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-   -   SAN FRANCISCO | Park Tower at Transbay | 605 FT | 43 FLOORS (http://forum.skyscraperpage.com/showthread.php?t=210603)

chris08876 Apr 6, 2014 1:01 AM

SAN FRANCISCO | Park Tower at Transbay | 605 FT | 43 FLOORS
 
http://www.socketsite.com/transbay%2...%20Massing.gif
http://www.socketsite.com/Transbay%2...%205%20Map.gif

An Unexpected Transbay Twist And Block Redesign

Quote:

With San Francisco’s Office of Community Investment and Infrastructure having determined that "economic conditions create a strong preference for commercial development over residential and hotel development" on Transbay Block 5, a request for proposals to build a 550-foot office tower with ground floor retail on the northeast corner of Howard and Beale has been issued.

Originally slated for a residential tower to rise up to 550 feet on the eastern portion of the block at the corner of Howard and Main, as we first noted yesterday, "unforeseen circumstances" have resulted in an unexpected configuration for the site and tower to rise.

The story behind the unforeseen circumstances which involves the driveway for 201 Mission Street (which runs through the middle of the block), the little Art Deco structure and open space on the corner of Howard and Beale (which is owned by 301 Howard across the street) and, of course, a concern about a potential loss of views:

The [Transbay Joint Powers Authority] attempted to negotiate an acquisition of the 201 Mission Street driveway in order to develop the site according to the standard configuration in the Development Controls – with the tower on the eastern portion of the block at the corner of Main and Howard Streets. However, the property owner expressed strong concerns that tenant views in 201 Mission Street would be negatively impacted by a tower on the eastern portion of Block 5 and demanded a price far in excess of the standard market value of the driveway parcel.
In addition, the driveway parcel provides the only access to 201 Mission Street’s parking and loading and therefore it would not be possible to develop the driveway without also negotiating a land swap with TJPA to provide alternate access. As a result, OCII does not expect the property owner of 201 Mission Street to submit a proposal in response to this RFP – and if that property owner did submit a proposal, it would need to conform to all of the restrictions described in this section.
Because of the time spent negotiating an acquisition of the 201 Mission Street driveway and the need to issue the RFP, neither OCII nor TJPA has had discussions with the owner of 301 Howard Street regarding its parcel.
That being said, while a proposal which includes either the parcel owned by 201 Mission Street or the parcel owned by 301 Howard Street will not be considered, once a development team is selected, the OCII is open to exploring alternatives for the open space on the corner of Howard and Beale, "in cooperation with the property owner." Proposals are due at the end of June. An upside to the unforeseen circumstances, a 10,000-square-foot open space on the corner of Howard and Main is now part of the Block 5 plan as well.
==================================
April 3, 2014
http://www.socketsite.com/archives/2...ansb.html#more

chris08876 Apr 7, 2014 1:36 AM

Information concerning the square footage being proposed for commercial use. Above is the mass-model. Solid proposal renderings will be seen hopefully by June or July.
----------------------

Transbay Block 5 Tower Will Be Commercial Not Residential

Quote:

Transbay's Block 5 sits among a zone that is entirely residential and Block 5 was expected to be more of the same. However, the request for proposals put out by the city this week for the land states that the development will now be commercial and that any proposals including any amount of residential and/or hotel space will not be accepted because "economic conditions create a strong preference for commercial development." The RFP now asks for proposals for 700,000 square feet of commercial space and 10,000 feet of retail space to be built in a 550-foot tower on the site.

Block 5 takes up the entire block bounded by Natoma, Howard, Beale and Main streets, but there are some unusual things to note. A parcel on the corner of the space at Howard and Beale serves as open space for 301 Howard across the street, while a driveway running through the land belongs to 201 Mission Street. The owner of 201 Mission expressed concerns about tenant views and demanded a price "far in excess of market value of the driveway parcel," so the driveway will remain. Therefore, all proposals for the 26,366 square foot parcel must not make use of either of those spaces. Proposals of due on June 25.
===============================
April 4, 2014, by Tracy Elsen
http://sf.curbed.com/archives/2014/0...esidential.php

minesweeper Jun 27, 2014 5:46 AM

The proposals are in, and there were four submissions:

Quote:

  • Boston Properties with Kohn Pedersen Fox Associates
  • Golub Real Estate and The John Buck Co. with Goettsch Partners and Solomon Cordwell Buenz Architecture
  • Jay Paul Co. with SOM
  • Kilroy Realty with Pelli Clarke Pelli Architects

All four developers have buildings already under construction in Transbay neighborhood. We'll find out who's selected in the next few months.

http://www.bizjournals.com/sanfranci....html?page=all

simms3_redux Jun 27, 2014 8:07 AM

The Chicago team!

(Golub/John Buck Co, SCB architects)

I sincerely hope they do not win. What would be interesting is a KPF skyscraper in this town. Go team BXP! Though I hope we can see all the designs first before rushing to judgment. Usually office towers of this magnitude make much larger statements than their residential counterparts, so this could be iconic for SF.

minesweeper Jul 25, 2014 4:35 PM

Apparently, the Chicago team is the front runner:

Quote:

A team led by Golub Real Estate and The John Buck Co. is the top candidate to build an office tower on the Block 5 site in San Francisco’s giant Transbay redevelopment, offering $172.5 million to buy the property and put up a 43-story building.
$172.5 million is a staggering offer. They're offering about 90% of the $192 million paid for the Salesforce Tower site, even though Block 5 will only have about 50% of the square footage. They're offering almost double the price per square foot compared to Salesforce Tower. By comparison, Block 8, which is also zoned for 550 feet but as residential, went for "only" $72 million back in March.

slock Sep 12, 2014 11:09 PM

Designs revealed:

http://transbaycenter.org/uploads/20...esentation.pdf

WonderlandPark Sep 12, 2014 11:34 PM

Backside is boring, but the other side would be one of the more interesting towers ever built in SF. Long ways off for completion.

fimiak Sep 13, 2014 1:53 AM

http://i.imgur.com/eXqNpya.png
http://i.imgur.com/ewrFWo5.png
http://i.imgur.com/AsWP8Fi.png
http://i.imgur.com/iSOukUb.png

The new downtown. Proposed start April 2016, Completion 2019.

simms3_redux Sep 13, 2014 3:42 AM

I like the back side! I think those terraces are overrated (and same architect is doing the same exact thing for TB Block 7 rising right now).

I basically wet myself when I saw these, pretty amazing architecture going up in a confined area. Tall buildings, too.

this is 550 ft to SF's definition of "roof line" but we know that mechanical + ornamentation (eg glass curtain extended up) can easily bring this to 600 ft, which is where several other buildings in the city are (talk about table top!)

tyleraf Sep 13, 2014 1:30 PM

Nice tower San Fran. I look forward to visiting again soon and seeing these towers.

mt_climber13 Sep 13, 2014 5:53 PM

Wow!

JWS Sep 13, 2014 6:05 PM

I actually prefer the backside in renderings...of course, the finished product may not look that sleek.

tall/awkward Sep 13, 2014 11:34 PM

I like it, but then again I'm easy. Still remember the time when nothing was getting built.

Is it maybe more silvery than other new towers? I hope so; would help it stand out.

I like the terraces. They've been done before, but not on this scale in this area.

Dogpatch Sep 14, 2014 12:28 AM

Definitely better from the back side. The terraces are really cool. And maybe just a little bit scary as hell? But from the perspective of the terrace, it would be tough to tell you're about to fall to your death.

Folks3000 Sep 14, 2014 12:36 AM

Awesome! The exterior (not the shape) reminds me a bit of the Rincon Hill towers, I personally prefer that they change a couple small details/colors/etc so it doesn't look so similar.

tall/awkward Sep 17, 2014 9:38 PM

This design is already incorporated into steelblue's Transbay video!

http://vimeo.com/70447799

JWS Sep 17, 2014 10:06 PM

Quote:

Originally Posted by tall/awkward (Post 6733679)
This design is already incorporated into steelblue's Transbay video!

http://vimeo.com/70447799

Amazing how quick they move, although it's interesting that they haven't updated Block 8 yet.

simms3_redux Sep 18, 2014 1:30 AM

^^^Steelblue was hired as an exclusive contractor with TJPA, so I think that makes sense. They have confidential inside scoop I'm sure.

slock Nov 14, 2014 7:37 PM

Full redesign.

http://sfocii.org/modules/showdocume...ocumentid=7823

simms3_redux Nov 14, 2014 9:23 PM

I like the base a lot better, and I think I like the redesign better, however, I did like the Mission St side of the previous proposal.

ElDuderino Nov 14, 2014 11:49 PM

Quote:

Redesigned To Blow You Away, But Hopefully Not Off A Balcony
November 14, 2014

http://i72.photobucket.com/albums/i1...ps09fb296a.jpg

As you might have guessed, it’s not only the ground floor of the proposed Transbay Block 5 office tower to rise on the northeast corner of Howard and Beale which has been refined and redesigned, but the entire 550-foot building.

http://i72.photobucket.com/albums/i1...psa8500407.jpg

Large outdoor terraces still step-up the side of the tower, a central element of the design by Goettsch and SCB, but they are now more elegantly carved from the building’s mass and aligned to provide panoramic views of both the Transbay Terminal and Bay Bridge.

http://i72.photobucket.com/albums/i1...ps05d99ff4.jpg

Currently slated to start construction in early 2016 and take around 2.5 years to complete, the development includes around 700,000 square feet of office space, 5,000 square feet of retail on the ground floor, underground parking for 117 cars and over 20,000 square feet of public open space (including the plaza in front).

The development team of Golub Real Estate and The John Buck Company will be paying the city $172.5 million for the Transbay Block 5 site in a transaction which is expected to close on or before September 1, 2015.
http://www.socketsite.com/archives/2...y-balcony.html

chris08876 Nov 15, 2014 2:05 PM

I approve. Some great height, and infill for the area. Modern, sleek, with profound views of the city. Amazing how many cranes are in this city. The Miami of the West Coast. :cheers:

minesweeper Nov 15, 2014 5:53 PM

Quote:

Originally Posted by simms3_redux (Post 6808041)
I like the base a lot better, and I think I like the redesign better, however, I did like the Mission St side of the previous proposal.

Agreed. I liked the old view from the north, with the three different heights sticking up. Overall though, I like the new design better, especially the balconies which I think looked awkward on the old design.

Also, the full height (with mechanical) of the new design is 605 feet:

http://i.imgur.com/qHA9zUh.png

http://i.imgur.com/pMyZxiw.png

Source: sfocii.org

fflint Nov 15, 2014 11:16 PM

I like this redesign--it will definitely stand out on the skyline with those deep etched balconies. I'm also psyched we're getting another 600-footer.

1977 Feb 12, 2015 3:50 AM

Block 5 has a name now - Park Tower at Transbay...

and a new rendering:

Quote:

Park Tower at Transbay Gains Momentum in San Francisco

JLL announced today that it will lead a major effort to market and lease Park Tower at Transbay, San Francisco’s newest skyline-changing development. The announcement follows news that the tower will eventually rise on the landmark property formerly known as Block 5.

Park Tower at Transbay, a 50/50 joint venture between The John Buck Company and Golub & Company, will be a $690 million development strategically located in the heart of the Transbay neighborhood. Closer to the waterfront than any other ground-up office development in San Francisco, 70% of office space will enjoy striking water views and 14 floors will feature exclusive sky decks. Measuring over 700,000 square feet, the tower’s 2018 delivery date coincides with the projected completion of the adjacent Transbay Transit Center.

Park Tower at Transbay will rise to a height of 605 feet and feature 43 floors.
Source: http://news.theregistrysf.com/park-t...san-francisco/

http://news.theregistrysf.com/wp-con...2_Rooftop2.jpg

Zapatan Feb 12, 2015 4:33 AM

Love this one

minesweeper Feb 12, 2015 5:44 PM

They've also launched a new marketing site with renderings and a video: http://www.parktowerattransbay.com/



http://i.imgur.com/pqXF2BNh.jpg
Source: parktowerattransbay.com

sentinel Feb 12, 2015 6:12 PM

Here's a stunning rendering of the completed Transbay development area with all of the U/C or approved sites:

http://www.parktowerattransbay.com/u...4-11-06_sm.jpg

http://www.parktowerattransbay.com/location

shakman Feb 12, 2015 9:19 PM

:previous: Very nice!!!

Design-mind Feb 14, 2015 1:08 AM

Fantastic overview of San Francisco! Also great addition to the skyline.

ElDuderino Jun 25, 2015 4:05 PM

Quote:

At Transbay Block 5, 43-Story Office Tower Wins Approval with 'Mini-Parks' in the Sky
Wednesday, June 24, 2015, by Lamar Anderson

Last week, the office tower planned for Transbay Block 5 officially moved ahead with approval from the Office of Community Investment and Infrastructure (OCII), the successor to the Redevelopment Agency that's been overseeing the development of the Transbay District. And now the development team, a joint venture between Golub & Company and the John Buck Company, has released renderings and launched a website. Dubbed Park Tower, the building will shoot to 43 stories at the corner of Howard and Beale streets, across from the now-rising Transbay Transit Center. The irregularly shaped, 29,000-square-foot site leaves scant room for ground-level landscaping, so the building's upper floors will sport more than 25,000 square feet of landscaped decks, or "mini-parks in the sky," in architect Goettsch Partners' parlance. Local firm Solomon Cordwell Buenz is on board, along with Stevens + Associates Architects.

The project still needs an office space allocation under Proposition M—the 1986 law capping new office construction at 875,000 square feet per year—and that will be heard at the Planning Commission on July 9. As planned, Park Tower's 751,500 square feet would take up a goodly chunk of that. The project also includes 10,000 square feet of retail space.

The tower's form will be defined by a series of vertical glass fins and, of course, floor-to-ceiling glass for the class A++ office space within. At ground level, there will be a covered 5,000-square-foot outdoor plaza, a nicely sized POPOS adjacent to the lobby and retail space. A site-specific artwork for the space is TBA, but it will somehow be incorporated into the main wall of the tower's core, per the architects.

The building's height will rise to 605 feet, the maximum allowed for the site by the redevelopment plan (which caps height at 550 feet, plus 10 percent for nonhabitable architectural elements that conceal mechanical systems).

Assuming all Prop M-related matters are settled, the project is set to break ground in October and open for business in early 2018.
http://sf.curbed.com/archives/2015/0...in_the_sky.php

timpdx Jun 25, 2015 4:23 PM

As per the rendering above, is the temp transbay bus station going to be a park?

peanut gallery Jun 25, 2015 5:02 PM

^Part of it will be. There will also be residential on about half of it.

One small correction to the Curbed article ElDuderino posted. This is not exactly correct:
Quote:

Proposition M—the 1986 law capping new office construction at 875,000 square feet per year
As I understand it, Prop M caps the amount of office space that can be approved in a given year, not constructed. And I think we all know that any remaining square footage that is not allocated in a given year gets rolled into future years. I forget where we are now, but last I recall there was a rather large bank of office space available to be approved at the moment. But there is also a lot of proposed space in the queue as well. I'm just not sure what has already been approved and what the current Prop M balance is.

One other note: Mission Bay office space was approved long ago, so that no longer factors into Prop M going forward. But I don't think that includes the Giants' Mission Rock plans (I could be wrong about that though).

boyinthecity Jun 26, 2015 3:57 PM

Prop M., Macris and the skyline
 
I like this one. It is somewhat different.
Personally, the 605' Park Tower basically matches the height and bulk of 101 California and the (originally named) SOHIO buildings.

Yet, I think the whole process needs to be re-evaluated.
San Francisco's skyline is too bulky with 350' to 500' buildings.

This one would be awesome if it stood a couple of hundred feet taller
and "slimmer"--breaking up the bulky skyline.

If memory serves, I think the general look and rippling hills bit was the vision of Dean Macris --- and was sculpted by old time politics and policies the likes of Proposition M.

(IMHO) If a person looks at current projects around the world on this website, there's some magnificent and innovative architecture which needs to be incorporated into the rather bland San Francisco skyline.

Prop. M was written at a different time in the city's history and needs to
be revised.

minesweeper Jun 26, 2015 4:55 PM

Quote:

Originally Posted by peanut gallery (Post 7075117)
But there is also a lot of proposed space in the queue as well. I'm just not sure what has already been approved and what the current Prop M balance is.

You can see the current Prop M balance here (PDF). During the worst of the Great Recession, the balance ballooned up to 5.2 million square feet in the "bank", and as projects were dusted off, a record 3.6 million square feet of projects were approved during the 2012-13 approval period.

Right now, the balance is about 2.5 million sq. ft. with another 875,000 added to the pot each October 17th. So, there's enough room to approve Park Tower and 50 First Street (about 1.7 million square feet combined) this year. Then it's up to 5M, Mission Rock, and Pier 70 to fight for allocations in future years.

SLO Jun 28, 2015 4:58 PM

Quote:

Originally Posted by sentinel (Post 6912776)
Here's a stunning rendering of the completed Transbay development area with all of the U/C or approved sites:

http://www.parktowerattransbay.com/u...4-11-06_sm.jpg

http://www.parktowerattransbay.com/location

wow, by far the most complete rendering to date

peanut gallery Jun 28, 2015 7:48 PM

Thanks for the info and the link, minesweeper.

Quote:

Originally Posted by minesweeper (Post 7076366)
Right now, the balance is about 2.5 million sq. ft. with another 875,000 added to the pot each October 17th. So, there's enough room to approve Park Tower and 50 First Street (about 1.7 million square feet combined) this year. Then it's up to 5M, Mission Rock, and Pier 70 to fight for allocations in future years.

Not to mention Parcel F, though that's a little further out. But it will take a big chunk when its time comes.

viewguysf Jun 29, 2015 2:39 AM

Quote:

Originally Posted by SLO (Post 7078183)
wow, by far the most complete rendering to date

They keep omitting 340-350 Fremont though and it's well under way!

peanut gallery Jul 7, 2015 7:27 PM

^Hmm, I see it in there. It's barely visible peaking out behind 399 Fremont. The proposal that I notice is missing is 75 Howard, though it's moot now.

peanut gallery Jul 13, 2015 7:04 PM

This was approved by the Planning Commission, and thus received its Prop M allotment, last week. The SF Business Times also has some additional details:
  • They list it at 45 floors, but that includes two mechanical floors.
  • It will have a concrete core.
  • The first 12 floors will be concrete.
  • Above that will be steel.
  • 2 retail spaces: 4344 sq ft and 4298 sq ft.

Plus they include this updated rendering of the upper level patio spaces:

http://media.bizj.us/view/img/643006...t-60655-pm.png

They now expect to start in November for a 2018 completion.

ElDuderino Jul 14, 2015 7:28 PM

Quote:

Originally Posted by peanut gallery (Post 7093718)
They now expect to start in November for a 2018 completion.

Awesome! Outdoor areas look nice. Since it looks like they are every 3 floors, I wonder if the two floors above will have access if they are not leased by the same tenant as the patio floor.

tech12 Sep 14, 2015 9:47 PM

Looks like prep work has started. They were tearing up some concrete last week.

slock Sep 20, 2015 7:45 PM

You can see the activity on the Salesforce Tower cam. All the trailers were removed on 8/13, and they've been working on the site ever since.

boyinthecity Sep 21, 2015 4:01 PM

one can only wonder.
if they get this up and built before salesforce and 50 first, maybe they can get it rented-out before them as well.

funny thought,,i feel (well, maybe not) for those who paid a bundle in the millennium tower. i mean, 181 fremont to block the south, salesforce to the east and the park tower to the west.

peanut gallery Sep 21, 2015 5:19 PM

It's a bummer but people have to realize views aren't guaranteed, even at Millennium prices.

I'm sure this will come online before 50 First, which still needs to complete the approval process (slated for this year, I believe), is a much larger building and will require demolition of existing buildings. Per the published timelines, Salesforce should be available a little before this, even with the delays they've experienced.

What I haven't seen so far is any info on how far down they will need to install caissons and excavate for this. I think there are supposed to be about 120 underground parking spaces, but I don't know how many levels that would be. And this is even farther into the bay fill area, so the caissons may need to go down pretty far as well.

Does anyone know anything about the subterranean aspects of this project? I'm curious to know what's coming.

pseudolus Sep 21, 2015 8:04 PM

Quote:

Originally Posted by peanut gallery (Post 7171435)
It's a bummer but people have to realize views aren't guaranteed, even at Millennium prices.

I'm sure this will come online before 50 First, which still needs to complete the approval process (slated for this year, I believe), is a much larger building and will require demolition of existing buildings. Per the published timelines, Salesforce should be available a little before this, even with the delays they've experienced.

What I haven't seen so far is any info on how far down they will need to install caissons and excavate for this. I think there are supposed to be about 120 underground parking spaces, but I don't know how many levels that would be. And this is even farther into the bay fill area, so the caissons may need to go down pretty far as well.

Does anyone know anything about the subterranean aspects of this project? I'm curious to know what's coming.

Just two underground levels, according to the brochure

http://www.parktowerattransbay.com/u...ok_0611_sm.pdf

peanut gallery Sep 21, 2015 8:17 PM

Thanks! Of course it is in the one document I didn't check on their site. So not as deep an excavation as Salesforce. Plus they are using a stacking system and won't need to excavate the entire footprint of the building. those factors should help the speed of construction a little.

slock Sep 25, 2015 5:40 AM

Park Tower's #land purchase has been finalized & #construction is commencing immediately! Learn more at http://www.parktowerattransbay.com #CRE

https://twitter.com/ParkTowerSF

Plans for Transbay's Block 5 have been in the works for a while now, with the development team—a joint venture between Golub Real Estate Corp. and The John Buck Company—proposing a 43-story office tower for the site. Now, the $173 million sale of the site has officially gone through and an October 6 groundbreaking ceremony has been set.

http://sf.curbed.com

peanut gallery Oct 1, 2015 1:18 AM

There's a crawler crane onsite today. Just another sign that this is getting ready to take off.

peanut gallery Oct 6, 2015 6:55 AM

Not much to see other than prep for tomorrow's ceremonial ground breaking:

https://farm1.staticflickr.com/588/2...0da318bc_b.jpg

Has anyone noticed if the pile driver onsite has been working or is just staged for now?


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