SAN FRANCISCO | Projects: Under Construction, Approved, and Proposed - Page 292

ozone · #**5821** Posted **Apr 11, 2014, 9:35 PM**

Quote:

Originally Posted by fimiak

I seriously doubt too many locals are going to call an as of yet nonexistent tower by its promotional name rather than its Salesforce Tower name, esp, because Salesforce will be plastered in big letters on it 100ft up. Everybody from today on will naturally say Salesforce Tower because that is how it should always be displayed from now on.

Wakame, Salesforce is taking bottom 30 floors + top floor. Save for the penthouse, whoever else leases technically gets a better part of the tower, the part that is overlooking the city.

What, do you work for Salesforce or something?

ChelseaFC · #**5822** Posted **Apr 11, 2014, 9:55 PM**

U.S. Bank Tower (1018 ft, 73 stories)
Transbay Tower (1070 ft, 61 stories)

I'm confused. What gives?

simms3_redux · #**5823** Posted **Apr 11, 2014, 10:44 PM**

US Bank Tower just sold for a little more than $200/sf (granted it wasn't stabilized to core). It's a vintage 80s/90s "class A" tower that may be the tallest now, but is no means the most trophy or most prestigious tower in LA. Its ceiling heights, for one, are quite low compared to today's more modern, open, and airy buildings. It functions more like the Willis Tower (low rent almost class B tower in Chicago that happens to be among the tallest in the world) rather than a gleaming trophy. Institutional buyers/investors price it at a huge discount to replacement. The office component of the Wilshire Grand will be much nicer with higher ceilings.

Contrast, the TB Tower is designed with large, open floorplates and high ceilings. It's a new tower, but very much like the CITC in Philadelphia, is designed to appeal to the modern 21st century industries that have typically preferred creative space in brick and timber buildings, but are being forced more and more to design or occupy their own, more modern space in contemporary high rises. As a result, slab to slabs at TB Tower are going to be quite high (about 15').

This hopefully explains the difference between the floor counts and heights. The tallest occupiable floor of TB Tower will rise to 912', which is also slightly below the US Bank Tower's highest floor.

mt_climber13 · #**5824** Posted **Apr 12, 2014, 12:49 AM**

Quote:

Originally Posted by simms3_redux

The tallest occupiable floor of TB Tower will rise to 912', which is also slightly below the US Bank Tower's highest floor.

Yes but this thing hasn't even begun rising yet. The air rights for this parcel allows for a 1000' roof. With Salesforce adding more floors to their 350 Mission St. building, and this huge lease just announced, I wouldn't be surprised if more floors were added to Transbay Tower when the foundation is complete and ready to rise.

peanut gallery · #**5825** Posted **Apr 12, 2014, 8:09 PM**

For anyone not familiar with the Transbay and Rincon Hill areas, I put together this map showing all the projects either currently under construction (yellow), completed exterior/continuing interior work (green), or expected to break ground by the end of this year (blue). I didn't include several other projects that are coming soon but still in the approval process or otherwise not yet rumored to get started right away (41 Tehama, 325 Fremont, 524 Howard, 75 Howard, 50 First). Some of those might go on this map next year, however.

With so many projects in such a small area, I thought this might help folks keep track of which project is which. It also highlights how a short walk can bring you past several active construction sites.

fimiak · #**5826** Posted **Apr 12, 2014, 10:53 PM**

You forgot 50 First and I think there is a lot that hasn't been talked about yet that can take another tall tower, I know it wont break ground this year but its still a very important project on that map, probably the most important unknown in SF development at this moment. Good job though!

peanut gallery · #**5827** Posted **Apr 13, 2014, 6:37 AM**

Thanks. 50 First is very important and I'm looking forward to it. I was just trying to stay focused on the current, active construction sites (except those two that are rumored to start before the end of the year). They still need to finish the new design and get it approved so I left it off, along with some other sites that are in the pipeline.

ozone · #**5828** Posted **Apr 13, 2014, 6:39 PM**

Wow. Thanks for the map. I've seen others but I like the simplicity of yours. It puts things in perspective doesn't it. Just how many residential units are shown?

For some reason I thought 181 Fremont was mixed office & residential.
Also what is current news about 41 Tehama?

Another thing to look forward to is what is going to replace the temporary transbay terminal.

tech12 · #**5829** Posted **Apr 13, 2014, 7:00 PM**

Quote:

Originally Posted by ozone

Another thing to look forward to is what is going to replace the temporary transbay terminal.

The site of the temporary transbay terminal is planned to have a 450' tower on the north end, a park in the middle, and a midrise on the south end.

Also, I might as well repost this list I made for the 2000s/2010s construction thread in city discussions:

SF highrise construction since 2000 (35+ meters):

2000's

1. Millennium tower ------------ 645' - 2009
2. One Rincon Hill south tower -- 640' - 2008
3. 555 Mission street ----------- 487' - 2008
4. St. Regis tower -------------- 484' - 2005
5. Infinity tower II -------------- 450' - 2009
6. JPMorgan Chase Building ------ 420' - 2002
7. The Paramount --------------- 420' - 2002
8. Infinity tower I --------------- 400' - 2008
9. Four Seasons Hotel ----------- 398' - 2001
10. 101 Second street ----------- 354' - 2000
11. InterContinental hotel -------- 340' - 2008
12. 55 Second Street ------------ 330' - 2002
13. 150 California ---------------- 330' - 2000
14. The Metropolitan I ----------- 266' - 2004
15. Bridgeview ------------------ 26 floors - 2002
16. Trinity Place building I ------- 24 floors - 2009
17. US Federal Building ---------- 234' - 2007
18. SoMa Grand ----------------- 233' - 2007
19. The Watermark -------------- 22 floors - 2006
20. The Metropolitan II ---------- 217' - 2004
21. BLŪ ------------------------- 209' - 2008
22. Argenta --------------------- 20 floors - 2008
23. The Brannan tower I --------- 18 floors - 2001
24. The Brannan tower II -------- 18 floors - 2001
25. The Brannan tower III ------- 18 floors - 2002
26. Courtyard San Francisco ----- 18 floors - 2001
27. Avalon Mission Bay I --------- 17 floors - 2003
28. Avalon Mission Bay II -------- 17 floors - 2006
29. Avalon Mission Bay III ------- 17 floors - 2009
30. Arterra --------------------- 16 floors - 2008
31. Beacon west ---------------- 16 floors - 2003
32. Beacon east ---------------- 16 floors - 2003
33. Hearst Tower --------------- 155' - 2005
34. 199 New Montgomery street - 150' - 2004
35. International Hotel ----------- 15 floors - 2005
36. Gap Building ----------------- 15 floors - 2001
37. 125 Mason Street ------------ 14 floors - 2008
38. Foundry Square I ------------ 145' - 2007
39. Foundry Square II ------------ 145' - 2003
40. Foundry Square IV ----------- 145' - 2003
41. M.H. de Young Museum ------- 144' - 2005
42. Symphony tower ------------- 130' - 2007
43. The Heritage on Fillmore ------ 13 floors - 2007
44. 10th & Mission Family Housing - 12 floors - 2009
45. 301 Mission street ------------ 12 floors - 2008
46. Moscone Center expansion ---- 115' - 2003

2010's (including under construction and site prep/demo)

1. Transbay tower ----------- 1,070' - 2014 (u/c start)
2. 181 Fremont ---------------- 802' - 2014 (u/c start)
3. One Rincon Hill north tower -- 541' - 2012 (u/c start, topped out)
4. 350 Mission ----------------- 455' - 2013 (u/c start)
5. 45 Lansing ------------------ 450' - 2013 (u/c start)
6. Lumina tower I -------------- 450' - 2013 (u/c start)
7. 399 Fremont ---------------- 440' - 2014 (u/c start)
8. 340 Fremont ---------------- 430' - 2014 (demolition)
9. Lumina tower II ------------- 400' - 2013 (u/c start)
10. 535 Mission ---------------- 378 - 2013 (u/c resumed, foundation started in 2008. Topped out)
11. Nema tower I -------------- 352' - 2014
12. 222 Second street --------- 350' - 2013 (u/c start)
13. 299 Fremont --------------- 350' - 2014 (u/c start)
14. CPMC Van Ness ------------ 260' - 2014 (demolition)
15. One Hawthorne street ------ 25 floors - 2010
16. Trinity Place building 2 ----- 22 floors - 2013
17. Trinity Place building 3 ----- 22 floors - 2014 (site prep)
18. Nema tower II ------------- 220' - 2014
19. CCSF Chinatown campus --- 216' - 2012
20. AVA ---------------------- 205' - 2013
21. 1400 Mission -------------- 200' - 2014 (u/c start)
22. SFMOMA expansion ------- 195' - 2014 (u/c start)
23. P.U.C. Headquarters ------ 181' - 2012
24. Madrone tower I ---------- 16 floors - 2012
25. Madrone tower II --------- 16 floors - 2012
26. Arden tower I ------------ 16 floors - 2013
27. Arden tower II ----------- 16 floors - 2013
28. Hampton Inn ------------- 15 floors - 2013 (u/c start, topped out)
29. Foundry Square III ------- 145' - 2014
30. 1415 Mission ------------- 14 floors - 2014 (u/c start)
31. 1285 Sutter -------------- 13 floors - 2013
32. 1450 Franklin ------------- 13 floors - 2014 (site prep)
33. Mission Bay block 13w ---- 13 floors - 2013 (u/c start)
34. 1321 Mission ------------- 11 floors - 2014 (u/c start)
35. SF General Hospital addition - 8 floors (u/c, supposed to be done in 2015, not sure when construction started. I'm pretty sure it's 35+ meters tall, despite the low floor count)

There are 30 more approved highrises that i can think of, 29 of which are part of the big and slow-moving Treasure Island, Hunters Point, and Park Merced redevelopment projects (the remaining one is 350 Bush)...so those ones won't be built for a while. And I guess there's always the possibility that NIMBYs kill some of them in the future.

As far as highrise proposals go, there are 36 that I know of, many of which are likely to be approved within the next couple years.

So many projects! Am I missing anything?

peanut gallery · #**5830** Posted **Apr 13, 2014, 7:50 PM**

That's quite a list. Nice work putting that all together.

Quote:

Originally Posted by ozone

Wow. Thanks for the map. I've seen others but I like the simplicity of yours. It puts things in perspective doesn't it. Just how many residential units are shown?

For some reason I thought 181 Fremont was mixed office & residential.
Also what is current news about 41 Tehama?

You're very welcome and are absolutely correct. I've fixed that error on 181 Fremont. Thanks!

Edit: forgot to answer your other question: I believe there are about 4000 units under construction on that map.

jbm · #**5831** Posted **Apr 13, 2014, 8:07 PM**

I think the 2000's list is missing 101 second st, which per Hines' website finished in 2000.

tech12 · #**5832** Posted **Apr 13, 2014, 10:08 PM**

Quote:

Originally Posted by jbm

I think the 2000's list is missing 101 second st, which per Hines' website finished in 2000.

Ok, I added it to the list. Emporis says it was completed in 1999, but I'll take your/Hines'/wikipedia's word for it over emporis.

minesweeper · #**5833** Posted **Apr 14, 2014, 1:17 AM**

Quote:

Originally Posted by ozone

Also what is current news about 41 Tehama?

41 Tehama can be lumped in with 350 Bush in that it's fully entitled but with an unknown/undetermined start date. It's fully approved and shovel-ready, but the current owners seem to have no interest in developing it themselves. It was approved a year ago and then immediately put up for sale. It got a four-story/40-foot height increase approved about six months ago too.

The fact that no developer has jumped on a fully-entitled downtown residential site suggests that the owners must be asking for the moon, otherwise it should've easily sold by now. Maybe someone in the industry has more insight, but this one is just waiting for a developer with very deep pockets to make it happen.

Quote:

Originally Posted by tech12

So many projects! Am I missing anything?

A couple other fully entitled that just make the 35 meter cut:

101 Polk: 13 stories, 120', 162 units (source)
250 Fourth Street hotel project: 11 stories, 120' to the roof, 220 rooms (source)
72 Ellis hotel project: 11 stories, 125', 156 rooms (source)

101 Polk is fully financed and supposed to break ground any day now. 250 Fourth has filed for building permits, but its financing is a black box and they still have to evict Olivet University. 72 Ellis has been approved since 2001, so don't hold your breath on that one.

fimiak · #**5834** Posted **Apr 14, 2014, 8:12 AM**

While not new construction, 100 Van Ness, One Tenth St, and Market St Place are essentially completely redone.

simms3_redux · #**5835** Posted **Apr 14, 2014, 3:05 PM**

^^Market St Place is new construction...

140 New Montgomery and 680 Folsom are also completely redone. Stockbridge/Wilson Meany just refinanced (to a perm, I believe they had a construction loan previously) 140 New Montgomery sized to almost $200M. 680 Folsom had 2-3 floors added and is essentially a new SOM designed building.

Also, 41 Tehama is happening pretty soon, from my understanding. I don't think it made the news, but I believe the site went to a very reputable developer we are all very familiar with. I have heard they even had a GC selected, and then decided it wasn't a good fit, etc etc. So now looking over the internet for information that might be public that I can share, I realize there is basically nothing public about this project. But, trust me when I say there is a team here in SF already working on it.

peanut gallery · #**5836** Posted **Apr 14, 2014, 4:21 PM**

That's good news. Simms, have you heard anything about the architecture? Is the new developer going to re-do Arquitectonica's design or build what Fritzi has gotten approved already?

simms3_redux · #**5837** Posted **Apr 14, 2014, 5:31 PM**

I have not heard anything, just happened to be with some guys on a team working on it and overheard them discussing it. Based on what I heard, my immediate thought was that this sounds like a 2014 start...

timbad · #**5838** Posted **Apr 15, 2014, 6:21 AM**

Quote:

Originally Posted by simms3_redux

I have not heard anything, just happened to be with some guys on a team working on it and overheard them discussing it. Based on what I heard, my immediate thought was that this sounds like a 2014 start...

o-ho, another blue chalk rectangle for pg's cool map!!

simms3_redux · #**5839** Posted **Apr 15, 2014, 8:11 PM**

Quote:

Originally Posted by simms3_redux

I have not heard anything, just happened to be with some guys on a team working on it and overheard them discussing it. Based on what I heard, my immediate thought was that this sounds like a 2014 start...

So a flyer from a brokerage firm detailing recent/under contract transactions listed the 41 Tehama site as Under Contract (landed in my inbox today). So I suppose there will be a news story soon where everybody can learn who's tackling this project, and perhaps more deets.

ozone · #**5840** Posted **Apr 15, 2014, 10:55 PM**

^^^ Looks like good news about 41 Tehama.

Another new condo (low-rise) infill according to Socketsite:

"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."
http://www.socketsite.com/archives/2...g_in_2015.html