net new sales at One Rincon Hill over the past year with roughly 50 left to close (versus the 40 we estimated in July).

Three On The Thirtieth At One (Rincon) [SocketSite]
A Bit Of "02" Irony (And 80 Percent Sold) At One Rincon Hill [SocketSite]
Another Round Of Sales Office Reductions At One Rincon Hill [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (53) | (email story)

November 5, 2010

1299 Bush Tries Again As Citadine AXIS San Francisco

1299 Bush (www.SocketSite.com)

1299 Bush Street first hit the market in September 2009 dubbed "Citadine" with prices ranging from $495,000 for a 558 square foot one-bedroom to $1,669,000 for a 1,573 square foot three-bedroom on the eighth floor, pricing we dubbed aggressive at the time.

In October 2009 prices were cut between four and ten percent. In December the developers were seeking a bulk sale. Liens were filed. And this past May a Notice of Default (NOD) was filed on 1299 Bush with $14,594,856 past due on a $15,500,000 note.

Today, 1299 Bush Street has been redubbed AXIS San Francisco ("Coming Soon!") and four second floor units have been relisted with prices starting at $445,000 for the 558 square foot #204.

Unit #203 which was listed for $795,000 when Citadine launched in 2009 has been listed as new for $675,000 at AXIS, it had been reduced to $715,000 in October 2009.

As best we can tell, prices have been cut ten to fifteen percent from the launch of Citadine.

∙ Listing: 1299 Bush Street #203 (2/2) 940 sqft - $795,000 $715,000 $675,000 [MLS]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]
Citadine Cuts Between Four And Ten Percent For Listed Condos [SocketSite]
The Citadine (1299 Bush) Scoop: Seeking A Bulk Sale Of The Building [SocketSite]
From Bulk(y) To Lien For Citadine At 1299 Bush [SocketSite]
Citadine (1299 Bush): NOD Filed As Lienholders Continue To Line Up [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (12) | (email story)

October 28, 2010

5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon

5800 Third Street Fresh & Easy Site

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

A Two At Eight Twenty-Nine Folsom Closes For Close To Six

Having reduced prices by around 25 percent at the end of January (at which point two-bedrooms with parking were priced from $699,000), the sale of 829 Folsom #214 closed escrow a week ago with a reported contract price of $607,000 for the two-bedroom with parking which had indeed been listed for $699,000.

Full Disclosure: The new sales and marketing company for 829 Folsom advertises on SocketSite but had no prior knowledge of this post.

829 Folsom Cuts Prices And Pushes For April Closings [SocketSite]

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

October 26, 2010

The Building Of UCSF’s New Mission Bay Medical Center Is Underway

UCSF's Mission Bay Medical Center Rendering

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:

UCSF Mission Bay Campus Aerial Map

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)

A Sale (And Subsequent Reduction) At 1355 Pacific Avenue

1355 Pacific (www.SocketSite.com)

As the sale of 1355 Pacific Avenue #401 closed escrow yesterday with a reported contract price of $799,000 (11 percent under original asking of $899,000 for the 813 square foot two-bedroom), the list price for the 842 square foot two-bedroom a floor below (1355 Pacific #301) was reduced from $849,000 to $799,000 (originally asking $899,000 as well).

At least five other condos in the twenty-three unit building are still looking for buyers.

∙ Listing: 1355 Pacific Avenue #301 (2/2) 842 sqft - $799,000 [MLS]
1355 Pacific: Inside (And Priced From $799,000 $749,000) [SocketSite]
1355 Pacific: Two Top Floor Two-Bedrooms Listed At Eleven A Square [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (9) | (email story)

October 15, 2010

Cassidy’s 1844 Market Street Holding Company Files For Chapter 11

1844 Market Street (www.SocketSite.com)

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.

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]

Posted by socketadmin at 12:45 PM | Permalink | Comments (5) | (email story)

October 14, 2010

Ten Months And A Twenty (Plus) Point Swing At 1327 7th Avenue

1327 7th Avenue

The sale of 1327 7th Avenue #8 closed escrow "pre-construction" last December with a reported contract price of $1,255,000 ($863 per foot for the 1,455 square three-bedroom).

The sale of 1327 7th Avenue #11 closed escrow this past January with a reported contract price of $1,150,000 (2 percent under original asking and $904 per square for the 1,195 square foot two-bedroom).

And today, the sale of 1327 7th Avenue #9 closed escrow with a reported contract price of $1,100,000, 21 percent under original asking and $674 per square for the 1,631 square foot three-bedroom. Call it (the) third mover advantage in the eleven unit development.

A Couple Of New Cuts For The New Condos At 1327 7th Avenue [SocketSite]
First Mover Disadvantage (And A Few More Cuts) At 1327 7th Ave? [SocketSite]
From Rendering To Reality And On The Market For 1327 7th Avenue [SocketSite]

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

October 8, 2010

One Ecker Take Two (Or Three)

One Ecker Lobby

As we wrote in July:

One Ecker Place has officially changed hands. And as a plugged-in tipster noted earlier this week, the sales office is positioning for a September grand (re)opening.
Asking $450,000 to $1,400,000 for the 475 to 1270 square foot units in 2008, the 51 condos are expected to be priced "in the $650 a-square-foot range, with the largest two-bedroom corner units priced about $800,000" in 2010 (i.e., reductions of around 40 percent).
The new owner paid $14 million for the building and is planning on spending another $5 million to finish construction and market the property. The previous owner had purchased the building for $13 million and invested the proceeds of a $15 million note converting the building to residential before losing the building to the bank.

Make that next week for the opening (or this weekend for the plugged-in people who are already on the interest list). And the junior ones with alcoves (which fit a queen sized bed) will start at $299,000; the one-bedrooms will start at $439,000; and the two-bedrooms will start at $599,000.

Our pick of the building is number 403, a top-floor corner two-bedroom with the view below, it's expected to be priced in "the upper $800’s" where prices top out.

One Ecker Window

For those who have previously toured the building (or been in escrow), the interior of the units will look the same. The lobby, hallways and other common areas, however, have been redone with a bit more designer flair. Still no doorman or parking if either are musts.

Full Disclosure: The sales team which was selected to represent One Ecker advertises on SocketSite but provided no compensation for this post.

As One Ecker Turns (Back On): September Grand Re-Opening Planned [SocketSite]
A Heller Manus Renovation Of 1 Ecker Place [SocketSite]
One (1) Ecker Place Update: Sales Office Open (And A Few Details) [SocketSite]
The SocketSite Scoop On One (1) Ecker Place: Going Condo Rental [SocketSite]
The Scoop On One (1) Ecker Place Redux: Going Condo Rental Condo [SocketSite]
As One Ecker Turns (Our Fourth Update): Selling In Receivership [SocketSite]
As One Ecker Turns (Over): Lender Forecloses As Nobody Bids [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (10) | (email story)

October 6, 2010

Fillmore Park (1345 Turk) Prepares To Break Ground

1345 Turk: Design Rendering

It’s been almost three years since we first turned you on to the David Baker + Partners designed development at 1345 Turk, and in two weeks "Fillmore Park" will break ground.

1345 Turk Street offers thirty-two affordable new homes for first-time homebuyers, specifically working families and individuals earning between 70 and 100% of Area Medium Income.

Fillmore Park Aerial

Flats and townhouses with outdoor patios ring a private landscaped courtyard, creating a quiet community just a block from the bustling Fillmore District and walking distance to shopping, entertainment and transportation.

Seven (7) one-bedrooms, seventeen (17) two-bedrooms, and eight (8) three-bedrooms over twenty-four (24) parking spaces. Prices are currently estimated to be "mid-$100,000s to low-300,000s" with construction complete late 2011 or early 2012.

Festivities, refreshments, and perhaps a ceremonial shovel or two on site from 11 am to 12:30 pm on October 21.

UPDATE: A reminder with respect to the substation next door (lower right hand corner in the image above): Bailing On The Substation To Bailout Yoshi's Et Alli.

The (Re)Development And Design Of 1198 Fillmore And 1345 Turk [SocketSite]
Fillmore Park (1345 Turk) [dbarchitect.com]
1345 Turk [1345turk.com]

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

October 4, 2010

The Inside Scoop With Respect To 1844 Market’s Foreclosure Filing

A plugged-in reader provides the inside scoop on the foreclosure filing on 1844 Market:

Cassidy is only facing foreclosure because he is suing the bank that currently holds the note. [UCB] Bank which was taken over by the Feds and sold to East West had agreed to a construction loan with Cassidy. When East West took over they reneged on the loan agreement.

And our reader’s forecast: "This will not go to foreclosure." Cheers.

Comments: Cassidy's 1844 Market Street Project Facing Foreclosure [SocketSite]

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

Cassidy's 1844 Market Street Project Facing Foreclosure

1844 Market Street (www.SocketSite.com)

While it was a plugged-in tipster that first noticed movement on builder Joe Cassidy’s 113-unit mixed-use project at 1844 Market Street last May, and earlier this year a plugged-in reader reported Cassidy was continuing site excavation for the unfunded project on his own dime ("He can sell the dirt...and can keep his guys working since he owns Granite Excavation."), it’s another plugged-in reader that first catches the foreclosure filing for 1844 Market Street with a courthouse sale currently scheduled for October 18 and an estimated $12,329,428.48 owed.

1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
1844 Market Street Development Hits A Banking Speed Bump [SocketSite]

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

September 30, 2010

Planning Commission Today, Randolph Tomorrow As Proposed

In addition to the fates of 673 Brussels and 448 Diamond, the appeal of the proposed development at 1050 Valencia and an application to build at 380-398 Randolph Street will be heard by San Francisco’s Planning Commission this afternoon as well.

With respect to the development on Randolph:

380-398 Randolph Site

The proposed project includes the construction of a new, three-story, mixed-use structure on the existing paved parking lot. As proposed, the new building would provide two retail spaces at the ground level, eight residential units with eight off-street, below grade parking spaces, and an 18-room Residential Care Facility that can accommodate up to 36 occupants.

380-398 Randolph as proposed

The Department recommends the Commission approve the development on Randolph.

A Family's Plea To Rebuild Their Home (And Planning’s Objections) [SocketSite]
The Planning Department’s Very Different Criterion For 448 Diamond [SocketSite]
San Francisco Planning Commission Calendar: September 30, 2010 [sf-planning.org]
Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (14) | (email story)

September 24, 2010

From Auto Parts To Whole Foods (And Apartments) On Ocean Avenue

1150 Ocean Avenue Site (Image Source: MapJack.com)

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 (19) | (email story)

September 23, 2010

Will The Presidio Belles Toll For Thee?

Belles Townhomes

In conjunction with Forest City’s Presidio Landmark redevelopment, the seven three-bedroom, three-bath, and three-story new construction Belles Townhomes are about to hit the rental market.

Belles Kitchen

Specific rents have yet to be revealed, but "local executive Alexa Arena said they will be comparable to what you might pay in Nob Hill or Russian Hill for a three-bedroom home with private decks, views, and parking."

Each unit is connected to a solar panel array to reduce electric bills and its carbon footprint that will cut home energy greenhouse gas impacts by 36 percent. In addition, the Belles homes are equipped with a “energy saving dashboard” that keeps track of electricity, water, and gas usage in real time over the internet or on a LCD screen.

A representative floor plan and a few more interior shots are available online.

UPDATE: In response to a plugged-in reader's inquiry, the leasing office is targeting $7,500 to $9,000 per month for the townhomes.

UPDATE (9/24): The Green Grand Opening Event this Saturday is for the re-opening of the Presidio's Public Health Service District in general, the Belles Townhomes won't yet be open to the general public and likely won't be for another few weeks.

Presidio Landmark Building 1801 Recovering Nicely From Wingectomy [SocketSite]
The Presidio Landmark: The Belles Townhomes [thepresidiolandmark.com]
Forest City's Belles of the Presidio [San Francisco Business Times]

Posted by socketadmin at 4:15 PM | Permalink | Comments (31) | (email story)

September 14, 2010

121 9th Street Rising (And From Diptych To Triptych If You'll Please)

121 9th Street 9/14/10 (www.SocketSite.com)

To answer a reader’s question, the building rising at 121 9th Street will consist of 20 residential units over 800 square feet of ground floor commercial and 17 parking spaces.

As the corner of 9th and Minna looked before and briefly a parking lot in between:

121 9th Street Before

In terms of how the building is expected to look when finished, we’re still looking for a rendering. Tipsters?

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

September 8, 2010

An Unheard Of Price At Symphony Towers We've Heard Before

Symphony Tower 2008 Price Smashing

In October 2008 the sales office at Symphony Towers (750 Van Ness) "smashed" prices by up to 30% with penthouse studio #T907 being reduced from $515,000 to $419,000. The verbiage at the time:

For ONE WEEKEND ONLY, your clients can take advantage of dramatically reduced prices on Symphony Towers' Tower One residences.
This sale will take place from November 14-16, so don't miss out!

For those who did miss out, however, the sale was extended.

Due to an overwhelming response, we are extending the Tower One Closeout prices to our VIP clients and brokers through the end of November.
There are only a few homes left, so CALL TODAY. Don't miss out on this last chance to own a home in San Francisco at unheard of prices!

And don't fret if you missed out on that last chance unheard price of $419,000 for #T907 in 2008, for last week the sales office at Symphony Towers announced a studio sale "in celebration of the weather" with #T907 now priced at $389,000 (which happens to be the same price they were asking for "one weekend only" in February 2009 as well).

Having sold half of the 26 units that were temporarily turned into rentals over a year ago, Symphony Towers is now 90 percent-ish closed or in contract.

Price Cuts Of Up To 30% At Symphony Towers (750 Van Ness) [SocketSite]
Symphony Towers Moves To Sell Twenty-Six Leased Leftover Units [SocketSite]

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

August 30, 2010

178 Townsend Funded While 72 Townsend Vows To Move Forward

178 Townsend Design

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."

72 Townsend: Rendering

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)

July 29, 2010

Radiance West (325 China Basin Phase Two) Construction Underway

Radiance%20West%20Construction%207-29-10.jpg

The piles were driven for Radiance’s 318-unit Phase Two (“Radiance West”) back in 2008 before construction was suspended that July. Developer Nat Bosa first floated the idea of breaking Phase Two into Phases Two And Three back in 2009. And last month a plugged-in resident in Phase One first noticed workers getting busy on site.

As a plugged-in tipster notes yesterday, construction on the first 170 units of Radiance West (aka Radiance Phase Two of Three) has now begun in earnest and the units should be ready for move-in by mid-2012.

As the three phases of Radiance will look when complete:

Radiance at Mission Bay Phase II: Rendering

Radiance At Mission Bay Phase II Update: Officially "Suspended" [SocketSite]
Radiance: Positioning For Phase II (And To Close Out Phase I) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (13) | (email story)

July 28, 2010

First Peek At Octavia Court (261 Octavia Boulevard)

Octavia Court: 7/28/10

A plugged-in tipster captures the first peek of Octavia Court being unwrapped at 261 Octavia Boulevard. Once again, it's fifteen units of affordable housing for disabled individuals and their families by Satellite Housing and West Bay Housing Corporation.

Octavia Court: The Original IE Collaborative Winning Design [SocketSite]
Octavia And Oak: Octavia Court’s Past, Present And Future [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (24) | (email story)

July 23, 2010

Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M

1800 Van Ness Avenue (Image Source: MapJack.com)

As we wrote a year ago March:

As far as we know what is currently a two-story FedEx Kinko’s on the northeast corner of Van Ness and Clay is still slated to become “The Sterling of San Francisco,” an eight-story, 62-unit "senior living community" with 82 parking spaces, 5,100 square feet of ground-floor commercial, and a more upscale 1754 Clay Street address.

As a plugged-in reader quickly added:

Not gonna happen. They lost their funding. Should be on the market in a month.

And as the San Francisco Business Times reports today, the entitled site has finally sold to Oyster Development (founded by former Intracorp San Francisco head Dean Givas) for $4.25 million with sights set on breaking ground within 12 to 24 months.

The original Sterling design as once proposed:

The Sterling of San Francisco: Design Proposal

Serving Up The Seniors (Rather Than The Copies) At 1754 Clay Street [SocketSite]
Former Intracorp exec jumps at Pac Heights site [San Francisco Business Times]

Posted by socketadmin at 9:45 AM | Permalink | Comments (23) | (email story)

July 22, 2010

1150 Ocean Avenue Prepares To Break Ground

1150 Ocean Avenue Site (Image Source: MapJack.com)

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 16, 2010

As One Ecker Turns (Back On): September Grand Re-Opening Planned

One Ecker: Exterior (Image Source: oneecker.com)

One Ecker Place has officially changed hands. And as a plugged-in tipster noted earlier this week, the sales office is positioning for a September grand (re)opening.

Asking $450,000 to $1,400,000 for the 475 to 1270 square foot units in 2008, the 51 condos are expected to be priced "in the $650 a-square-foot range, with the largest two-bedroom corner units priced about $800,000" in 2010 (i.e., reductions of around 40 percent).

The new owner paid $14 million for the building and is planning on spending another $5 million to finish construction and market the property. The previous owner had purchased the building for $13 million and invested the proceeds of a $15 million note converting the building to residential before losing the building to the bank.

The history in headlines and links:

A Heller Manus Renovation Of 1 Ecker Place [SocketSite]
One (1) Ecker Place Update: Sales Office Open (And A Few Details) [SocketSite]
The SocketSite Scoop On One (1) Ecker Place: Going Condo Rental [SocketSite]
The Scoop On One (1) Ecker Place Redux: Going Condo Rental Condo [SocketSite]
As One Ecker Turns (Our Fourth Update): Selling In Receivership [SocketSite]
As One Ecker Turns (Over): Lender Forecloses As Nobody Bids [SocketSite]
Pauls scoops up SoMa condo site [San Francisco Business Times]

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

July 9, 2010

Another Round Of Sales Office Reductions At One Rincon Hill

With around 40 units remaining in unsold inventory, yesterday the sales office at One Rincon Hill (425 First) further reduced asking prices on four of their listed units by between $70,000 (5%) and $265,000 (11%).

Another 14 units at One Rincon Hill are listed on the secondary market including the short sale of 425 First Street #904 at $449,000 (purchased for $532,500 in 2008).

The foreclosed upon #3908 is currently in contract.

∙ Listing: 425 1st Street #4703 (2/2) - $1,310,000 [MLS]
∙ Listing: 425 1st Street #5302 (3/2) - $2,100,000 [MLS]
The First Listed Foreclosure At 425 First (One Rincon Hill) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (37) | (email story)

July 8, 2010

It's Game (Back) On For "The Heights At Candlestick"

The Heights at Candlestick under construction (Image Source: San Francisco Business Times)

Stalled out in 2008 as plugged-in people know and knew, work on the 198-unit unit “Heights at Candlestick” development on Jamestown Avenue in Bayview is firing back up under the direction of developer Rick Holliday. From the Business Times:

Noteware and Goldman Sachs shelled out an eye-popping $18.5 million for the Bayview site in 2006. At nearly $100,000 a door, Noteware and Goldman’s investment cost more than most luxury developers were paying for the most expensive highrise sites in Rincon Hill and SoMa. The team proceeded to snag a $90 million construction loan from Citibank for the Jamestown project.
While Noteware had originally positioned the development as workforce housing priced about $600 a square foot — $600,000 to $700,000 a unit — the new pricing will likely be just under $400 a square foot. The project will be billed as family housing close to biotech jobs in South San Francisco, the state park at Candlestick Point, as well as the massive redevelopment project slated for the Hunters Point Shipyard.

The first two phase one buildings totaling 66 units are 40 and 80 percent complete.

The Heights At Candlestick “On Hold” According To The Sales Center [SocketSite]
Developer Holliday takes over Bayview job [Business Times]

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

June 24, 2010

First Mover Disadvantage (And A Few More Cuts) At 1327 7th Ave?

1327 7th Avenue

While the listings for 1327 7th Ave #4 (which had been reduced in price by 10%) and 1327 7th Ave #3 have been withdrawn from the MLS after 98 days without a sale, yesterday the list price for 1327 7th Avenue #7 was reduced another $76,000 (7%) now asking $999,000 (18% under its original list price of $1,225,000).

The list price for 1327 7th Avenue #9 has also been reduced another $76,000 (6%) now asking $1,149,000 (18% under its original list price of $1,149,000).

As we wrote about the sale of 1327 7th Avenue #11 which closed escrow in January with a reported contract price of $1,150,000, 2% under its original list price, "while we can’t vouch for whether or not the sale of #11 was an arms length transaction, we have no reason to doubt it was (nor would we really be surprised)."

∙ Listing: 1327 7th Avenue #7 (3/2) - $999,000 [MLS]
∙ Listing: 1327 7th Avenue #9 (3/2.5) 1,631 sqft - $1,149,000 [MLS]
From Rendering To Reality And On The Market For 1327 7th Avenue [SocketSite]
A Couple Of New Cuts For The New Condos At 1327 7Th Avenue [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (18) | (email story)

June 3, 2010

736 Valencia: Full Pricing For The Plugged-In Crowd

736 Valencia Rooftop Terrace

The website for 736 Valencia is now live and the development has officially launched. Views from the roof deck and Valencia side top floor terrace (#502) are even better in person, and the soundproofing from said street's noise is well done.

Full pricing for the plugged-in crowd:

∙ 736 Valencia #201 (2/2) - $1,200,000
∙ 736 Valencia #202 (2/2) - $950,000
∙ 736 Valencia #301 (2/2) - $975,000
∙ 736 Valencia #302 (2/2) - $1,050,000
∙ 736 Valencia #401 (2/2) - $1,050,000
∙ 736 Valencia #402 (2/2) - $1,175,000
∙ 736 Valencia #501 (2/2) - $1,200,000
∙ 736 Valencia #502 (2/2) - $1,200,000

There’s one car parking per unit and HOA dues range from $430 to $448 per month. And yes, all units in the eight unit development are on the market to be sold.

736 Valencia Hits The MLS (While 700 Valencia Hits Craigslist) [SocketSite]
736 Valencia [736valencia.com]

Posted by socketadmin at 1:45 PM | Permalink | Comments (18) | (email story)

May 27, 2010

736 Valencia Hits The MLS (While 700 Valencia Hits Craigslist)

736 Valencia

The first of the eight new two-bedrooms at 736 Valencia (which we first unwrapped last year) has hit the market listed for $950,000 for its 1,465 square feet ($648 per square foot). And forget Medjool, we'll see you up on 736 Valencia's rooftop terrace.

736 Valencia Rooftop Terrace

At the same time at least two of the new three-bedroom units at 700 Valencia have hit craigslist asking $4,495 to $4,695 (down from $4,795) a month.

UPDATE: The two craigslist postings for 700 Valencia have been hastily removed.

∙ Listing: 736 Valencia #202 (2/2) 1,465 sqft - $950,000 [MLS]
736 Valencia Exposed (700 Valencia Still Under Wraps) [SocketSite]
700 Valencia Unwrapped (And Nine New Units Coming Soon) [SocketSite]
∙ Rental Listing: 700 Valencia #2 (3/2.5) – $4,695/month [craigslist.org]
∙ Rental Listing: 700 Valencia #4 (3/2.5) – $4,495/month [craigslist.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (29) | (email story)

May 17, 2010

5800 Third Street Lets Its For Sale Flag Fly

5800 Third Street (www.SocketSite.com)

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]

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May 14, 2010

Happenings High Atop The Infinity’s Tower Two

Infinity #42B: View (www.SocketSite.com)

Listed for $2,000,000 three months ago, 338 Spear Street #41D closed escrow a week ago with a reported contract price of $1,425,000 or $1,063 per square foot for the 1,340 square foot two-bedroom "penthouse" unit a floor below the top of The Infinity's tower two.

At the same time, the list price for 338 Spear Street #41B was just reduced $1,900,000 (26%), now asking $5,450,000 for the 3,329 square foot three-bedroom penultimate penthouse unit ($1,637 per square).

And the crown jewel of The Infinity’s tower two (338 Spear Street #42B) has been listed for $5,800,000 or $1,742 per square foot for the 3,329 square foot penthouse with unobstructed bay views.

As you might recall, the 3,355 square foot penthouse #37B atop the first Infinity tower sold for $6,900,000 ($2,056 per square foot). Its views have since been obstructed by tower two.

∙ Listing: 338 Spear Street #41B (3/3.5) 3,329 sqft - $5,450,000 [MLS]
∙ Listing: 338 Spear Street #42B (3/3.5) 3,329 sqft - $5,800,000 [MLS]
Infinity Sales Update And A Few Additional Details For Tower Two [SocketSite]
Infinity Penthouse Unit 37B: Before And After (And The Budget) [SocketSite]

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Have We Seen This Movie (Or Symphony) Before?

The latest campaign from the sales office at Symphony Towers: "Buy your own studio home with only $13,000 down payment.*" From the asterisk: "Down payment is based on a $369,000 purchase price, FHA approved financing, and seller paid closing cost."

Symphony Towers Moves To Sell Twenty-Six Leased Leftover Units [SocketSite]

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May 11, 2010

Citadine (1299 Bush): NOD Filed As Lienholders Continue To Line Up

1299 Bush (www.SocketSite.com)

The mechanics liens now total over four million, and as a plugged-in reader noted last month, a Notice of Default (NOD) was filed on Citadine (1299 Bush) with $14,594,856 past due on a $15,500,000 note. Plugged-in people shouldn’t have been caught by surprise.

No update on the attempted pre-emptive bulk sale of the building. Tipsters?

From Bulk(y) To Lien For Citadine At 1299 Bush [SocketSite]
The Citadine (1299 Bush) Scoop: Seeking A Bulk Sale Of The Building [SocketSite]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]
Citadine Cuts Between Four And Ten Percent For Listed Condos [SocketSite]

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May 7, 2010

1840 Washington: The Design (By Way Of A Plugged-In Tipster)

1840 Washington Rendering: Aerial

A plugged-in tipster heeds our call and delivers a few drawings for 1840 Washington rising.

1840 Washington Rendering: Facade

There are a couple more. And our inbox remains open for others. Cheers.

1840 Washington: Construction Commences (And Calling All Tipsters) [SocketSite]
Pueblo Building Portfolio [pueblobt.com]

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May 6, 2010

1840 Washington: Construction Commences (And Calling All Tipsters)

1840 Washington: 5/6/10 (www.SocketSite.com)

Plugged-in people have long known about the plans for 1840 Washington (nine stories with 26 condos, subterranean parking, commercial on the ground floor, and a roof deck).

We know the new building is expected to 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.

But while the lot was cleared earlier this year and construction has now commenced, other than the little drawing a tipster was able to deliver last year we still don’t have any decent renderings. So once again, we're calling all tipsters (tips@socketsite.com).

The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos [SocketSite]

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May 5, 2010

The Parc Esprit (840 Minnesota): 30 Percent Sold Leased

The Parc Esprit (www.SocketSite.com)

With a leasing office that’s only been open for two weeks, a third (20+) of the sixty-seven (67) units formerly known as Esprit Park North (now "The Parc Esprit") have been leased.

Rents for the remaining one-bedrooms range from $2,475 to $2,950 while the two-bedrooms range from $3,050 to $4,000. Esprit Park originally hit the market in 2007 with one-bedrooms in the South Court priced from the "Upper $600,000's" and two-bedrooms from the "Mid $900,000's" (from $549,000 seven months later).

Leases currently run eleven months (think Esprit Park CC&R’s) with expectations that the units will return to the for sale market in three to five years. And while the leases aren’t being written with an option to buy, leaseholders do get a first right of refusal.

In related Esprit Park news, all but six (6) of the seventy-five (75) condos in the South Court (900 Minnesota) are either closed or in contract (up from 38 closed or in contract a year ago).

Full Disclosure: The sales office for Esprit Park currently advertises on SocketSite but did not provide any compensation for - nor had any prior knowledge of - this post.

Homes On Esprit Park (900 Minnesota): 26% Closed Or In Contract [SocketSite]
Sales Office For Esprit Park (888 Minnesota) Opens Tomorrow (10/5) [SocketSite]
Reader’s Reports: Homes On Esprit Park Now Starting From $549,000 [SocketSite]

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1355 Pacific: Inside (And Priced From $799,000 $749,000)

1355 Pacific: Bath

Two one-bedrooms at 1355 Pacific have been listed with prices of $749,000 for the 879 square foot #103 ($852 per square) and $849,000 for the 880 square foot #403 three floors above (and $964 per square).

In addition, the website for 1355 Pacific has been updated to include interior photos for three of the twenty-three units (but still notes "prices from $799,000").

∙ Listing: 1355 Pacific Avenue #103 (1/1.5) 879 sqft - $749,000 [MLS]
∙ Listing: 1355 Pacific Avenue #403 (1/1.5) 880 sqft - $849,000 [MLS]
The Newest 23 On Nob Hill (1355 Pacific) Coming Soon [SocketSite]
1355 Pacific [1355pacific.com]

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April 30, 2010

Bay Oaks (4800 Third) BMR Round Two (Or Three)

4800 Third Street

Bay Oaks (4800 Third Street) consists of eighteen below market rate (BMR) units over 2,100 square feet of ground floor retail and parking for eleven cars. It's also conveniently located across the street from a Third Street light rail stop.

In the words of the architect:

The site reclaims an urban corner on a long vacant site in the Bayview Town Center. All dwelling units have windows on at least two sides, providing cross-ventilation and daylight. An interior courtyard provides protected open space in this dense, urban neighborhood.

One (12) and two (6) bedroom condos for first time buyers currently priced from $155,864 to $272,934. And as previously noted, income restrictions have recently been relaxed for Phase Two sales in the development. At least seven units remain.

4800 Third Street [4800thirdstreet.com] [Phase Two Sales Sheet]
Bay Oaks: 4800 3rd Street [vmwp.com]
Relaxing BMR Rules At Mission Walk To Compete With Bank-Owned [SocketSite]

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Union Update: 66 Of 76 Condos (86 Percent) Closed Or In Contract

Sixty-six (66) of the seventy-six (76) condos at Union (2101/2125 Bryant) are now in contract or closed (86 percent). Of the ten remaining units, nine are three-bedrooms with asking prices currently ranging from $775,000 to $870,000.

"[The sales] staff tells me that the other thing that’s selling is the extra parking spaces, don’t know how many are left but I was surprised that the market is $35,000 per slot."

Roughly 40 percent of the 76 were in contract when they first started closing sales this past December (and versus 64 units reported closed or in contract as of two weeks ago).

The Union Of 76 New Units At 2101/2125 Bryant [SocketSite]
Union Update: 40 Percent Currently In Contract, Closings This Week [SocketSite]
Sales Office Stats: 555 Bartlett, 829 Folsom, LindenHayes, And Union [SocketSite]

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April 28, 2010

Sales Office "Close Outs" (And Comps) At Arterra And Infinity

Originally asking $1,319,000 but listed on the MLS by the sales office for $1,059,000 five months ago, 300 Berry #1610 closed escrow yesterday with a reported contract price of $850,000. That’s $834 per square foot for the Arterra two-bedroom, two-bath penthouse with terrace (and 36 percent under its original ask).

Over at Infinity the sale of 338 Spear Street #38C closed escrow yesterday with a reported contract price of $2,250,000. That’s $1,385 per square foot for the 1,624 square foot high floor three-bedroom in Infinity’s Tower II and 25 percent under its sales office list price as of six months ago (listed at $2,995,000).

Four To Go At Arterra (300 Berry) At Up To 33 Percent Off [SocketSite]
Infinity Tower Two Apples-To-Apples (And Comps Above And Below) [SocketSite]

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

April 21, 2010

A Couple Of New Cuts For The New Condos At 1327 7Th Avenue

1327 7th Avenue

The sale of 1327 7th Avenue #11 closed escrow on January 8, 2010 with a reported contract price of $1,150,000 ($904 per square foot and 2% under original asking).

Today, the list price for 1327 7th Avenue #9 was reduced $170,000 (12%) to $1,225,000 ($751 per square foot) while the list price for 1327 7th Avenue #7 was reduced another $74,000 to $1,075,000 (now asking 12% under its original list price as well).

Please don't make the mistake of comparing the price per square foot of a two-bedroom sale with the asking price of a much larger three. Wondering about how the units were relatively priced and how that's now changed, however, is fair game.

And once again, while we can’t vouch for whether or not the sale of #11 was an arms length transaction, we have no reason to doubt it was (nor would we really be surprised).

∙ Listing: 1327 7th Avenue #7 (3/2) - $1,075,000 [MLS]
∙ Listing: 1327 7th Avenue #9 (3/2.5) 1,631 sqft - $1,225,000 [MLS]
From Rendering To Reality And On The Market For 1327 7th Avenue [SocketSite]

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April 16, 2010

Sales Office Stats: 555 Bartlett, 829 Folsom, LindenHayes, And Union

Sales office stats by way of the San Francisco Business Times for a few of the smaller new condo developments about town:

555 Bartlett: 31 (including 9 BMR) of 46 units in contract
829 Folsom: 19 of 69 units in contract
LindenHayes: 21 of 31 units in contract
Union: 64 of 76 units in contract or closed

"Pricing of these projects is a good 25 to 30 percent below the peak of the last cycle with prices hovering in the $600 to $750 a square foot range now. Buyers are bargaining hard while developers are lucky to recoup their equity or eke out a slim profit.”

San Francisco condos rebound — in a small way [San Francisco Business Times]
Snap! 555 Bartlett In Living Color [SocketSite]
829 Folsom Cuts Prices And Pushes For April Closings [SocketSite]
233 Franklin Dubbed "LindenHayes" (And An Overview Now Online) [SocketSite]
The Union Of 76 New Units At 2101/2125 Bryant [SocketSite]

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April 15, 2010

Soma Grand Sales Banner Is [Coming] Down As One Unit Remains

1160 Mission #1508

The tips started rolling in last week as Soma Grand residents received word that the sales banners on the side of the building were coming down ("you will now be able to enjoy your views!") and the last of the elevators was un-permanently-padded.

And as of yesterday, only one new unit remained available and the list price for 1160 Mission #1508 was reduced by another $40,000. Now asking $899,000 but noting "BRING OFFER" for the 1,201 square foot two-bedroom former model unit with city views.

Keep in mind Unit #1708 sold for $900,000 this past November while #1208 sold for $840,000 in December (both 1,201 square feet as well).

And cheers to all involved. It’s hard to believe it's been three years.

∙ Listing: 1160 Mission #1508 (2/2) 1,201 sqft - $899,000 [MLS]
The Soma Grand: The SocketSite Straight Scoop [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (53) | (email story)

April 7, 2010

Hunters View Groundbreaking Buildingbreaking Ceremony Today

Hunters View Aerial (Image Source: Google.com)

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]

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April 2, 2010

SocketSite Sneak Peek: Inside One Hawthorne

One%20Hawthorne%20%237H%20Living.jpg

More photos are on the way, but here’s a sneak peek inside One Hawthorne for the plugged-in crowd. Both images from the 7th floor model units, the one above is from #7H (a two-bedroom) looking west down Howard. The one below is from #7D (a one-bedroom) for a feel of the finishes (click to enlarge).

Once again, brokers will first tour the building on April 19 with the first contracts being written (or rather accepted) on the 21st.

One Hawthorne: The SocketSite Straight Scoop (And Sales Update) [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (28) | (email story)

1355 Pacific: Two Top Floor Two-Bedrooms Listed At Eleven A Square

1355 Pacific (www.SocketSite.com)

The first two condos at the newly constructed 1355 Pacific have been listed, both two-bedrooms and priced at $1,145,000 and $1,229,000, or $1,126 and $1,108 per square foot respectively for 1355 Pacific #405 and #402 on the top floor.

Unfortunately neither of the listings currently include any interior photos (which are still missing from 1355 Pacific’s website as well).

∙ Listing: 1355 Pacific Avenue #402 (2/2) 1,109 sqft - $1,299,000 [MLS]
∙ Listing: 1355 Pacific Avenue #405 (2/2) 1,016 sqft - $1,145,000 [MLS]
The Newest 23 On Nob Hill (1355 Pacific) Coming Soon [SocketSite]
The 1355 Pacific Floor Plan Challenge: Find The Third Bedroom [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (36) | (email story)

UCSF Mission Bay Medical Center Project Costs Down, Donations Up

UCSF's Mission Bay Medical Center Rendering

Thanks to “both the economic recession and the innovative strategies being used to manage...design and construction,” the construction cost for UCSF’s Mission Bay Medical Center will be “at least $200 million below the original cost estimate.”

An anonymous pledge for a new $100 million donation brings the current fundraising total to $325 million, more than half-way to UCSF’s goal of $600 million.

And as a plugged-in tipster notes, "the plan is to build the hospital with the assumption that no funding will be forthcoming from the State."

Making Way For UCSF’s New Mission Bay Medical Center [SocketSite]
UCSF Medical Center Set to Break Ground at Mission Bay This Year [ucsf.edu]
The Designs And Timing For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (22) | (email story)

March 30, 2010

One Hawthorne: The SocketSite Straight Scoop (And Sales Update)

One Hawthorne Aerial (www.SocketSite.com)

While One Hawthorne's website has been live since last October (to which floor plans for the first seven floors have since been added), and the onsite sales office has been "open" for a few months, pricing has yet to be finalized and tours still aren’t being offered.

The disconnect between an "open" sales office and lack of information has led to a slew of One Hawthorne related readers' tips like the following:

I've toured the One Hawthorne sales office 3 times over the past 2 months now and I find it a bit unsettling that the building still does not have pricing or models and DOES NOT anticipate pricing and tours until "late Spring" without further specifics….I'm a highly interested and qualified buyer looking to downsize from my home in Marin but I feel like this developer must not have their act together if the sales office have been open for almost 3 months (the office opened on January 4th) with no idea of pricing or when people will begin to write contracts.

So here’s the inside scoop...select brokers will be getting their first tours of the building on April 19 at which time pricing will be released. Brokers will also tour on the 20th and the sales office will start writting contracts on April 21.

Once again, One Hawthorne consists of 165 units (26 junior one's, 74 one-bedrooms, 59 two-bedrooms, and 6 three-bedroom penthouses) with 124 non-deeded parking spaces which will be valet and are expected to run around $300 per month.

With a $120 million construction loan, whether or not the developer of One Hawthorne will end up underwater on the development, and what role that’s played in any delay to date, is open for debate.

We'll wait for actual pricing and early sales figures before we join the fray.

One Hawthorne: A Couple Of Renderings To Accompany Our Reality [SocketSite]
One Hawthorne: Close To Being Closed In But Without Its Crown? [SocketSite]

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March 24, 2010

Artani (818 Van Ness) Inventory Starts To Return As Expected

818 Van Ness: 8/11/08 (www.SocketSite.com)

As plugged-in people first knew to expect, unsold units at the Artani (818 Van Ness) have started rolling back on to the MLS as listed inventory.

One-bedrooms with parking are now listed from $489,000 (down 18% "from $599,000" in 2008), one-bedrooms with two baths from $549,000 (down 21% "from $699,000" in 2008) and two-bedrooms from $699,000 (down 12% "from $799,000" in 2008).

No word on exactly how many of the 54-unit building's rental residents exercised their first right of refusal to purchase, but we would be interested if you know (tips@socketsite.com).

UPDATE (3/25): A plugged-in resident tipster reports:

They are setting up a sales office on the ground floor in the permanently vacant (so far) retail space. I am still a tenant here and will not be exercising my first right of refusal as I believe the price and HOA fees are just too high.
They plan on selling floors 2-6 first. The cheapest units are at the front of the building on the 2nd floor (no side windows as it shares a wall with the sushi joint. Floors 7-8 are done to a higher spec. Seems a majority of the building is empty now. Most tenants moved in about a year ago and their leases ended. There has been a revolving door of moving trucks here in the last 3 months.
Also, they have a bunch of maintenance folks fixing up the units for sale after a tenant vacates. They will all be in near perfect condition. I've had a walk through some of the staged units and they look great.

Artani (818 Van Ness) Scoop Redux: Unsuspending Sales [SocketSite]
∙ Listing: 818 Van Ness #208 (1/2) 795 sqft - $549,000 [MLS]
∙ Listing: 818 Van Ness #305 (1/1) 645 sqft - $489,000 [MLS]
∙ Listing: 818 Van Ness #307 (2/2) 990 sqft - $699,000 [MLS]
The Artani (818 Van Ness) Opens And A Plugged-In Reader Reports [SocketSite 9/08]
A Plugged-In (Artani) Resident Tipster Reports On Round Two [SocketSite]

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The 1355 Pacific Floor Plan Challenge: Find The Third Bedroom

1355 Pacific #402 Floor Plan

The website for 1355 Pacific makes note of at least one three-bedroom, three-bath unit amongst its twenty-three. And while a plugged-in reader successfully finds the building's floor plans, the aforementioned three-bedroom seems to remain a mystery...

UPDATE: And we believe we have our winner: "Unit 102 has an interior stairwell. I am sure if you walk down the stairs you will find the third bedroom."

1355 Pacific #102 Floor Plan

The Newest 23 On Nob Hill (1355 Pacific) Coming Soon [SocketSite]

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March 23, 2010

The Newest 23 On Nob Hill (1355 Pacific) Coming Soon

1355 Pacific (www.SocketSite.com)

It’s not yet listed, and its placeholder site doesn’t yet feature any interior photography, but as a plugged-in tipster notes, the 23 new construction Nob Hill condominiums with parking for all at 1355 Pacific are about to hit the market with prices starting at $799,000.

Designed by Sternberg Benjamin Architects (as plugged-in people have known for two years), official showings have started will start next week, and additional details (and photos) are coming soon.

1355 Pacific [1355pacific.com]
Sternberg Benjamin Architects [sternbergbenjamin.com]
The Proposed Design For 1355 Pacific (And Request For That Of 1536) [SocketSite]

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March 18, 2010

Relaxing BMR Rules At Mission Walk To Compete With Bank-Owned

Mission Walk Walk (www.SocketSite.com)

Plugged-in people should have seen this coming (others simply scoffed at our noting reductions on BMR re-sales and comparisons of bank-owned and BMR price points).

From the Examiner today:

Purchasing rules that govern scores of San Francisco Redevelopment Agency condos are being relaxed to help sell the units in a battered real estate market.
“We’ve never had this much inventory on the market,” Redevelopment Agency Executive Director Fred Blackwell said.
Agency commissioners this week raised the income cap for buyers to qualify for some of the units at Mission Walk — a 131-unit, two-building project completed on Mission Bay’s Berry Street in July — from those earning 100 percent of The City’s median income to those earning 120 percent.
“The price points, when you look at foreclosures and look at our units, are pretty much the same,” he said. “What people are doing, it seems, is choosing to go with the foreclosures because the foreclosures don’t have the same kind of income restrictions or equity restrictions.”

Income restrictions have already been relaxed for the Bay Oaks development at 4800 Third Street and are expected to be relaxed for the 125-unit project at 5600 Third Street.

The Redevelopment Agency might also begin offering down-payment assistance for buyers in either of the two Third Street developments.

Reductions Reach Below Market Rate Units On Ora Way (And Others) [SocketSite]
Buy A BMR For $10K $25K More Than Bank-Owned At Candlestick Point [SocketSite]
Changing rules to spur homebuying [San Francisco Examiner]
Mission Walk (330/335 Berry) Phase 2 Inventory/Application Scoop [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (39) | (email story)

March 3, 2010

The Latest (By Two Weeks) One Rincon Hill "06" Comp

One Rincon Hill '06' Floor Plan

Listed by the sales office for $1,295,000 this past December, the sale of 425 1st Street #3906 closed escrow last month with a (just now) reported contract price of $960,000 ($775 per square foot) for the One Rincon Hill 1,238 square foot high-floor two-bedroom.

As plugged-in people might recall, tax records suggest the same floor plan but twenty-six floors below (#1306) was sold by the sales office for just over $975,000 in 2006 and then resold for $930,000 this past June.

The re-sale of 425 1st Street #806 has been on and off the market since April 2009 and is currently asking $899,000.

UPDATE (3/4): The sales office list price for 425 1st Street #3906 on the first day of sales in 2006 (after which prices were raised) was $1,195,000.

The first day list price for #1306 was $905,000 (note the not first day sales office sale price of just over $975,000). And the first day list price for #806 was $855,000.

An 06 Comp (In More Ways Than One) At One Rincon Hill [SocketSite]
∙ Listing: 425 1st Street #806 (2/2) 1,238 sqft - $899,000 [MLS]
First Impressions: One Rincon Hill Sales Center [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (40) | (email story)

March 2, 2010

415 For 417 At 300 Berry (Arterra)

Listed for $539,000 in late 2008, the list price for Arterra (300 Berry) #417 was increased to $579,000 last August. Reduced and last asking $459,000, the sale of the 660 square foot one-bedroom closed escrow today with a reported contract price of $415,000 ($629 per square foot).

Industry reports will reflect a sale at 10 percent under asking. They won’t reflect the 23 percent drop from original list or 2008 expectations ($817 per square foot).

Four To Go At Arterra (300 Berry) At Up To 33 Percent Off [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (37) | (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)

February 22, 2010

Now "Nove" On Guerrero (Formerly Flora Grubb)

Nove on Guerrero (SocketSite.com)

As we wrote a year ago:

In the words of a plugged-in tipster…“The empty lot where Flora Grubb used to be on Guerrero at 23rd is being excavated as we speak!” (Or type.)
Three lots which were first developed in 1895 to house the Stewart Memorial Presbyterian United Church which was cowardly firebombed in 1973 following its conversion to the Metropolitan Community Church with a predominantly gay congregation.

Metropolitan Community Church in 1973

Next up for 1074 Guerrero, nine new homes in all: three two-unit residences along Guerrero, three single-family homes along Ames behind, and courtyards in-between.

Now dubbed "Nove," prices for the nine units have been set at $1,125,000 to $1,749,000 ("about $750-$900/sqft, depending on the unit...the townhomes on Ames are less expensive") and "the workmanship and quality of the finishes [are] seriously impressive" according to a plugged-in tipster who has walked through. Design by Handel Architects.

Only one of the nine units has officially been listed so far (and without much photography) while the development's website isn't yet offering up any interior or design porn.

Flora Grubb On Guerrero (1074) Is Gone, Nine New Homes Up Next [SocketSite]
∙ Listing: 1062 Gurrero (3/2) - $1,575,000 [MLS]
Nove [nove-sf.com]

Posted by socketadmin at 11:30 AM | Permalink | Comments (68) | (email story)

February 17, 2010

Four To Go At Arterra (300 Berry) At Up To 33 Percent Off

From six to sell six days ago it’s now four to go today at Arterra (300- Berry). And with prices that have been cut up to 33 percent (the two-bedroom, two-bath penthouse #1610 with terrace was originally listed at $1,319,000 but can now be had for $899,000).

One one-bedroom (#1409) is available at $539,000 (originally listed for $673,000).

Arterra (300 Berry) Update: And Then There Were Six To Sell [SocketSite]

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

February 16, 2010

829 Folsom Cuts Prices And Pushes For April Closings

829 Folsom (www.SocketSite.com)

While the old sales team had around ten of the units in contract at one point last year, they weren’t able to get any of the 69 condos at 829 Folsom closed. And on the first of January a new sales and marketing team took over.

Prices were dropped around 25 percent at the end of January (although the cuts haven’t yet been widely publicized), and twelve of the units are now in contract (including seven units that were in contract last year and are being rewritten to reflect the new prices).

The sale team is targeting mid-April for closings with the goal of having 30 percent (21 units) of the building in contract by that time. The lowest priced unit in the building is now an "M" studio without parking at $372,500, one-bedrooms with parking now start at $482,500, and two-bedrooms with parking are now priced from $699,000.

Full Disclosure: The new sales and marketing company for 829 Folsom advertises on SocketSite and provided sales data at our request but did not provide any consideration for this post.

829 Folsom: Starting From $550,000 $485,000 $399,000 $365,000 [SocketSite]
829 Folsom Street: New Details, Online Registration, And Timing [SocketSite 5/08]

Posted by socketadmin at 3:00 PM | Permalink | Comments (29) | (email story)

February 10, 2010

Arterra (300 Berry) Update: And Then There Were Six To Sell

From 35 to sell in early December to only 6 today according to the sales office at Arterra (300 Berry). That’s 263 condos either closed or in contract we’ll assume.

Arterra (300 Berry) Update: Roughly 85 Percent Closed Or In Contract [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (27) | (email story)

February 9, 2010

Snap! 555 Bartlett In Living Color

555 Bartlett: 2/9/10 (www.SocketSite.com)

From your first peek two months ago to fully (for the most part and excluding the mural) painted today for 555 Bartlett. No word on why some people seemed to be working themselves up into a tizzy over the primer (which has since been painted over).

Once again, fifty-eight (58) condos over 67 residential parking spaces, 25 commercial parking spaces, and a Walgreens with prices starting in the $400,000s for one-bedrooms, $500,000’s for two-bedrooms, and a few three-bedrooms from the $600,000’s.

And yes, the sky above is real.

Take It Off! 555 Bartlett (Née 3400 Cesar Chavez) Teases [SocketSite]
555 Barlett (A.K.A. 3400 Cesar Chavez) Positions For Sales [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (26) | (email story)

February 8, 2010

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

Parcel G (365 Fulton) Site: 2/08/10 (www.SocketSite.com)

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.

365 Fulton Final Design: Fulton Street Perspective

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.

365 Fulton: Courtyard Rendering

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

365 Fulton Street: Gough Street Rendering

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 4, 2010

Soma Grand (1160 Mission) Resale Comp And Stack Reduction

1160 Mission #1407

The resale of 1160 Mission #1407 closed escrow on 1/25/10 with a reported contract price of $640,000 ($5,000 under asking and $614 per square foot) for the 1,043 square foot two-bedroom at the Soma Grand.

Once again, while Soma Grand’s sales office appears to have sold the 1,031 square foot two-bedroom #1207 for $810,000 in August '08, they moved the 1,043 square foot #1507 for $645,000 in May '09. There is no thirteenth floor.

And while they were asking $785,000 for the 1,031 square foot #1907 in December, they’re now down to $699,000.

∙ Listing: 1160 Mission #1907 (2/2) 1,031 sqft - $699,000 [MLS]
Four Sevens (And One Resale) At Soma Grand (1160 Mission) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (53) | (email story)

January 28, 2010

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

222%202nd%20Street%20Rendered%20Skyline%20SE.jpg

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.

222%202nd%20Street%20Rendered%20Skyline%20W.jpg

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)

January 15, 2010

Development Carrots Have Developers Atwitter (But Still Not Funded)

201 Folsom Rendering

The Mayor’s proposed carrots in the form of deferred impact and reduced affordable housing fees has caught the attention of the developer community as Tishman Speyer estimates the cuts could shave two years off the start date for 201 Folsom (for which they currently have three years to start).

Also noted, Bosa Development is "scrambling to obtain financing for a July construction start for the next 170 units of [Radiance Phase II]." And there’s the rub. Regardless of developer optimism, it all comes down to the financial markets opening back up (which are being driven more by fundamentals than exuberance these days).

Carrot, Stick, And Cell Legislation In The Works For San Francisco [SocketSite]
Fee break targets housing [San Francisco Business Times]
201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]
Radiance At Mission Bay Phase II Update: Officially "Suspended" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

January 13, 2010

Infinity Phase I Sold Out, Phase/Tower II Roughly 85 Percent Closed

While Tower I sold out in November as previously reported, the final Phase I condo (Tower I plus the treetops) has now closed as well. Call it roughly 50 closings over the past two months with 600 of the 650 Infinity units closed (and 25 that aren't currently in contract).

Infinity Tower I Sold Out, Tower II At 70 Percent, 85 Percent Overall [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (48) | (email story)

January 12, 2010

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

1844 Market Street (www.SocketSite.com)

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 5, 2010

Making Way For UCSF’s New Mission Bay Medical Center

Mission Bay Medical Center Site: 1/5/10 (www.SocketSite.com)

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.

UCSF's Mission Bay Medical Center Rendering

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

UCSF's Mission Bay Medical Center Rendering

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

UCSF Mission Bay Campus Aerial Map

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 28, 2009

From Bulk(y) To Lien For Citadine At 1299 Bush

As we reported four weeks ago, the developers of The Citadine (1299 Bush) are seeking as bulk sale of the entire building. As we add today, at least five mechanics liens totaling over $2.5 million have been filed against the development over the past month.

The Citadine (1299 Bush) Scoop: Seeking A Bulk Sale Of The Building [SocketSite]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]
Citadine Cuts Between Four And Ten Percent For Listed Condos [SocketSite]

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

December 18, 2009

Union Update: 40 Percent Currently In Contract, Closings This Week

According to the sales office of Union (2101/2125 Bryant), "over 30 homes" are currently in contract (versus a reported 29 in November) and the first closings should start this week.

The Union Of 76 New Units At 2101/2125 Bryant [SocketSite]
The First Five Of Union’s Seventy-Six [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (4) | (email story)

December 17, 2009

Same Story, Different Day, Additional Architectural Context

850 Broderick (www.SocketSite.com)

Hats Off To Zygmunt Arendt And "His House" At 850 Broderick | Comments [SocketSite]

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

December 16, 2009

233 Franklin Dubbed "LindenHayes" (And An Overview Now Online)

231 Franklin (www.SocketSite.com)

The mixed-use development at the corner of Franklin and Hayes has been dubbed LindenHayes and apparently the residential address will be 233 Franklin (versus 231). Hopefully not to be confused with Linden Hayes Fine Art at 1925 Hayes.

From the development’s website that's now live as pointed out by a plugged-in reader:

The lobby, accentuated with wood-paneled walls, is highlighted with decorative panels by Lumicor. The distinctive exterior is a composition of materials including brick, fiber cement rainscreen panels, metal and glass. The courtyard was created by Marta Fry Landscape Architects and features a unique design of paving and planter walls to provide a serene setting of trees and plantings complementing the quality architecture of LindenHayes.
The living areas of the units have hardwood floors in Brazilian cherry or European white oak, by Berg and Berg. Generous bathrooms feature expansive custom tile finishes and frameless glass enclosures. All the residences include washer/dryer (gas) hookups. Exterior doors and windows are custom-built metal-framed systems with insulated glass by Bonelli, and feature floor-to-ceiling windows in main living areas.

In the kitchens: Studio Becker cabinets, Bertazoni stoves, Fisher Paykel refrigerators, Bosch dishwashers and microwaves/vented hoods. One car parking per unit, air conditioning, and occupancy as early as February, 2010. Floor plans online.

And confirming our previously reported scoop, "The very popular Grove [Café] is planned to be located at the Hayes and Franklin corner."

LindenHayes (233 Franklin) [lindenhayes.com]
231 Franklin Starts To Strip Its Scaffolding [SocketSite]
The Grove Heading To Hayes Valley [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (19) | (email story)

Hats Off To Zygmunt Arendt And "His House" At 850 Broderick

850 Broderick (www.SocketSite.com)

The namesake of "a World War II refugee who left $6 million to the City and County of San Francisco…[and] specified that 60 percent of his estate be used for the poor and needy and 40 percent for the neediest seniors," the Zygmunt Arendt House at 850 Broderick broke ground earlier this year and has quickly risen.

[The $16 million Development] contains 47 studio units located in a residential neighborhood known for its beautiful Victorian fabric. The project's lobby and common spaces—multipurpose room, management and service offices, and mid-block garden—were designed to encourage interaction among staff and its formerly homeless tenants. The project's sustainable features include an energy-efficient building envelope and mechanical systems, rooftop photo-voltaic panels, and a stormwater detention system that directs runoff to streetside planters.

Hats off to Zygmunt Arendt along with the Community Housing Partnership and TNDC.

UPDATE (12/17): A bit more architectural context for the building:

850 Broderick (www.SocketSite.com)

Affordable housing development breaks ground [Business Times]
850 Broderick Design [WRT Solomon E.T.C.]

Posted by socketadmin at 8:45 AM | Permalink | Comments (18) | (email story)

December 10, 2009

A Quick Resale And Update For BLU (631 Folsom)

631 Folsom #6E

Purchased for a recorded $584,000 six months ago, and which appears to have included a year of pre-paid HOA dues worth $7,482 ("Hoa paid thru 6/2010"), 631 Folsom #6E returned to the market yesterday asking $669,000 as the first listed resale at BLU.

At the time of purchase this past June, BLU was around 25 percent in contract, prices had been cut a few months before in order to reach a pre-sale requirement, and #3E was the lowest list price unit at $599,000 (down from $739,000).

Today BLU is roughly 50 percent sold.

Full Disclosure: BLU currently advertises on SocketSite but provided no compensation for (nor had any prior knowledge of) this post.

∙ Listing: 631 Folsom #6E (2/2) 931 sqft - $669,000 [MLS]
BLŪ Update: Just Under 25% In Contract And Closings This Week [SocketSite]
BLU Cuts Pre-Sale Required Green To $575,000 (And Up To 26%) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (55) | (email story)

December 9, 2009

Take It Off! 555 Bartlett (Née 3400 Cesar Chavez) Teases

555 Bartlett: 12/9/09 (www.SocketSite.com)

While the announced fall 2009 opening for the sales office of 555 Bartlett (née 3400 Cesar Chavez) never materialized (we’re expecting early 2010), the first bits of scaffolding surrounding the sixty-unit development have started to come down.

Precita Eyes has been commissioned to adorn the Caesar Chavez façade with a mural. And as of July, prices were expected to be in the $400,000's for the 30 one-bedrooms, from the mid $500,000's for the 27 twos, and $600,000+ for the 3 threes.

3400 Cesar Chavez: Approved But Opposed (By MAC) In The Mission [SocketSite]
555 Barlett (A.K.A. 3400 Cesar Chavez) Positions For Sales [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (26) | (email story)

December 7, 2009

700 Valencia Unwrapped (And Nine New Units Coming Soon)

700 Valencia: 12/7/09 (www.SocketSite.com)

On the heels of exposing 736 Valencia, the scaffolding around 700 Valencia comes down.

700 Valencia: 12/7/09 (www.SocketSite.com)

Most of the Juliette balconies didn't make the original design cut.

700 Valencia: Proposed East (Valencia Street) Elevation

Nine units, nine parking spaces and ground floor retail. And as the corner looked before:

700 Valencia: Site

736 Valencia Exposed (700 Valencia Still Under Wraps) [SocketSite]
700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]
700 Valencia: Topped Off And Filling Out [SocketSite]

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

December 4, 2009

The Citadine (1299 Bush) Scoop: Seeking A Bulk Sale Of The Building

According to a plugged-in tipster, the developers of Citadine (1299 Bush) are now seeking a bulk sale of the entire building. Details when we have them and can confirm.

Twenty-Six In The Bush At 1299 Rising (And A Reality Check) [SocketSite]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]
Citadine Cuts Between Four And Ten Percent For Listed Condos [SocketSite]

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

December 3, 2009

Four Sevens (And One Resale) At Soma Grand (1160 Mission)

Soma Grand (1160 Mission)

While Soma Grand’s sales office appears to have sold the 1,031 square foot two-bedroom #1207 for $810,000 in August '08, they moved the 1,043 square foot #1507 for $645,000 in May '09, and they’re asking $785,000 for the 1,031 square foot #1907 today.

1160 Mission #1407

Yesterday the 1,043 square foot two-bedroom 1160 Mission #1407 hit the market as a resale asking $645,000. There is no 13th floor.

∙ Listing: 1160 Mission #1407 (2/2) 1,043 sqft - $645,000 [MLS]
∙ Listing: 1160 Mission #1907 (2/2) 1,031 sqft - $785,000 [MLS]

Posted by socketadmin at 11:30 AM | Permalink | Comments (69) | (email story)

736 Valencia Exposed (700 Valencia Still Under Wraps)

726 Valencia (12/3/09)

A plugged-in tipster photographs and reports: "726 736 Valencia is nearly done. Supposedly housing for next door auto repair shop's employees. Nice brown wood. 700 Valencia (at 18th) is still in it's black covers." And so can you (tips@socketsite.com).

700 Block of Valencia: 12/3/09

700 Valencia: Topped Off And Filling Out [SocketSite]
700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (37) | (email story)

December 2, 2009

Arterra (300 Berry) Update: Roughly 85 Percent Closed Or In Contract

We’re calling it roughly 85 percent closed or in contract for the 269 condos of Arterra (300 Berry). Up from 75 percent in July, or roughly 25 net new contracts over the past four months and around 35 condos to go.

It was just over two years ago Arterra was 40 percent pre-sold and expecting 75 percent by its opening in 2008.

Arterra (300 Berry) Takes LEED Silver, Hits 75% Closed Or In Contract [SocketSite]
Arterra (300 Berry) Update: 40% Pre-Sold? [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (0) | (email story)

November 30, 2009

1844 Market Street Development Hits A Banking Speed Bump

1844 Market: Design

It was a plugged-in tipster that first noticed the movement on 1844 Market Street back in May. And while the builder had indeed broken ground on the 113 unit mixed-use project with 90 parking spaces and 5,000 square feet of retail, the FDIC’s seizure and sale of United Commercial Bank to EastWest Bank might throw a monkey wrench into the mix.

Builder Joe Cassidy…said the development’s financing is up in the air since United Commercial Bank was taken over. The Market Street project is the largest condo development to break ground in 2009, and Cassidy said United Commercial Bank was "the only game in town" when he went shopping for a loan. Cassidy said he doesn’t know if the loan will be funded by EastWest.

As the site looks today:

1844 Market 11/30/09 (www.SocketSite.com)

1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
Fallout from bank failures hits Bay Area builders [Business Times]

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

November 24, 2009

Mission Walk (330/335 Berry) Phase 2 Inventory/Application Scoop

Mission Walk Walk (www.SocketSite.com)

Mission Walk will begin accepting applications for 66 below market rate (BMR) condos at 11AM on December 5, 2009. Despite an oversubscribed lottery last year, seven (7) three-bedrooms and fifty-nine (59) two-bedrooms remain available.

This time around, "applications will be processed on a first completed-first served basis."

UPDATE (11/25): With respect to an interior shot, the best we can do at the moment:

Mission Walk Living

UPDATE (11/25): A plugged-in reader reports: "I'm in contract at Mission Walk as well as a CPA and current renter and have to share my thoughts..."

Mission Walk: Overview and Applications [homebricks.com]
Mission Walk (330/335 Berry) Prepares To Strut [SocketSite]
Mission Walk (330/335 Berry) Lottery Redux: Second Round Soon! [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (61) | (email story)

November 23, 2009

Infinity Tower I Sold Out, Tower II At 70 Percent, 85 Percent Overall

Infinity Tower One (www.SocketSite.com)

From the sales office at The Infinity:

The Infinity San Francisco, a 650-unit luxury condominium development by Tishman Speyer, announced today that its 237-unit Tower I is 100 percent closed out. The Tower I close out caps off an extraordinarily successful year in which The Infinity recorded 292 net sales – nearly 45 percent of its total 650 units of inventory. The development’s 285-unit Tower II is nearly 70 percent closed just nine months after opening in February 2009. The entire development is now more than 85 percent closed.

UPDATE: Parsing the language, we estimate the treetops to be roughly 90 percent sold and “Phase One” (Tower I and the Treetops) at 97 percent closed overall. We’ll also call it roughly 40 net new Phase One sales and roughly 165 net new Tower II sales over the past eight months.

Keep in mind significant sales office discounting (over 30% for some) has been in play but has also eased up over the past couple of months.

UPDATE: A plugged-in reader believes that all the treetop units have all closed. If so, call it closer to 50 net new Phase One sales (and a Phase One closeout) over the past eight months. And either way, call it just under a hundred to go.

UPDATE: Another plugged-in reader adds: "As of two weeks ago, there were 47 available units at the Infinity...so that translates to something like 552 closed, 51 under contract, 47 available."

Infinity Tower Two Sales Update: 50 Contracts Total Since January 1 [SocketSite]
Infinity Sales Update: New Contracts Up But Driven By Discounts [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (75) | (email story)

November 13, 2009

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

1327 7th Avenue: Rendering (Image Source: Hamilton & Company Architecture)

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

1327 7th Avenue

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

1327 7th Avenue #11 Living

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

1327 7th Avenue Cottages

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

1327 7th Avenue Construction (Image Source: hamilton-arch.com)

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

Posted by socketadmin at 11:45 AM | Permalink | Comments (43) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

Candlestick Point-Hunters Point Shipyard Phase II Development Rendering: Northwest View

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.

Proposed San Francisco 49ers Stadium at Hunters Point

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...

Proposed Hunters Point Waterfront Promenade

...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.

CPHP%20Phase%20II%20Overview.gif

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 Development Rendering: Southwest View

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)

Mission Walk (330/335 Berry) Lottery Redux: Second Round Soon!

Mission Walk

While the lottery earlier this year attracted four times as many applicants as there were available Mission Walk (330/335 Berry) BMR condos, you might not be out of luck after all. From the folks at BRIDGE Housing Corporation (emphasis ours):

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) Prepares To Strut [SocketSite]

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

November 11, 2009

Mission Walk (330/335 Berry) Prepares To Strut

Mission Walk Across Mission Creek (www.SocketSite.com)

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.

Mission Walk Walk (www.SocketSite.com)

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).

Mission Walk Wall (www.SocketSite.com)

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 10, 2009

The Re-Redevelopment On The Corner Of 3rd And 19th Streets

Corner of 3rd and 19th Streets (www.SocketSite.com)

A year ago we brought you a few chapters in the long story for the development on the northwest corner of Third and 19th Streets.

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.

As it looked at the time (versus as it currently looks above):

Corner of 3rd and 19th Streets (www.SocketSite.com)

Nearing re-completion and as a plugged-in reader notes, "19 units residential [averaging 1,400 square feet], and 2-3 unit[s] commercial" coming soon. Catercorner to 2255 Third.

The Corner Of 3rd And 19th Streets: A Reader Asks (And So Do We) [SocketSite]
From "Would" To "Will" And Moving Dirt At 2255 Third Street (A Recap) [SocketSite]

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

2255 Third Street Excavation (www.SocketSite.com)

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

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

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

2255 Third Street Elevation

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

2255%20Third%20Street%20Illinois%20Watercolor.jpg

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

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

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Three Years Later For A One Rincon Hill Townhome (And Comments)

489 Harrison #302 Floor Plan

Originally "released for sale" in March 2007 with prices "from $1.2 million to $1.8 million" for the 14 townhomes raning in size from 900 to 2,350 square feet, it was six months before that One Rincon Hill's Fall 2006 Newsletter was advertising "13 luxury townhomes along Harrison Street, starting at $1.4 million..."

Today, a One Rincon Hill two-bedroom plus den townhome (489 Harrison #302) hit the MLS asking $925,000 for 1,542 square feet ($600 per square). Call it a drop in sales office pricing of at least twenty-three percent (and likely over thirty).

A comment thread from 2007 starts:

Condos can easily drop 30-40% in SF during a correction. Any buyer at these new buildings should be prepared financially for this sort of event whether it happens or not. It is definitely a risk.

The classic (mis)conclusion at the time: those making such irrational statements must either be "disgruntled renters," "fence sitters" willing the market down, those who recently lost a home to foreclosure, or "people that missed out on early pricing at 1Rincon/Infinity."

And the 2009 versions? "Haters," "armchair amateurs," and "schadenfreude sickos."

∙ Listing: 489 Harrison #302 (2/2.5) 1,542 sqft - $925,000 [MLS]
One Rincon Hill’s Townhome Collection "Officially" Released [SocketSite]
One Rincon Hill’s Fall Newsletter And Update [SocketSite]

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November 9, 2009

The Grove Heading To Hayes Valley

231 Franklin at the corner of Hayes (www.SocketSite.com)

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]

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November 6, 2009

Behind The Door Of 25 Hotaling (And The Street)

25 Hotaling Place (SocketSite.com)

Down the alley from Villa Taverna and above Aventine, what was once a "bathhouse, saloon, warehouse and denim overall factory" is now the nine condos of 25 Hotaling Place.

Originally called Jones alley, the small street that runs between Jackson and Washington Streets started life as an alley servicing the warehouses of old San Francisco’s bourgeoning waterfront. In the early 20th century it was given its present name—Hotaling Place— commemorating one of the Gold Rush-era’s most successful entrepreneurs.
Anson Parsons Hotaling arrived in San Francisco in the mid-1850s and founded A.P. Hotaling & Company, a distributor for Cutter’s Bourbon Whisky. During the 1906 Earthquake and ensuing fire, sheer luck and a change in wind spared Hotaling’s warehouse. This led to one local commentator to pen the following lines that are now etched in the city’s folklore: "If, as they say, God spanked the town for being over frisky, Why did he burn the churches down and save Hotaling’s Whiskey?"

A plugged-in tipster reports on the development:

They finally put up a decent website for [25 Hotaling] which has been selling quietly for a couple of months. They claim they've already sold one of the nine units.

25 Hotaling Place Interior

Photos look interesting, but there's a suspicious lack of square footage info and on the floorplans [see links below] the units look small.

25 Hotaling Place Kitchen

In addition to nice details, every unit has one or more shortcomings; it's a great neighborhood, though.

Pricing and monthly HOA dues for the Hotaling nine:

∙ 25 Hotaling #A (1/1) - $629,000 ($399/mo HOA)
∙ 25 Hotaling #B (1/2) - $649,000 ($424/mo HOA)
∙ 25 Hotaling #C (1+/2) - $859,000 ($469/mo HOA)
∙ 25 Hotaling #D (1/1) - $589,000 ($383/mo HOA)
∙ 25 Hotaling #E (2/1.5) - $889,000 ($469/mo HOA) [MLS]
∙ 25 Hotaling #F (1+/1) - $639,000 ($399/mo HOA)
∙ 25 Hotaling #G (1/1) - $669,000 ($396/mo HOA) [MLS]
∙ 25 Hotaling #H (1/1) – "SOLD" ($384/mo HOA)
∙ 25 Hotaling #I (1+/1) - $689,000 ($399/mo HOA)

And yes, all listed parking is leased.

25 Hotaling [25hotaling.com] [Floor Plans: A/D/F/G/I | B/C/E]

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November 5, 2009

231 Franklin Starts To Strip Its Scaffolding

231 Franklin (www.SocketSite.com)

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

Once again, what was there before:

Corner of Hayes and Franklin

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

Hayes and Franklin: Design

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

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

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

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

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November 2, 2009

Cubix Straight Scoop Redux: 766 Harrison Sales About To Resume

Cubix 11/2/09 (www.SocketSite.com)

The Cubix sales office (766 Harrison) is about to re-open their doors. Lost to foreclosure in July, it’s no longer a HausBau property. And according to our sources it's still bank owned (although the paper has bounced from bank to bank via a number of acquisitions).

As a plugged-in tipster notes, a new banner now touts "from the high $100,000’s" versus the "starting from high $200K" of yesteryear (2008). And a new website sports a hyphen (now cubix-sf.com versus cubixsf.com).

As we reported in July when the bank took over, 80 of the 98 residential condos and the commercial space remained unsold. It was in January that the sales office had reduced prices by "up to 29.5%" with the goal of hitting 50 percent sold.

SocketSite’s Straight Scoop On The Collapse Of Cubix (766 Harrison) [SocketSite]
Cubix (766 Harrison) [cubix-sf.com]
766 Harrison: Condos Indeed And A Brand New Brand (“Cubix YB”) [SocketSite]
Cubix (766 Harrison) Officially Cuts "Up To 29.5%" For Stimulus Sale [SocketSite]

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

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

1415 Mission Site

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

1415 Mission Rendering

The residential unit mix is proposed to include about 26 studio units, 39 one‐bedroom units, and 52 two-bedroom units. Per the Inclusionary Housing Ordinance…18 units, or approximately 15 percent, would be designated on site as affordable units.
The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.
If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

1415 Mission Street Rendering: Looking South Down 10th

1415 Mission: Draft Environmental Impact Report [SFGov]

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October 29, 2009

Citadine Cuts Between Four And Ten Percent For Listed Condos

1299 Bush #802 Living

While at least one of its 26 condos appears to be in contract (one-bedroom #204), after a month on the market list prices for 1299 Bush ("Citadine") were just reduced between four ($70,000 off #802) and ten ($80,000 off #203) percent.

The "Citadine" Flags Are Flying At 1299 Bush [SocketSite]
Citadine (1299 Bush): Current Pricing And A Peek Inside [SocketSite]

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

October 26, 2009

One Hawthorne: A Couple Of Renderings To Accompany Our Reality

One Hawthorne Roof Deck Rendering

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

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

One Hawthorne Kitchen Rendering

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

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

October 22, 2009

430 Main/429 Beale Development Delayed

430 Main / 429 Beale Rendering (Image Source: AB Design Studios)

Approved by Planning with a 6-1 vote in May, according to a plugged-in reader the Board of Supervisors voted 10-2 10-0 in favor of an appeal of the 430 Main/429 Beale project.

430 Main / 429 Beale: Aerial Rendering (Image Source: AB Design Studios)

As such, the proposed six-story and 113-unit building will now require an Environment Impact Report (EIR) to move forward with development.

From our reader, "Look for a lawsuit against the city to follow."

UPDATE: While one reader notes there are only 11 supervisors, another thinks that a focused rather than full blown EIR might suffice (which would reduced the delay and dollars involved). We’ll see if we can’t clarify on both points.

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

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525 Golden Gate Avenue "Officially" Breaks Ground

525 Golden Gate Avenue Renderings

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

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

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

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

October 19, 2009

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

One Hawthorne: 10/19/09 (www.SocketSite.com)

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

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

One Hawthorne: Rendering

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

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

One Hawthorne Revised Rendering (Image Source: EHDD Architecture

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

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October 16, 2009

Getting The Lead Out On Townsend, Third, And In Mission Bay

2225-2255 Third Street: Current (Image Source: MapJack.com)

The development of 2235 Third Street (above) and 178 Townsend (below) are getting a boost by way of low-interest government loans to clean up their lead-contaminated land.

178 Townsend (Image Source: MapJack.com)

In addition, a $200,000 grant will help "clean up land for a public park in Mission Bay near Interstate 280."

2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]
178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
Millions of dollars provided for land cleanup efforts [San Francisco Examiner]

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October 14, 2009

The First Five Of Union’s Seventy-Six

2125 Bryant #202: Floor Plan

Five of "Union’s" 76 condos on the all new construction side of the development (a.k.a. 2125 Bryant or "Union South") have hit the MLS with a studio identified as a "one-bedroom" on their marketing site floor plans (#202) listed for $511,000; two-bedrooms starting at $715,000; and three-bedrooms from $895,000.

No official listings as of yet for any of the 23 "highly-stylized lofts in a classic, historic building" of Union North (2101 Bryant).

The Union Of 76 New Units At 2101/2125 Bryant [SocketSite]
∙ Listing: 2125 Bryant #007 (3/3) - $895,000 [MLS]
∙ Listing: 2125 Bryant #104 (2/2.5) - $715,000 [MLS]
∙ Listing: 2125 Bryant #202 (0/1) - $511,000 [MLS]

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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)

October 13, 2009

Some Plugged-In Perspective On Mortgage Fraud Back In 2008

Speaking of mortgage fraud soon be a felony offense, back when we were tracking craigslist rental listings for freshly closed condos at One Rincon Hill a plugged-in tipster first provided the following tip in March of 2008:

Public Records info is interesting. What it shows me is that several new owners at One Rincon either have or are about to commit occupancy fraud. This is often overlooked and dismissed by those involved including mortgage agents, however, it is a serious issue. Owners sign occupancy affidavits at the close of escrow, and unless their deed of trust includes an "assignment of rents" rider, the property is owner occupied. My public records search shows 68 units have closed. I'm sure more have that don't show up yet and I'm also convinced that my list of properties for rent is smaller than actually what is or has already been rented.

According to our tipster’s analysis at the time at least ten and as many as sixteen of those 68 units (i.e., between 15 and 24 percent) closed as "owner occupied" purchases but were immediately advertised on Craigslist for rent. And at least three (3) of those "fraudulent" purchases were made by licensed real estate agents.

Perhaps those ten to sixteen were the only bad seeds out of all the buyers at One Rincon and other new developments about town (rather than ~20% of purchases if one were to extrapolate from the numbers above).

Then again in the words of our tipster: "How many units have already been rented that haven't been advertised or [escaped my analysis] above?"

Same Same But Different: 425 1st Street #2103 For Sale (Or Rent) [SocketSite]
The Seven Samurai Deadly Sins New Mortgage Laws [SocketSite]

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October 9, 2009

829 Folsom: Starting From $550,000 $485,000 $399,000 $365,000

829 Folsom (www.SocketSite.com)

Listed for $399,000 in June, 829 Folsom #308 is back on the MLS with an official one day on the market and an asking price of $365,000. Studios in the building were expected to be priced around $550,000