SAN FRANCISCO | Projects: Under Construction, Approved, and Proposed [Archive] - Page 115

homebucket

Oct 5, 2022, 4:49 PM

San Francisco’s Housing Pipeline Hits a New High
October 4, 2022

https://socketsite.com/wp-content/uploads/2022/10/SF-Housing-Pipeline-Map-Q12022-1.jpg

The total number of units in San Francisco’s housing pipeline, including affordable units that are slated to be rebuilt, hit a record high of over 80,000 in the first quarter of this year, according to our queries of Planning’s databases as mapped and distributed above.

In addition to around 8,000 units which are under construction across the city, units which should be ready for occupancy within the next year or two, there are now nearly 11,000 units which have been fully approved, including building permits, but which have yet to break ground, along with another 11,000 units which have been fully approved by Planning and building permits are in the works and over 40,000 units which have been approved/entitled by Planning but building permits have yet to be requested, which is 30 percent higher than average over the past decade.

https://socketsite.com/archives/2022/10/san-franciscos-housing-pipeline-hits-a-new-high.html

homebucket

Oct 5, 2022, 4:58 PM

Nice little 160 unit project. 100% affordable too.

New Building Permits Approved, Updated Design For 730 Stanyan Street In San Francisco

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-northeast-corner-rendering-by-OMA-777x439.jpg

BY: ANDREW NELSON 5:30 AM ON OCTOBER 5, 2022

New building permits have been approved by the Planning Department for the construction of an eight-story affordable infill at 730 Stanyan Street in Haight-Ashbury, San Francisco. The project is expected to cost just over a million dollars per unit, costing nearly $166 million. Along with the approval, the Board of Supervisors has passed a resolution supporting potential state funding for the project, and new design plans have been revealed from OMA.

The proposal is a joint development by the Chinatown Community Development Center and the Tenderloin Neighborhood Development Corporation. Plans for 730 Stanyan Street have increased in size from 120 units across six floors to 160 units across eight floors, all to be 100% affordable housing for very low-income to low-income units.

Of the 160 units, 128 units will be for affordable family housing, 30 units will be for transitional age youth residents coming out of homelessness, and two will be for on-site managers. Twenty of the family units will also be dedicated to unhoused families. Unit sizes will vary, with 35 studios, 43 one-bedrooms, 42 two-bedrooms, and 40 three-bedrooms.

The ground floor will include a rounded public plaza around the main lobby entrance and the community room. Two courtyards in the rear lot will provide further common open space for residents on the first level, with one dedicated to childcare. The rest of the ground floor will include a childcare facility, several public community facilities, and a cafe.

On the fifth floor, a public terrace will overlook the corner of Stanyan and Haight Street, looking toward Golden Gate Park. Another deck along Waller Street will create an urban agriculture terrace, giving residents the chance to work with gardening on-site. The rooftop will be capped by a green roof with native meadow grass.

https://sfyimby.com/2022/10/new-building-permits-approved-updated-design-for-730-stanyan-street-in-san-francisco.html

homebucket

Oct 5, 2022, 5:00 PM

Some more renderings:

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-public-street-plaza-by-the-lobby-entrance-and-community-room-rendering-by-OMA.jpg

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-from-along-Waller-Street-rendering-by-OMA.jpg

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-from-the-southwest-corner-of-Stanyan-Street-rendering-by-OMA.jpg

https://sfyimby.com/2022/10/new-building-permits-approved-updated-design-for-730-stanyan-street-in-san-francisco.html

pequenosparkee

Oct 7, 2022, 3:05 PM

1850 Bryant demo under way, set to be lab space. Lots of change in these few blocks through 19th.
https://i.postimg.cc/3rC3x5Kz/8567-AF85-E75-C-4914-AD8-E-618-BB01-F4-A11.jpg (https://postimages.org/)

https://i.postimg.cc/PrSh1Wv4/D43839-B3-C6-C4-473-A-9329-CF361-AC97-A43.jpg (https://postimages.org/)

BobbyMucho

Oct 7, 2022, 7:08 PM

Stoked to see 1850 finally move forward! I thought it was going to be BMR residential for some reason, though...

pequenosparkee

Oct 7, 2022, 7:54 PM

It got bought earlier this year and the new owners decided on lab space, before that it was going to be non-profit office space; think there were other ideas floated including condos before that
https://www.bizjournals.com/sanfrancisco/news/2022/01/25/bryant-street-nonprofit-development-sold.html

pequenosparkee

Oct 14, 2022, 2:43 AM

Stirrings at 180 Jones
https://i.postimg.cc/MHHmDhL1/BCB7-F0-C1-603-C-4192-9865-7-B3-E0-E4-B0-D8-F.jpg (https://postimg.cc/rR64yYMp)

pequenosparkee

Oct 23, 2022, 7:24 AM

Work underway at 2478 Geary - demo complete, 3 unit building coming up
https://goo.gl/maps/jZjGaFz33JK7YTW9A

homebucket

Oct 24, 2022, 3:00 PM

Nice to see some new and unique public space with an interesting history added to the Waterfront.

Historic Klamath Ferry Boat Docked On Pier 9, San Francisco

https://sfyimby.com/wp-content/uploads/2022/10/Klamath-Ferry-Boat-seen-from-Pier-9-image-by-Andrew-Campbell-Nelson-777x583.jpg

BY: ANDREW NELSON 5:30 AM ON OCTOBER 24, 2022

The Klamath Ferry Boat has been secured to Pier 9, opening the latest addition to San Francisco’s Northern Waterfront neighborhood along the Embarcadero. The nearly one-hundred-year-old decommissioned passenger ship is now open as a public gathering space and the new headquarters for the Bay Area Council.

The history of the San Francisco ferryboats, as told by the Bay Area Council, stretched from 1850 to 1939, during which 120 boats operated across the Bay Area. These boats helped move passengers, cars, trains, horses, livestock, agricultural products, and more. The demise of the former Ferryboat system came with the completion of the Golden Gate Bridge, the Bay Bridge, and later the remaining ferry systems would be sunk by the Richmond–San Rafael bridge. Of the 120 ferryboats from this era, only five boats are known to remain.

https://sfyimby.com/2022/10/historic-klamath-ferry-boat-docked-on-pier-9-san-francisco.html

BobbyMucho

Oct 24, 2022, 7:16 PM

Small update on the now-finished 681 Florida aka "Casa Adelante" in the Mission.

https://www.dropbox.com/s/ceg64n6hbfa3731/681%20Florida%2001%20Casa%20Adelante.png?raw=1

Looks just about as good as I imagined it would. Appreciate you, Mithune. :uhh:

Regardless of aesthetics, it's nice to see a complete block and quite a bit of potential for street-level activation.

p.s. 2750 19TH STREET, right around the corner, has yet to start hanging the cladding but feels like it'll fit nicely in the zone.

homebucket

Oct 24, 2022, 8:02 PM

^ Not bad! It's not aesthetically pleasing but its not offensive either.

Of course the primary benefit is that it is 130 units and 100% affordable (24-85% AMI) with zero included parking spaces.

The City could use a whole lot more of these affordable, pedestrian and transit oriented infill projects.

pseudolus

Oct 26, 2022, 11:04 PM

A few shots of 1629 Market / 1 Brady from this past weekend.
Building B (where the original UA Local 38 building used to stand) looks appears to still be a big hole.

Rebar for the core is up to the 2nd floor.

homebucket

Oct 31, 2022, 5:49 AM

Some nice recent shots of our fair city from one of my favorite local photographers.

https://live.staticflickr.com/65535/52466877999_9cb76c7a51_c.jpg

https://live.staticflickr.com/65535/52467150678_ba8f84e39b_c.jpg

https://live.staticflickr.com/65535/52467059840_22406f3699_c.jpg

https://live.staticflickr.com/65535/52467150728_a094bc71f9_c.jpg

https://live.staticflickr.com/65535/52467150748_db201015f1_c.jpg

https://www.instagram.com/marcus_aureliuz/

Jerry of San Fran

Oct 31, 2022, 10:47 PM

10/31/2022 - as the Skyscraper site for 1554 Market St. is closed I will give an update here - Went by today & see a notice from the city to remove grafitti. The twin condo towers remain unoccupied. Looks to me like this development will be auctioned at a bankruptcy sale. The San Francisco Chronicle had an article about this one. People had put deposits down when interest rates were low & they are now hurt badly & may have lost the deposit.
https://live.staticflickr.com/65535/52468068292_e3c27d7382_o.jpg (https://flic.kr/p/2nWqyK7)1554 Market Street, San Francisco[/url
[url=https://flic.kr/p/2nWuxME]https://live.staticflickr.com/65535/52468845524_ace5a57c56_b.jpg (https://flic.kr/p/2nWqyK7)1554 Market Street, San Francisco (https://flic.kr/p/2nWuxME)

DIESELPOLO

Nov 2, 2022, 2:36 PM

My goodness, this took what felt like forever, but golly, the design looks very great.

Some more renderings:

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-public-street-plaza-by-the-lobby-entrance-and-community-room-rendering-by-OMA.jpg

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-from-along-Waller-Street-rendering-by-OMA.jpg

https://sfyimby.com/wp-content/uploads/2022/10/730-Stanyan-Street-from-the-southwest-corner-of-Stanyan-Street-rendering-by-OMA.jpg

https://sfyimby.com/2022/10/new-building-permits-approved-updated-design-for-730-stanyan-street-in-san-francisco.html

unpermitted_variance

Nov 3, 2022, 3:39 PM

^ I'm a fan of the design for that project. Appropriate scale for the landmark location.

Meanwhile:

New Renderings Revealed For Potrero Yard Modernization In San Francisco
BY: ANDREW NELSON 5:30 AM ON NOVEMBER 3, 2022

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-overlooking-Bryant-Street-rendering-by-IBI-Group-777x438.jpg

New renderings provide the best glimpse yet at how the SF MTA Potrero Yard modernization project will change the neighborhood’s skyline. The illustrations come a week after the announcement that Plenary Group will be the lead developer for the project at 2500 Mariposa Street in the Mission District of San Francisco. Completion is expected by 2027.

The mid-density project will create 575 new affordable apartments above a new transit hub for SFMTA. Plenary Group will partner with MEDA, Young Community Developers, the Tabernacle Community Development, and Presidio Development Partners.

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-modernization-aerial-view-overlooking-Franklin-Square-rendering-by-IBI-Group.jpg

The transit facility will be located on the 75-foot podium, and residences will rise up to a 150-foot pinnacle. The 150-foot masterplan will yield around 1.13 million square feet, with 630,620 square feet for the enclosed bus facility, 487,700 square feet for housing, and 12,370 square feet for commercial retail.

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-modernization-aerial-view-looking-north-rendering-by-IBI-Group.jpg

Full article with more details and renderings:
https://sfyimby.com/2022/11/new-renderings-revealed-for-potrero-yard-modernization-in-san-francisco.html

This would add some serious height and bulk to the area, and would certainly make an impression froma number of different viewpoints. The street level looks a bit hostile, but hard to make a bus yard pedestrian-friendly :shrug:

pseudolus

Nov 3, 2022, 6:49 PM

It's basically a parking podium, but for buses, so doesn't do much to activate the streetscape.

BobbyMucho

Nov 3, 2022, 7:38 PM

This would add some serious height and bulk to the area, and would certainly make an impression froma number of different viewpoints. The street level looks a bit hostile, but hard to make a bus yard pedestrian-friendly :shrug:

Yikes!! Start over. This will not suffice. Lol.

Seriously though; was there even a brief?

unpermitted_variance

Nov 3, 2022, 7:42 PM

Busy Bee

Nov 3, 2022, 9:14 PM

The programming and the required podium doesn't bother me. The architecture is total balls. Focus on that. Improve that.

BobbyMucho

Nov 3, 2022, 9:20 PM

I don't think it would be reasonable to expect good ground-level activation here - the operational needs of the MUNI yard are going to come before good urban design qualities. We're lucky to even get housing here. Could this be better designed? Probably, but I won't let perfect be the enemy of good.

I see what you're getting at, but I think there is a lot more that could be done here to help this feel more neighborhood-oriented and contextual. The whole, "something-is-better-than-nothing" argument is a bit of a low bar IMO.

I'm not sure how everyone here is using the term 'activation' but it really just needs to feel a bit more friendly and woven into the surrounding blocks for the foot traffic it's encouraging (sans any residential parking). This design comes across as confused as to whether it's trying to be invisible or proud, and everything dumped on top feels completely disconnected from the street.

Objectively, it all feels pretty terribly composed.

unpermitted_variance

Nov 3, 2022, 9:49 PM

These are fair points - "better than nothing" is a low bar, and I certainly agree that it feels disconnected and lacking in context. Here's a more detailed and nuanced analysis on the project (that no one asked for :D) :

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-modernization-south-elevation-illustration-by-IBI-Group.jpg

Let's start with the Mariposa Street side. This is the main entrance for the busyard facilities, and the side with the most height/bulk. I appreciate that they are using a lot of glass on this side, which makes the pedestrian level less intimidating. The scale of the parking podium and the housing perched on top of it reduces this, however, as the height and mass looks pretty unfriendly. The wavy form of the facade helps break it up a little bit, but overall it could be better. I'm less sure what could be done to fix it while still meeting the functional needs of the two very different halves of the project - one place to start might be removing the long, narrow windows which feel out of scale (and remind me of some of the failures of the SFMOMA expansion).

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-seen-from-across-17th-Street-rendering-by-IBI-Group.jpg

The Bryant Street frontage is the most "activated," with no podium and housing down to the second floor and retail on the ground level. The architecture of the residential portions is relatively in line with many of the Mission's recent high-density projects-- not hugely offensive but a long ways short of inspired.

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-modernization-aerial-view-overlooking-Franklin-Square-rendering-by-IBI-Group.jpg

I take the most issue with the 17th Street frontage. It's bleak and unfriendly, with no activation besides a small retail space on the corner with Hampshire. This is facing a large park, and represents a major missed opportunity to interact well with Franklin Square and create some more vibrant uses around the park, which currently suffers from being surrounded by inactive and car-oriented uses. This would only go to further that.

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-retail-space-at-the-corner-of-Hampshire-Street-rendering-by-IBI-Group.jpg

Finally, we don't have a full render of the Hampshire frontage, but based on what we can see it doesn't seem too friendly either - less mass than the Mariposa side, but similarly blank and dead to the 17th frontage. The retail on the corner is nice, but falls far short of creating an active streetscape. The residential parts of the structure are totally separated from these two frontages, which takes away eyes on the street and hurts the pedestrian experience.

So overall, taking a closer look I mostly agree with everyone here, except that I still think that this is the best we can hope to get. The engineering and logistical challenges with designing this site are pretty intense, and likely very expensive. High-quality design is going to get lost in the process. Should it be this way? Ideally, no, but in SF's current development environment, this is what we get. It sucks, but with the acute housing and transportation challenges that this project helps address, there doesn't seem to be much choice.

pseudolus

Nov 3, 2022, 10:38 PM

Since the demand for retail really isn't there, perhaps the only option is to add some articulation or granularity to break up those long walls. Having a blank 500-foot long wall facing the park is particularly unappealing. (I assume massing the housing to the south was to minimize shadows on the park.)

Busy Bee

Nov 4, 2022, 1:08 AM

^ Why not just green living wall? That would look great and be better than any material they coukd come up with for such a long expanse.

https://lroofs.b-cdn.net/wp-content/uploads/2016/03/ZURICH-CABLE-GREEN-WALL-1.jpg
___ (https://lroofs.b-cdn.net/wp-content/uploads/2016/03/ZURICH-CABLE-GREEN-WALL-1.jpg)

Charmy2

Nov 4, 2022, 3:05 AM

Anybody got any idea when Transbay Parcel F is going to go vertical, or break ground for that matter. I swear I remember hearing about it getting approved in March 2021 and I haven't seen any ground activity since. Is it canceled?

homebucket

Nov 4, 2022, 3:50 PM

So overall, taking a closer look I mostly agree with everyone here, except that I still think that this is the best we can hope to get. The engineering and logistical challenges with designing this site are pretty intense, and likely very expensive. High-quality design is going to get lost in the process. Should it be this way? Ideally, no, but in SF's current development environment, this is what we get. It sucks, but with the acute housing and transportation challenges that this project helps address, there doesn't seem to be much choice.

I agree. I don't think it's a horrible project that needs to start over. It can certainly be improved (ie the 17th St side and the lack of creativity of the residential facades) but at the end of the day, it's still a bus yard and needs to function as such. If you look at the interior cross section, you can see why the design is the way it is. Overall, we're talking about 575 units added to something that was previously just a bus yard. And the massing is appropriately sized for the neighborhood. It would've been cool if they could've retained the facade of the building on Mariposa and Hampshire though.

Here is some additional key, positive information:
Parking will be included for 773 bicycles and no cars. All units will be affordable rental homes for low- to moderate-income households. Around half will be for low-income seniors.

https://sfyimby.com/wp-content/uploads/2022/11/Potrero-Yard-vertical-cross-section-illustration-by-IBI-Group.jpg

JManc

Nov 4, 2022, 5:33 PM

Considering that project has a very utilitarian purpose, I think the developers did the best of what they had to work with. Assuming there was a lot of value engineering involved seeing as this for a government agency.

Jerry of San Fran

Nov 4, 2022, 6:19 PM

transit hub for SFMTA - to me it is very weird looking to see housing perched atop the transit hub. I think the architect could have designed for some vertical design on the bottom to link the top. As it is now it looks too much like something was plopped on top of something else. I would not find cause to block the path forward on this project.

pseudolus

Nov 4, 2022, 10:13 PM

One part of walkability is whether one feels safe. Putting housing on top of a massive podium means the loss of the comfort provided by "eyes on the street."

pepper steak

Nov 5, 2022, 3:36 AM

It's fine

homebucket

Nov 5, 2022, 3:51 AM

Yep.

Let’s just say I would be more upset if this didn’t get built at all than if this got built as currently designed. It’s 575 transit oriented, fully affordable units. That’s not easy to come by. So I say build it, and build it now, design flaws and all.

I’m surprised no one else caught this but it’s pretty neat the building incorporates both current and older generation Muni livery colors.

BobbyMucho

Nov 7, 2022, 5:32 PM

Yep.

Let’s just say I would be more upset if this didn’t get built at all than if this got built as currently designed. It’s 575 ... fully affordable units. That’s not easy to come by. So I say build it, and build it now, design flaws and all.

Building housing is about far more than just meeting quota or fulfillment. Specific criteria need to be met in order to ensure it's a viable long-term strategy to not only house people but improve the city and immediate area it exists within.

Most of the criticisms I've heard (or made) about this project are not about aesthetics or height, or whatever. They're pretty focused on whether the design is solving problems or creating new ones, hidden inside the promise to add housing to a block.

Every project goes through a grip of revisions, I have not seen any on this one and hope it gets the chance to be rightfully challenged, improved, and in reasonable time, built.

homebucket

Nov 7, 2022, 5:33 PM

Building housing is about far more than just meeting quota or fulfillment. Specific criteria need to be met in order to ensure it's a viable long-term strategy to not only house people but improve the city and immediate area it exists within.

Most of the criticisms I've heard (or made) about this project are not about aesthetics or height, or whatever. They're pretty focused on whether the design is solving problems or creating new ones, hidden inside the promise to add housing to a block.

Every project goes through a grip of revisions, I have not seen any on this one and hope it gets the chance to be rightfully challenged, improved, and in reasonable time, built.

Agreed. But going back to the drawing board is not the right solution either.

homebucket

Nov 8, 2022, 6:20 PM

Sick shot from r/sanfrancisco

https://live.staticflickr.com/65535/52487051295_f905146e3a_h.jpg

https://www.reddit.com/r/sanfrancisco/comments/ypsqi5/made_it_to_dolores_park_with_literally_one_minute/

JManc

Nov 8, 2022, 8:11 PM

I was just there taking photos last weekend:

https://live.staticflickr.com/65535/52487354423_34ddc37355_h.jpg (https://flic.kr/p/2nY8pQB)SF from Dolores Park (https://flic.kr/p/2nY8pQB)

homebucket

Nov 8, 2022, 8:50 PM

^ Great shot!

homebucket

Nov 10, 2022, 5:27 PM

New Details For 111 Turk Street In The Tenderloin, San Francisco

https://sfyimby.com/wp-content/uploads/2022/11/111-Turk-Street-massing-study-illustration-by-Smithgroup-777x539.jpg

BY: ANDREW NELSON 5:00 AM ON NOVEMBER 9, 2022

It’s been a week since plans were first submitted to the San Francisco planning department for an 18-story residential infill at 111 Turk Street in the Tenderloin. New illustrations have been published, along with project details drafted by SmithGroup. Veritas Investments is responsible for the application.

SmithGroup is the project architect responsible for the design. The existing massing illustrations do not provide a useful glimpse into the potential exterior look of the project. However, it shows the beginnings of what SmithGroup will work with, like incorporating the Bay Window vernacular. The firm is currently the longest continually operating architecture and engineering firm, having been founded in 1853. Its more recent design portfolio shows the firm’s affinity for a broad simplicity to the design with complex details and solid material facades.

The proposed 176-foot tall structure will yield around 104,710 square feet with around 71,100 square feet for residential use, 4,080 square feet in the full-floor lobby, and 4,390 square feet of shared open space. The open space will be split between the ground-level courtyard connecting the structure with 57 Taylor Street and the rooftop deck. The ground floor will include a common space, a mail room, and amenities. Parking will be included for 104 bicycles.

The project will create 116 new apartments with unit sizes, including 62 studios, 12 junior one-bedrooms,12 one-bedrooms, 18 two-bedrooms, and 12 three-bedrooms. The units will be distributed across the site, with small units on lower floors and larger units occupying the higher floors.

https://sfyimby.com/2022/11/new-details-for-111-turk-street-in-the-tenderloin-san-francisco.html

homebucket

Nov 10, 2022, 5:29 PM

^ The site: https://goo.gl/maps/DwoKg8XgvfyFttC16

homebucket

Nov 17, 2022, 4:40 PM

Tenant Secured For 100 Stockton Street In Union Square, San Francisco

https://sfyimby.com/wp-content/uploads/2020/12/120-Stockton-Street-image-by-Gensler-777x778.jpg

BY: ANDREW NELSON 5:30 AM ON NOVEMBER 17, 2022

Construction is wrapping up on the adaptive reuse of 100 Stockton Street in San Francisco’s retail hub, Union Square. The former Macy’s men’s store has been reskinned with the design by Gensler. Now, just over a year after signing a rooftop restaurant, the team has secured 65,000 square feet for Convene, a hospitality start-up.

Convene is a hospitality company that creates and manages venues for events, meetings, and office space. The team has stated they plan to reshape the 65,000-square-foot lease with six meeting rooms, in-house food, event production, and AV services. The space will be tailored to facilitate events like town halls, corporate events, and a wide array of in-person and virtual events.

In a press release published by The Registry, vice president of real estate at Convene, Brian Holland, shared the firm’s vision for the property, declaring that “the redevelopment of 100 Stockton Street is going to be the ultimate work-play destination in the heart of Union Square and we look forward to calling it home to the first Convene location in the Bay Area.”

In the same press release, co-chairman of Blatteis & Schnur, Daniel Blatteis, exclaimed that “we are thrilled to have Convene be a part of 100 Stockton. As a true major destination tenancy that will generate substantial, consistent daily foot traffic, Convene represents an exceptional and prestigious value-add for the development, as well as Union Square and the City.”

Convene is expected to open on floors four and five by the end of 2023. The property will also soon see the opening of Chotto Matte, a Japanese-Peruvian fusion restaurant set to open in the second quarter of 2023 with a 15,000-square-foot rooftop destination.

...

The news comes just a few days before the city opens up a new subway station at Union Square as part of the Central Subway line and the same day that the SF Business Times reports that Gap has filed for renovations of a new store at 152 Geary Street.

https://sfyimby.com/2022/11/tenant-secured-for-100-stockton-street-in-union-square-san-francisco.html

homebucket

Nov 18, 2022, 9:14 PM

Stonestown update (https://skyscraperpage.com/forum/showthread.php?t=251110).

deanstirrat

Nov 18, 2022, 10:05 PM

https://imgur.com/Ot6wEIr
Strada/TCC: https://sfport.com/files/2022-11/221117_P30-32%20NAC%20Presentation_Design%202.0_PUBLIC.pdf
https://i.imgur.com/Ot6wEIr.jpg

https://i.imgur.com/QiuZqAL.jpg

https://i.imgur.com/1hXWxUi.png

https://i.imgur.com/wn8OS23.jpg

https://i.imgur.com/w3bksxg.jpeg

homebucket

Nov 18, 2022, 10:20 PM

Whoa! It's Sutro Baths 2.0!

homebucket

Nov 18, 2022, 10:27 PM

Overall, it looks great. Hopefully it'll actually get built.

homebucket

Nov 20, 2022, 10:31 PM

Central Subway completed.

Some videos from Opening Day.

jEw_zzTLC6c

b7_cr5mVSIg

homebucket

Nov 21, 2022, 4:31 PM

New thread: SAN FRANCISCO | 1939 Market Street | 159 FT | 15 FLOORS (https://skyscraperpage.com/forum/showthread.php?t=252966)

slock

Nov 22, 2022, 3:19 PM

homebucket

Nov 22, 2022, 5:56 PM

An interesting look into this project.

YIMBY Tours 361 Turk Street In San Francisco’s Tenderloin

BY: ANDREW NELSON 5:30 AM ON NOVEMBER 22, 2022

Doors are open for TL 361, a new eight-story apartment infill for San Francisco’s Tenderloin neighborhood. 361 Turk Street has created over a hundred new micro homes using efficient construction methods and technology throughout the building to reduce the carbon footprint and overall costs. Forge Development Partners and Bridge Investment Group are joint venture partners.

...

Forge and Bridge have developed a similar project at 145 Leavenworth Street. Construction on TL 145 is expected to finish in late November or early December. Both projects have replaced former surface parking lots. Combined, both projects will open 240 new homes in the neighborhood.

Both TL 361 and TL 145 use the Pueblo Structural System created by San Francisco architect Jorge Dequesada AIA. The structure was planned by Gensler and Olson Steel. As a result, the structure is approximately 30% lighter than a steel structure would otherwise be, using around 90-95% recycled steel, and limited use of concrete. The steel beams are also visible in the corridors as a visual reminder of the Pueblo system. The method enables quick construction and a reduced carbon footprint compared with traditional multifamily projects.

The team has also achieved savings of around $50,000 per unit by using a single meter for the whole building. TL 361 is the first multi-family project in California to obtain permits to do so by PG&E in thirty years. Even with a single meter for the whole site, each resident can control the temperature of their individual unit thermostat.

With the reduced energy needs by nearly a third, the use of solar energy, and a novel water heating system on the roof, Forge is able to lower energy costs as compared with a traditional structure.

...

361 Turk is an example of rethinking the current paradigm of building housing, which currently doesn’t work in San Francisco. With 361 Turk, in order to make housing more affordable, we had to start from scratch and look at all of the systems that make up construction today. It is completely rethought from the structural system to the water and electrical systems. The project approach was to put less square footage into the units and more into all of the amenities and public spaces, which are extensive and compete with a luxury building. The goal was to create community, which is so often lacking in rental apartment buildings.”

As part of the development arts contribution for the neighborhood, Forge has used two designs for the facades designed by SOTA high school students. For TL 361, Hannum shared that the reflective metal-carved building is an expression of the meter from “So What,” the Miles Davis song recorded in the Tenderloin’s Blackhawk nightclub. The new facades contribute to the National Historic District’s cultural assets.

The two eight-story structures yield a combined 98,060 square feet. The base of TL 361 will feature 3,000 square feet of retail with outdoor seating, likely to become a food services space. Parking will be included for bicycles, a decision that will promote the neighborhood’s traffic conditions and public transit.

Each unit ranges from 230 to 280 square feet, with an in-unit convection oven, induction plates, and a bathroom. Apartments facing the street will have a private open-air balcony. Residents are offered a murphy bed that converts into a couch to maximize space. The team also found an in-unit fridge with a freezer space that operates at 40 decibels.

The thermostat includes an air quality meter. Residents will also benefit from a HEPA-filtered air system designed to help reduce the effects of smoke inside. The entire building is designed around the Internet of Things, i.e., IoT, connecting doors, in-unit climate control, amenities, and services through a phone app. The site is also connected with fiber optic Wi-Fi so residents can access a private connection to Wi-Fi anywhere.

The IoT connects residents to building ownership, event services programming, and reservations for the fitness center and amenity spaces. Various double-height amenity spaces are included on alternating floors to offer residents shared workspaces, gym equipment, and a laundry room with natural light. An inner-block courtyard includes a fire pit, while the basement amenity room, named the Del Seymour Room, features an equipped kitchen that can double for events and classes with residents. The rooftop deck includes a dog run, seating, and barbeque grills.

...

The project was able to privately impose an income restriction for approximately 51% of all units with assistance from the Forward Commitment fund. Inside TL 361, 120 units will be restricted for households earning as much as 90% of the Area Median Income. Of that, 31 units will be for households earning around $32,000 per year, controlled by the Mayor’s Office of Housing and Community Development. Forge will offer the remaining units at market rate for a cost reachable for households earning around $82,000 per year.

https://sfyimby.com/2022/11/yimby-tours-361-turk-street-in-san-franciscos-tenderloin.html

homebucket

Nov 22, 2022, 5:59 PM

And the photos:

https://sfyimby.com/wp-content/uploads/2022/11/361-Turk-Street-exterior-image-by-author-2048x1536.jpg

https://sfyimby.com/wp-content/uploads/2022/11/361-Turk-Street-view-from-top-floor-balcony-image-by-author-2048x1536.jpg

https://sfyimby.com/wp-content/uploads/2022/11/361-Turk-Street-apartment-murphy-bed-in-set-unit-image-by-author.jpg

https://sfyimby.com/wp-content/uploads/2022/11/361-Turk-Street-Del-Seymour-Room-kitchen-image-by-author-2048x1536.jpg

https://sfyimby.com/wp-content/uploads/2022/11/361-Turk-Street-amenity-room-image-by-author.jpg

https://sfyimby.com/2022/11/yimby-tours-361-turk-street-in-san-franciscos-tenderloin.html

homebucket

Nov 22, 2022, 6:06 PM

I was in the area this morning and it looks like this might have started. Lots of demo of existing buildings on site.

https://sfyimby.com/2021/02/renderings-revealed-for-a-mixed-use-at-555-bryant-street-in-soma-san-francisco.html

Thanks for the update, slock. I'm really glad to see 555 Bryant moving forward. Good timing as well with the opening of the Central Subway.

homebucket

Nov 30, 2022, 5:15 AM

New film ft. Danny MacAskill with some nice scenery around SF.

jIBldkWO9a4

timbad

Nov 30, 2022, 10:58 AM

the CCA site at 7th and Hooper (with crane for 1450 Owens in background)

https://live.staticflickr.com/65535/52530494264_3318856c1b_b.jpg

and down the street, future Flower Mart site

https://live.staticflickr.com/65535/52530753918_de6cdba377_b.jpg

https://live.staticflickr.com/65535/52529744652_b868e734b5_b.jpg

https://live.staticflickr.com/65535/52530210951_7c2f95b225_b.jpg

homebucket

Nov 30, 2022, 8:42 PM

The Flower Mart seems to be coming along nicely.

homebucket

Dec 7, 2022, 4:27 PM

Official Ceremony For $400 Million Transamerica Pyramid Renovation

BY: ANDREW NELSON 5:30 AM ON DECEMBER 7, 2022

SHVO, the new owner of the Transamerica Pyramid and two adjacent buildings, has started renovations of San Francisco’s iconic property with an official ceremony. Though not a traditional groundbreaking event, dirt was shoveled by many important local representatives next to Michael Shvo. Plans for renovating the 50-year-old landmark are designed by Foster + Partners.

...

The master plan for the downtown location is being called The Complex. Along with the iconic Transamerica Pyramid at 600 Montgomery Street, SHVO will renovate Two Transamerica at 505 Sansome Street and Three Transamerica at 545 Sansome Street. The properties will be connected with a reimagined Redwood Park, opening up and expanding the existing Redwood Park to cultivate a dynamic and welcoming destination.

https://sfyimby.com/2022/12/official-ceremony-for-400-million-transamerica-pyramid-renovation.html

homebucket

Dec 7, 2022, 4:27 PM

And the renderings:

https://sfyimby.com/wp-content/uploads/2022/12/Transamerica-Pyramid-colonnade-Northwest-Corner-rendering-by-DBOX-2048x1572.jpg

https://sfyimby.com/wp-content/uploads/2022/12/Transamerica-Sky-Bar-rendering-by-Boyero-Visualizers-2048x1152.jpg

https://sfyimby.com/wp-content/uploads/2022/12/Transamerica-Pyramid-Sky-Lobby-Window-rendering-by-DBOX.jpg

https://sfyimby.com/wp-content/uploads/2022/12/Core-clubhouse-in-the-Transamerica-Pyramid-rendering-courtesy-The-Core-Club.jpg

https://sfyimby.com/wp-content/uploads/2022/12/Transamerica-Pyramid-Mark-Twain-Plaza-rendering-by-DBOX-2048x1127.jpg

https://sfyimby.com/wp-content/uploads/2022/12/Transamerica-Pyramid-Redwood-Park-rendering-by-DBOX-2048x1316.jpg

https://sfyimby.com/2022/12/official-ceremony-for-400-million-transamerica-pyramid-renovation.html

homebucket

Dec 17, 2022, 9:50 PM

A smol project but very well designed. This area is really emerging as a life sciences hub.

New Building Permits For 250 De Haro Street In San Francisco

https://sfyimby.com/wp-content/uploads/2022/12/250-De-Haro-Street-rendering-by-OTJ-Architects-777x442.jpg

BY: ANDREW NELSON 5:30 AM ON DECEMBER 17, 2022

New building permits for the five-story laboratory proposed at 250 De Haro Street in San Francisco have been filed. New renderings and the design narrative by the architects also provide a greater view of the property’s potential future. Aralon Properties is the project developer.

OTJ Architects, a local Financial District-based firm, is responsible for the design. The firm writes that the project is inspired by the “rich and varied architectural languages present in the Showplace Square / Potrero Hill district….” The exterior will be wrapped with corrugated metal panels on the north and south ends, while the long eastern face has groupings of curtainwall glass framed by the metal and separated by green walls and a central lobby entrance.

Demolition will be required for the existing single-story structure. The new project will rise between 58-68 feet tall, spanning 216,165 square feet with 172,665 square feet of offices, 3,500 square feet of ground-level retail, and, unfortunately, around 40,000 square feet for the 99-car garage in the basement. Additional parking will be included for 15 bicycles.

https://sfyimby.com/2022/12/new-building-permits-for-250-de-haro-street-in-san-francisco.html

Busy Bee

Dec 17, 2022, 9:59 PM

Yeah, that's some cool stuff.

whitty

Dec 18, 2022, 8:01 AM

A smol project but very well designed. This area is really emerging as a life sciences hub.

This thing is an entire block long I wouldn’t call it particularly smol :)

Gorgeous design and such an improvement over the existing.

homebucket

Dec 27, 2022, 2:31 AM

Christmas by the Bay

https://live.staticflickr.com/65535/52587809267_044f138aec_b.jpg

https://www.instagram.com/p/Cmp0qINrxbS/

JManc

Dec 27, 2022, 4:10 AM

^ That guy is a fantastic photographer. This (https://ryanfitzsimons.smugmug.com/San-Francisco/i-KNfmQLn/A) and this (https://ryanfitzsimons.smugmug.com/San-Francisco/i-TfHSwr8/A) are next level

homebucket

Dec 28, 2022, 5:16 AM

^ That guy is a fantastic photographer. This (https://ryanfitzsimons.smugmug.com/San-Francisco/i-KNfmQLn/A) and this (https://ryanfitzsimons.smugmug.com/San-Francisco/i-TfHSwr8/A) are next level

Yeah, his work is pretty spectacular.

homebucket

Dec 28, 2022, 5:18 AM

Hopefully more of these microprojects to come.

Some offices at historic Warfield Theatre building could become housing
Tessa McLean, Dec. 27, 2022

Big changes could be coming to a historic downtown San Francisco building.

Local developer Group i has filed a preliminary application to convert five stories of the building that houses the Warfield Theatre into housing, as first reported by the San Francisco Business Times. The conversion would be the first of its kind since the pandemic.

Office conversion has been billed as a potential solution to the housing woes that plague California cities — even more so for San Francisco, which has seen the lowest return-to-office rate of any major city, coupled with record-high commercial real estate vacancy rates. The building at 988 Market St. is small by downtown standards — around 40,000 square feet — and Group i plans to keep around 15,000 square feet as office space. The remaining square footage will be transformed into a mix of 34 studio, one-bedroom and two-bedroom apartments throughout the fifth to ninth floors if all goes to plan. Seven of those units will be affordable housing.

The application also lists plans to convert second-floor space into a gym and basement space into a bike room. Nothing about the exterior of the 1922 building will change.

The project is estimated to cost $9 million. Group i has its offices in the building, and it was “a good opportunity to try out a residential conversion," Group i principal Mark Shkolnikov told the Business Times. "We still have a long ways to go to figure out if it's viable, but the first step is the preliminary application."

https://www.sfgate.com/bayarea/article/sf-warfield-building-development-proposal-17679994.php

timbad

Jan 22, 2023, 7:45 PM

the recent and ongoing activity down around 18th-19th, Florida-Bryant in the Mission...

https://live.staticflickr.com/65535/52642875229_0c0141d45f_b.jpg

https://live.staticflickr.com/65535/52642619756_ce63942df1_b.jpg

https://live.staticflickr.com/65535/52642875319_9a71473804_b.jpg

https://live.staticflickr.com/65535/52643055995_3771440edf_b.jpg

https://live.staticflickr.com/65535/52642875394_f8631807c5_b.jpg

timbad

Jan 23, 2023, 3:34 AM

also, quick look at the next phase of Rebuild Potrero from a passing bus

https://live.staticflickr.com/65535/52643702445_410b4d5f1e_b.jpg

the new street that will divide the BMR block from the market-rate one

https://live.staticflickr.com/65535/52643702475_4c755a2545_b.jpg

https://live.staticflickr.com/65535/52642758382_d8f6f75308_b.jpg

https://live.staticflickr.com/65535/52642758477_5488d16df5_b.jpg

bonus: the new community center down in Bayview, on Third St

https://live.staticflickr.com/65535/52643702535_3bf7ab7e78_b.jpg

homebucket

Jan 23, 2023, 4:34 PM

Thanks for the update, timbad!

2750 19th Street is making very nice progress, and the new Southeast Community Center is looking fantastic!

homebucket

Jan 24, 2023, 7:01 AM

A really nice golden hour photo:

https://live.staticflickr.com/65535/52646243455_4c98789543_b.jpg

https://www.reddit.com/r/sanfrancisco/comments/10jysk7/aerial_view_of_the_embarcadero_at_golden_hour/

homebucket

Jan 24, 2023, 7:06 AM

A couple of other nice recent shots, from not super common perspectives:

https://live.staticflickr.com/65535/52646249500_4cc76eebb1_b.jpg

https://live.staticflickr.com/65535/52646249485_4cee01067f_b.jpg

https://www.instagram.com/fitzsimonsphotography/

WayOutWest

Jan 24, 2023, 8:35 PM

a couple of other nice recent shots, from not super common perspectives:

https://live.staticflickr.com/65535/52646249500_4cc76eebb1_b.jpg

https://live.staticflickr.com/65535/52646249485_4cee01067f_b.jpg

https://www.instagram.com/fitzsimonsphotography/

wow

homebucket

Jan 25, 2023, 4:01 PM

Nice to finally some movement on stuff in the outer neighborhoods. Nothing special architecturally speaking, but at least it's got good street level activation, with minimal parking and no podium. Hopefully this is the first of hundreds to come. Along with a Geary subway.

Construction Soon For 4200 Geary Boulevard In Richmond District, San Francisco

https://sfyimby.com/wp-content/uploads/2023/01/4200-Geary-Boulevard-rendering-courtesy-TNDC-777x456.jpg

BY: ANDREW NELSON 5:30 AM ON JANUARY 25, 2023

Construction is expected to start this April for the seven-story affordable senior housing proposal at 4200 Geary Boulevard in the Richmond District of San Francisco. The update has been announced by the project developer, the Tenderloin Neighborhood Development Corporation. Once complete, the project will offer 98 new homes for residents earning between 15-50% of the Area Median Income.

TNDC announced the update with an email to the community. Within the announcement email, the development team expressed that “it has been a long effort since 2020, and we appreciate all of your feedback, critique, and support along the way.” The initial planning application was assisted by Executive Directive 13-01, titled Housing Production and Preservation of Rental Stock, signed by the Office of Mayor Ed Lee in 2013. Senate Bill 35 helped expedite ministerial approval.

The 86-foot development will yield 79,650 square feet, of which 48,560 square feet are divided between 41 studios and 57 one-bedroom units, 98 in total. The ground-level commercial space is to be rented. 16 parking spaces are included. The building amenities include a ground-level courtyard with landscaping and seating. Two separate terraces will also provide open-air skyline views from the seventh floor.

Y.A. Studio is responsible for the design. The project is an articulated rectangular form broken apart with graceful setbacks and bay window-like features. The fiber cement panel exterior will be improved with composite paneling and ceramic tile decoration. Board form concrete will be included along the base.

...

The property is located along Geary Boulevard between 6th and 7th Avenue. Demolition will be required for the existing two-story mortuary. Future residents will find themselves near Little Russia and between the Presidio and Golden Gate Park.

Construction of a building of this scale is likely to last 24-36 months from groundbreaking, putting completion in 2025-2026. Applications for housing will be available around six months before the building opens. Applications will be posted on the DAHLIA website here.

https://sfyimby.com/2023/01/construction-soon-for-4200-geary-boulevard-in-richmond-district-san-francisco.html

bossabreezes

Jan 25, 2023, 4:15 PM

unpermitted_variance

Jan 25, 2023, 5:16 PM

How do we feel about the next 2-3 years in SF? Do we think people will start moving back into town or will it continue to lose people?

Also, neighborhoods- what's going to happen with Downtown? How about the lower Mission? Lower Mission is looking very sad and blighted right now, hoping it can be reversed. Just about every business is closed/boarded up and or totally tagged and graffitied.

Will restaurant hours finally be extended again to normal after covid? Right not SF seems to shut down at about 8PM.

I feel that it will be a mixed bag. For Downtown, things will probably get worse before they get better, considering the direction that tech companies are going right now (layoffs, permanent WFH). It will never be fully dead, as there are still plenty of in-person office jobs, just not nearly as many as there used to be. I don't expect to see any new office projects happening for a while, and likely few, if any, new residential towers in SoMa or near downtown for a while too.

Meanwhile, I think the neighborhoods will continue to do well. There is still a great demand to live in SF, especially the more balanced and livable areas. Population loss will be minor or negligible in the bigger picture, and may reverse soon. These areas are likely to see increased development as the city is forced to loosen zoning and state laws force cities to allow higher densities and less review. I think neighborhoods like the Mission, Excelsior, Richmond, Inner Sunset, etc. will be thriving and growing in the coming years. however, areas that are falling into blight and disinvestment right now may not recover for some time. Mission Street may be the exception here, as it is surrounded by thriving residential and commercial areas so it can only hold off the pressures of gentrification for so long, especially as housing development continues to ramp up in the Mission.

As for bars and restaurants closing so early - no idea:shrug:
That one baffles me too.

homebucket

Jan 27, 2023, 8:12 PM

All the neighborhoods are doing quite well. Pretty much back to pre pandemic levels of activity I’d say. Tourists are back now as well which is good to see. The only area that is struggling at the moment is FiDi and parts of SoMa. I think some people tend to lose sight of the fact that the areas that really make SF special are actually the outer neighborhoods and their commercial districts. I’ve seen a significant uptick in activity in Chinatown since the Central Subway opened.

homebucket

Jan 27, 2023, 10:47 PM

A couple nice recent aerials courtesy of SF YIMBY:

https://sfyimby.com/wp-content/uploads/2023/01/View-of-the-1939-Fair-Building-and-leveled-Parcel-B-image-by-Andrew-Campbell-Nelson.jpg

https://sfyimby.com/wp-content/uploads/2023/01/Treasure-Island-with-Star-View-Court-construction-in-the-foreground-image-by-Andrew-Campbell-Nelson.jpg

https://sfyimby.com/2023/01/yimby-visits-treasure-island-san-francisco.html

homebucket

Jan 28, 2023, 5:24 PM

Took a few of shots of the Central Subway Chinatown station recently:

https://live.staticflickr.com/65535/52654614369_e89b15ec59_b.jpg

https://live.staticflickr.com/65535/52654613919_4fa58c01ca_b.jpg

https://live.staticflickr.com/65535/52654613584_aea8be8ebf_b.jpg

https://live.staticflickr.com/65535/52654612954_7b10c8f35b_b.jpg

https://live.staticflickr.com/65535/52654338271_bf6c5544bd_b.jpg

https://live.staticflickr.com/65535/52654612594_5b738a4569_b.jpg

PC: homebucket

homebucket

Feb 1, 2023, 4:42 PM

Peep my thread (https://skyscraperpage.com/forum/showthread.php?t=253657) on the Central Subway and a short tour of Chinatown for a more extensive tour.

obemearg

Feb 1, 2023, 5:50 PM

Peep my thread (https://skyscraperpage.com/forum/showthread.php?t=253657) on the Central Subway and a short tour of Chinatown for a more extensive tour.

Great thread - and lovely photos too!

homebucket

Feb 1, 2023, 7:06 PM

Great thread - and lovely photos too!

Thank you! :cheers:

homebucket

Feb 6, 2023, 4:37 PM

Some nice affordable housing going up.

The specs:
- 84 FT | 8 FLOORS
- 221 units of affordable housing (100 studios, 23 1BR, 82 2BR, 15 3BR, and a management unit)
- 100 of the units will be for families earning half of the AMI; the remaining 120 units will offer supportive housing services for homeless families or individuals earning between 30-50% AMI
- 4,220 sq ft of retail
- Additional parking for 151 bicycles and 0 cars

Affordable Housing Rises At 600 7th Street In SoMa, San Francisco

https://sfyimby.com/wp-content/uploads/2022/03/600-7th-Street-establishing-perspective-rendering-courtesy-Mercy-Housing-777x437.jpg

BY: ANDREW NELSON 5:00 AM ON FEBRUARY 6, 2023

Construction has started for the new eight-story affordable housing project by Mercy Housing at 600 7th Street in SoMa, San Francisco. The development will add 221 new apartments near the Caltrain San Francisco Station railyard and T Third Street lightrail extension connecting SoMa to Union Square and Chinatown. Over half of the apartments will be designated for formerly homeless adults and families.

The 84-foot tall structure will yield 185,760 square feet, with 181,540 square feet for residential use and 4,220 square feet for commercial retail. Parking will be included for 151 bicycles and no cars owing to the neighborhood’s access to walkable food and transit. Residents will have access to two landscaped courtyards on the ground level, one facing a private alley and the other in the lot interior.

https://sfyimby.com/2023/02/affordable-housing-rises-at-600-7th-street-in-soma-san-francisco.html

homebucket

Feb 6, 2023, 4:38 PM

And the images:

https://sfyimby.com/wp-content/uploads/2023/02/600-7th-Street-construction-site-image-by-Andrew-Campbell-Nelson-1.jpg

https://sfyimby.com/wp-content/uploads/2023/02/600-7th-Street-construction-progress-image-by-Andrew-Campbell-Nelson.jpg

https://sfyimby.com/wp-content/uploads/2023/02/600-7th-Street-with-crews-on-site-image-by-Andrew-Campbell-Nelson.jpg

https://sfyimby.com/2023/02/affordable-housing-rises-at-600-7th-street-in-soma-san-francisco.html

homebucket

Feb 7, 2023, 12:28 AM

Housing plan in hand, San Francisco basks in YIMBY praise
Adam Shanks | Feb 5, 2023

All of a sudden, San Francisco has found itself the belle of the YIMBY ball.

OK, maybe not. But it’s at least on the yes-in-my-backyard housing advocates’ invite list.

San Francisco stood above many other cities when it adopted a state-compliant Housing Element on time last week, bucking its reputation as a housing-hating bastion of NIMBYism.

In doing so, The City did what Berkeley, Oakland, and countless other cities could not: It laid out a roadmap for the development of enough new homes to meet the needs of its residents over the next eight years.

...

The next phase is implementing the plan, which if successful will open the door to the construction of 82,000 new homes across San Francisco.

That requires major changes to The City’s zoning laws, particularly by allowing denser development along west-side corridors with access to transit and other amenities, as well as improving and streamlining its much-maligned permitting processes.

...

By adopting a compliant Housing Element, San Francisco avoided two major consequences.

First, it stood to lose out on millions in critical state funding for transportation, housing and other infrastructure projects if it failed to meet the state’s deadline.

That’s a very real penalty to city leaders like Supervisor Matt Dorsey, whose district includes Mission Bay and SoMa.

“If we lose funding for affordable housing, funding for transit, I think my district is disproportionately harmed, so I feel a real investment in this,” Dorsey said.

The absence of Housing Element would have also left The City vulnerable to “builder’s remedy,” which would allow housing developers to bypass local zoning regulations as long as at least 20% of the proposed units were affordable.

While legal questions about builder’s remedy remain, developers have already shown they’re willing to test this uncharted territory. Cities that didn’t adopt a compliant Housing Element have been quickly hit with builder’s remedy projects, which effectively negate strict residential zoning requirements.

“It does have an element of Christmas morning,” Trauss said. “San Francisco did manage to avoid that for now, but I am excited to see how that dynamic plays out in the rest of the Bay Area. What to expect is that there’s going to be cities that don’t have residential zoning for some time, and it’s going to be great.”

The builder’s remedy could have been powerful in San Francisco, given its demographics and housing market. Housing projects that require 20% of units to be affordable can’t turn a profit everywhere, but they can in a city like San Francisco and other expensive markets. This is largely because the median income — the metric by which “affordable” is set — is already high, as are market-rate rents.

“San Francisco is absolutely a city that would’ve been targeted with builder’s remedy projects,” Elmendorf said.

...

The Housing Element is not just a plan, but a promise. The document lays out very clear deadlines to implement recommended permitting policy changes (18 months) and zoning reforms (3 years).

If it fails to meet those targets, Housing and Community Development could declare The City out of compliance with its Housing Element. Traditionally, that has never happened, even when cities have fallen well short of the goals outlined in their Housing Elements.

But HCD has been strengthened, thanks in part to legislation spearheaded by elected officials like San Francisco Sen. Scott Wiener. And a Housing Element “is no longer a paper exercise,” the agency promised in 2021.

Still, three years is a long time in politics. Housing advocates expressed some concern that the political will of state government could change before cities like San Francisco actually implement the zoning changes outlined in their Housing Elements.

But organizations like YIMBY law could be waiting to take action.

“Theoretically, if in three years if HCD doesn’t want to bring the hammer down, housing advocates like ours still could,” Trauss said.

Numerous other factors could stymie San Francisco’s housing production in the coming years — a recession, supply chain disruptions or interest rates, just to name a few. But Dorsey said The City simply needs to control what it can, which is the implementation of the Housing Element.

To Dorsey, the stakes are huge.

“If this is something that we live up to, this is going to be one of the most important things the City has done in its history,” he said.

https://www.sfexaminer.com/news/housing/housing-plan-in-hand-san-francisco-basks-in-yimby-praise/article_fe44853e-a28f-11ed-81f7-ef1b52291ffa.html

bossabreezes

Feb 7, 2023, 1:53 AM

Great news.

I don't understand why everyone focuses on densifying the West Side though. It has the worst transit access in the city. It also has the least attractive climate, consistently shrouded in fog in the summer and lots of the other seasons as well.

Why not massively up-zone SOMA? SOMA has some areas that are ridiculously low density and low-rise. If they upzoned even just someparts of SOMA, I'm sure they could fit all the 80,000+ units there alone. It is a big neighborhood.

homebucket

Feb 7, 2023, 4:29 AM

^

First of all, it's a common misconception that the West side is consistently shrouded in fog. Now certainly, it's more foggy than the Eastern part of SF, but actually it's not as bad as people think. Especially the Richmond. The Sunset is where it most of the fog settles, but it usually burns off by afternoon. And there's actually quite a few seasons (fall, winter, spring) where it's not really foggy at all.

Secondly, getting back to the main topic, I don't think they're saying to develop the West side only. There are already plenty of plans in place to develop other parts of SF (Central SoMa, the Hub, Dogpatch, Potrero Hill, etc). I think what they're implying is that historically the West side doesn't proportionately contribute its share of additional housing as compared to other already dense parts of the City.

While I agree that public transportation to the West side needs tons of investment and improvements, namely along Geary, it still remains an area with quite a few commercial corridors that can easily handle upzoning and densification. Bars, restaurants, coffee shops, bakeries, parks, schools, walk scores in the 90s. The bones are all there. Housing just needs to be built across the board, not just in SoMa only.

homebucket

Feb 7, 2023, 4:58 AM

Here's a preview of some of the projects in the pipeline in the Richmond. Nothing super pretty but all very reasonably scaled, urban minded infill. This is where I see this part of the City headed, and if they can build enough of these, it'll still make a difference. Not everything needs to be a 1000 unit, 50 story, state of the art, luxury apartment tower. We need housing for the lower and middle class as well.

4200 Geary - 98 units for residents earning between 15-50% of the AMI (https://sfyimby.com/2023/01/construction-soon-for-4200-geary-boulevard-in-richmond-district-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2023/01/4200-Geary-Boulevard-rendering-courtesy-TNDC-1536x901.jpg

3565 Geary - 63 units (https://sfyimby.com/2023/01/residential-plans-filed-for-3565-geary-boulevard-richmond-district-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2023/01/3565-Geary-Boulevard-previous-design-illustration-by-Shatara-Architecture-1536x1037.jpg

3055 Clement - 9 units (https://sfyimby.com/wp-content/uploads/2021/11/3055-Clement-Street-overlooking-the-Clement-and-32nd-Avenue-intersection-rendering-by-Design-Consultants-Group.jpg)
https://sfyimby.com/wp-content/uploads/2021/11/3055-Clement-Street-overlooking-the-Clement-and-32nd-Avenue-intersection-rendering-by-Design-Consultants-Group.jpg

4110 Geary - 16 units (https://sfyimby.com/2021/01/pre-application-process-starts-for-4110-geary-boulevard-richmond-district-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2021/01/4110-4116-Geary-Boulevard-rendering-by-Derrick-T.-Wu-Architect.jpg

homebucket

Feb 7, 2023, 5:14 AM

And the projects in the pipeline for the Sunset. As you can see, housing can come in all shapes, sizes, and locations. UCSF is also planning to add 1,263 residential units for students and hospital staff. I don't see any reason why these plans should be scrapped in favor of building in one location (SoMa) only.

1360 43rd Avenue - 135 units for SFUSD teachers, paraeducators, and district employees (https://sfyimby.com/2022/09/official-groundbreaking-for-affordable-educator-housing-at-1360-43rd-avenue-sunset-district-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2022/05/Shirley-Chisholm-Village-Educator-Housing-rendering-by-BAR-Architecture.jpg

2550 Irving - 90 units - 100% affordable (https://sfyimby.com/2022/05/new-building-permits-filed-for-2550-irving-street-in-the-sunset-district-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2021/12/2550-Irving-Street-along-Irving-and-26th-Street-rendering-by-Pyatok-Architects.jpg

2700 Sloat - 400 units (https://sfyimby.com/wp-content/uploads/2021/12/2700-Sloat-Boulevard-from-45th-and-Sloat-rendering-by-Korb-Associates-Architects.jpg)
https://sfyimby.com/wp-content/uploads/2021/12/2700-Sloat-Boulevard-from-45th-and-Sloat-rendering-by-Korb-Associates-Architects.jpg

2513 Irving - 8 units (https://sfyimby.com/2021/07/renderings-revealed-for-2513-irving-street-outer-sunset-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2021/07/2513-Irving-Street-rendering-by-LPAS-Architecture-Design.jpg

2055 Taraval - 21 units (https://sfyimby.com/2021/02/permits-filed-for-2055-taraval-street-in-parkside-san-francisco.html)
https://sfyimby.com/wp-content/uploads/2021/02/2055-Taraval-Street-image-by-SIA-Consulting.jpg

homebucket

Feb 7, 2023, 5:19 AM

And if Stonestown (https://skyscraperpage.com/forum/showthread.php?t=251110) and Parkmerced (https://skyscraperpage.com/forum/showthread.php?t=218244) can ever come to fruition that's another 2,930 and 8,900 units, respectively.

Jerry of San Fran

Feb 7, 2023, 3:30 PM

600 7th Street at Brannan Street - red crane viewed from the Civic Center. The 8 story building will make a small mark on the skyline.
https://live.staticflickr.com/65535/52675074469_970967afac_c.jpg (https://flic.kr/p/2ofHwt8)600 7th Street @Brannon, San Francisco (https://flic.kr/p/2ofHwt8)

homebucket

Feb 8, 2023, 4:24 PM

^ Thanks for the photo update, Jerry!

While this one won't make a huge impact on the skyline, maybe it'll help block part of 280 from your view. :banana:

homebucket

Feb 8, 2023, 11:31 PM

Nice view of the skyline framed by the Golden Gate Bridge on a clear day, from Bay Area Reddit (https://www.reddit.com/r/bayarea/comments/10x5j2m/view_of_the_city_on_a_clear_day_after_the_rain/):

https://live.staticflickr.com/65535/52677932355_c72f0e32b2_b.jpg

homebucket

Feb 9, 2023, 4:47 PM

YIMBY Tours 300 Kansas Street For Official Topping-Out In San Francisco
https://sfyimby.com/wp-content/uploads/2022/07/300-Kansas-Street-establishing-view-rendering-by-Steelblue-777x474.jpg
BY: ANDREW NELSON 5:30 AM ON FEBRUARY 6, 2023

Spear Street Capital has announced the official topping out of 300 Kansas Street in San Francisco. The unique six-story purpose-built workspace straddles the Design District and Potrero Hill neighborhoods, offering a zero-carbon R&D and advanced manufacturing facility for prospective tenants, with commanding views of San Francisco’s central business district. Webcor, the general contractor, is expected to finish the project this Summer.

Along with topping out, YIMBY was given a private tour by Spear Street Capital’s Vice President, Ethan McCall. Arriving on a folding bicycle from Caltrain, we saw how accessible the project is by public transit and the stage of construction.

The building is indeed topped out, with portions of the curtain-wall glass already delivered! Facade installation is expected to start in March.

McCall tells YIMBY that a tenant has not been signed, but the developer expects to garner more interest for 300 Kansas with the completion date announced and construction progressing on schedule. The flexible floorplates will accommodate a variety of prospective tenants. The sturdy structure offers vibrant-resistant floors, a necessary feature for companies using heavy machinery or even cars. The project is likely to see between two to five tenants occupying the 150,000-square-foot site.

https://sfyimby.com/2023/02/yimby-tours-300-kansas-street-for-official-topping-out-in-san-francisco.html