SAN FRANCISCO | 10 South Van Ness Avenue | 820 FT | 67 FLOORS
 

In 2007, the City upzoned the Mid-Market area along Van Ness, including up to 400 ft for the Honda SF site owned at the time by the Boas family.

The Boas family put their 1+ acre site/Honda dealership up for sale earlier in the year and national developer Crescent Heights picked it up for $50M.

Crescent Heights plans 500-700 units on the site. While the Van Ness frontage is zoned for 400 ft, the Market St side is zoned for a mid-rise of only 120 ft, allowing for setbacks. However, all of this is complicated by the BART tunnel running underneath the site, which will introduce engineering difficulties with foundations for a taller tower.

Crescent Heights recently developed 754 units at NEMA a block away (37 and 22 stories) and is developing 320 units in a 40+ story tower in Rincon Hill (SSP: 45 Lansing).

As for timing (below from May 2014)?

source


RENDERINGS

http://www.socketsite.com/wp-content...-Ness-Site.gif
source (site as it stands now)

Prior renderings for site from 2007 after area up-zoning:
http://www.socketsite.com/wp-content...ss-Massing.jpg
source

ADDITIONAL LINKS

Market and Van Ness Area Sees Flurry of Development

Crescent Heights Buys Mid-Market Site

Market Street Honda Dealership Site Revs Up for Development

San Francisco's Market and Octavia Neighborhood Plans Move Forward

"Francisco" should be capitalized

^^^Hold your horses. I tried all caps, but for some reason the hosting site wouldn't allow for that. I have created 2 new threads, and am almost done with 1 more (these take time and effort, please PM me if you have nits). I will message the mods once done to have them "sticky/link" these to the SF board and edit the titles to have all caps in keeping with other threads.

Fantastic findings simms3_redux. Lots of new developments for the area that are all 400' +. That architecture for many of these projects has been top quality. :)

I'm guessing we'll see new renderings. I happened to meet someone at Crescent Heights who said they are still in early planning/scoping phase for the project.

wait, what, those renders are legit? i think maybe that was a different project/vision that doesn't have much to do with crescent heights/anything entitled beyond the massing (which means that it was still worth posting just writing that so that people don't get excited).

still good work though, merci. man, just love how hot mid-market is right now.

also: wow, 50 million for the site, i really really hope they do another apartment project because i don't think i can handle looking at million dollar apartment listings at the corner of svn and market.

finally: i disagree that francisco ought to be capitalized ;)

The SF Business Times has new conceptual renderings of the latest proposal. It now consists of 767 units in two 400-foot towers (440' to parapet):

https://i.imgur.com/BBYJs0t.png

https://i.imgur.com/Lm93knr.png

https://i.imgur.com/qIcoD1j.png

https://i.imgur.com/eqpllre.png

Credit: Crescent Heights

Whoa. How did I miss this? Really, really interesting.

Let's hope Crescent Heights doesn't blow it like they did with Jasper (and the top of NEMA); these towers will be very prominent, especially from the west and south. There's also a really rundown SRO behind the Honda dealership on 12th that is going to remain, so that should be interesting. That back block consistently has people sitting or sleeping on the sidewalks on both sides of 12th.

http://i54.photobucket.com/albums/g1...19.37%20PM.png

http://i54.photobucket.com/albums/g1...19.58%20PM.png

http://i54.photobucket.com/albums/g1...20.11%20PM.png

http://i54.photobucket.com/albums/g1...20.35%20PM.png

http://i54.photobucket.com/albums/g1...20.24%20PM.png

http://i54.photobucket.com/albums/g1...20.46%20PM.png

https://aca.accela.com/ccsf/Cap/CapD...gencyCode=CCSF

wow! now we're talking!

Yeah--please don't give us a bait and switch!

Cool renderings.

seems it should be about time we heard something about this one moving...

New renderings and a rough timeline.

https://www.crescentheights.com/time...0_Van_Ness.jpg
*Building/image on the right. The buildings on the left are for a project in Seattle.
https://www.crescentheights.com/wp-c...0_van_ness.jpg
https://www.crescentheights.com/portfolio/10-van-ness/

"35,000 SF of proposed retail planned to open in 2019/2020"

May have to change the thread title:

http://www.socketsite.com/archives/2...-van-ness.html

Now that's enough to make me into a NIMBY (anti-double tower kind of person). That 610 ft single is kind of s*xy and make the double tower look squat by comparison.

Oh Pedestrian, that is a no-brainer... No to the twin towers. YES to the 610 foot tower! Twin towers cast more shadows anyway... So a single tall tower is better for us sun-lovers.

And yet more designs:

http://www.socketsite.com/wp-content...g-Proposed.jpg
http://www.socketsite.com

As numerous commenters are pointing out on Socketsite, our illustrious planners must be feeling nostalgia for the tabletop that the newest downtown towers have vitually wiped out because at "The Hub" they are creating multiple 400+/- towers including the existing 100 Van Ness, One Oak, 30 Van Ness and now 10 S. Van Ness. It have to check but here's betting the tallest tower across the street in the 1500 block of Mission will be in the same range.

PS: Sorry MyCitySFO

^^^ The Socketsite comments section is a notorious crank den. People should be happy that San Francisco is getting a proper Midtownish district with all of these potentially transformative towers. Do they really expect supertalls? After all downtown's 1980's tabletop has only been recently been breached.

No, but there are proposed designs for this site that are not all the same height around 400 ft. (some higher, some lower would be better). See above (single tower design). It is a puzzlement to me why the Planning Dept and its code forces these issues seemingly without being bothered by it. They could encourage a variety of heights rather than sameness. But of course sameness is what you are going to get with unmodified or unnuanced height limits--everybody wants to build to the limit.

In the "Hub" area, where wind is seemingly a bigger concern than shaddow (no public open spaces likely to be shaddowed but the area is a wind tunnel), a taller, thinner design presenting less area to the wind might actually be better for the local environment. The two somewhat squat towers proposed are probably not going to help the wind situation (although the rounded designs may help--I hope they've tested them in a real wind tunnel).

Even the City's own Planning Department's web site acknowledges the potential problem you're talking about.
And they go on to make "Urban Form Recommendations"
I think once the current crop of towers go up and the public gets used to that area being a real high-rise district (as opposed to a low-rise area with a few scattered towers) then well see a push to go higher.

Re. the wind issue. Does anyone know why the wind is a such a bitch at that particular intersection?

It's not just the intersection. It's all along Van Ness as far as where the street starts to rise around Turk. It seems as if Twin Peaks/Mt. Davidson (and secondarily the hill on which Buena Vista Park sits) blocks the wind and shunts it aside so that it blows down the streets from Haight to Turk/Balboa which seems to be the low point in the central spine of the city.

^ i'm not sure that's true. the wind at van ness/market seems to gust down from above, so it could be winds hitting each other from different directions and then striking buildings. the worst wind is larkin and golden gate, which is oddly where they put in the PUC building with the wind capture that doesn't work.

anyway, i have like dozens of photos of new/recent/UC developments in the polk gulch/TL/fidi areas (basically, where i never leave, please shoot me). can someone tell me what we're using these days that's fastest to UL? running android.

https://imgur.com/ is the fastest by far, free, and you can auto generate links for BB code. Highly recommended.

It does "gust down from above"--after hitting buildings like 100 Van Ness and the Burton Federal Building (which gets credit for the situation at Larkin/Golden Gate although IMHO Polk/Turk and Golden Gate/Turk are worse. The feature on the PUC building appears to me to work fine--I walk by there every day. The "fluttery" wind sculpture is interesting (I see a lot of tourist types pointing at it) and the turbines behind are often turning slowly as I think they are meant to). But this is my neighborhood and since my windows face west I can assure you there's a constant blow down these east/west streets. On warm days I'm kind of greatful for it. The rest of the time I keep the windows shut.

For posting photos, my new "go-to" is Flikr by far. Very fast upload.

NOTICE: I don't know who or how to comment about a problem with this forum. The rendering is not correct when I write a message - there is no choice to format the text. Also the page numbering is odd.

Socketsite provides a better three-dimensional massing of the single tower concept:

This will be like a second, Midtown skyline if all of those towers are built! Like Century City in LA, but actually walkable!

well, at least the Honda dealership has closed, which I hadn't realized...

It’s a very cool space with a lot of history. I can envision pushback to have it landmarked once it has been converted back to its original usage.

I really hope that we can grow out of a yearning for headlines such as "Shuttered Honda dealership landmarked for it's 3-year-run as a popular music venue in the late 60s."

Excited to see this project move forward and for the freshness it'll bring to this part of the city.

Some new renderings of the taller single tower from Crescent Heights and a website showing both (single tower/twin tower) proposals.

https://www.crescentheights.com/asse...d-close-up.jpg

https://www.crescentheights.com/asse...-entry-004.jpg

https://www.crescentheights.com/asse...-entry-005.jpg

https://www.crescentheights.com/asse...-entry-003.jpg

https://www.crescentheights.com/asse...-entry-006.jpg
Source

It looks like it came from Brooklyn.

https://www.crescentheights.com/asse...-entry-006.jpg

Can't wait for the skyline to actually look like this.

I would prefer the 600 foot tower than the twin 400 ones.

The scale of Salesforce Tower in relation to Oceanwide Center is wrong, One Post is getting a height increase, and other towers are either too short or completely missing. If everything is built as tentively planned, it will look better than this rendering!

The City needs to make sure Crescent City builds what is approved so we don't end up with another Jasper, like they foisted upon us. The top of NEMA still looks terrible from some angles, especially coming down Market Street.

I'm afraid that building costs and resultant prices/rents have gotten so out of control that "The Hub" may have to wait for the next upswing (after the next downturn) in the economy/building cycle to become reality. I just hope the city doesn't have a change of heart--again-- by then about allowing more height.

I think it looks great, and love the street level.

Given all the t-shirts, they're expecting completion around about the time global warming is really starting to kick in.

Agreed. Take note that there are actually two separate designs in the renderings posted above. One for the single tower and the other for the double. Regardless, both do a nice job with street-level scale, setbacks, and materials from the looks of it.

I don't see a single homeless shopping cart in or in front of the "Artisan Cafe" so I guess it won't be a Starbuck's. What I do see is the Civic Center Hotel next door. That's what I call "diversity".

MAYOR LEE OPENS SECOND NAVIGATION CENTER AT CIVIC CENTER HOTEL

For non-San Franciscans, a "Navigation Center" is a glorified homeless shelter.

For more context on the Civic Center Hotel (though the closing date has since been pushed back):

http://www.socketsite.com/archives/2...-approval.html

this doesn't look closed to me :shrug:

https://farm2.staticflickr.com/1758/...016da95e_b.jpg

now it does

https://farm2.staticflickr.com/1834/...9f2f9e6f_b.jpg

Notice of Hearing for December 6, 2018
 

I saw this notice today in he window on the Market Street side of the building:

https://farm2.staticflickr.com/1924/...c291f20d_b.jpg10 South Van Ness - Notice

It's good to see that they're still considering a single taller tower.

A single tower at 610 feet would be awesome in that area. But my gut feeling is that it will the shorter 420 foot twin towers. I hope I'm wrong.

Wow this thread is 4 years old...youd think by now itd be farther along...

My gut feeling is the same as yours, in which case we’re going to have a definite table top effect in that area, with at least four to five towers around the same height.

The Market Street Hub EIR wont be done until Winter 2019 (one year plus until certification).

It could easily be another four (at least). Expect another recession before this thing is scheduled to break ground, which will lead to the project being put on hold until the next business cycle