SAN FRANCISCO | 555 Beale Street (Seawall Lot 330) | 263 FT | 23 FLOORS

[38 Geary]

Looks like this one will be seeing increased height. More details to come.

The specs for Seawall Lot 330:
- ? floors, ? ft
- 713 units
- 186 of the units will be affordable

The site:
https://maps.app.goo.gl/Xx1LF94ChPRAr62E7

Strada Delays Offices at Piers 30-32, Pursues Housing at Seawall Lot 330, San Francisco



By: Andrew Nelson 5:30 am on July 10, 2025

The San Francisco Port Commission has approved an amended plan to split Piers 30-32 from the residential development across the Embarcadero at San Francisco’s Seawall Lot 330. The lot splitting was requested by Strada Investment Group to pause the office project and build over seven hundred units on the triangular lot at Bryant Street and the Embarcadero. Both properties are currently owned by the city.

The lot splitting was ultimately approved to give the developer more flexibility for the future. In documents prepared by the Executive Director of the Port of San Francisco, Elaine Forbes, the “two new, site-specific agreements with affiliates of Strada Investment Group that better reflect current market realities and support the City’s urgent housing goals.”

Further on, Forbes highlights that the developer has determined that based on “based on a $125 million infrastructure funding gap, the complex timing of the U.S. Army Corps-led seawall project, prolonged weakness in the office market, and uncertainty in federal infrastructure funding,” the office component for Piers 30 and 32 is too speculative to proceed.

https://sfyimby.com/2025/07/strada-delay...ng-at-seawall-lot-330-san-francisco.html

[38 Geary]

And the renderings:











https://sfyimby.com/2025/07/strada-delay...ng-at-seawall-lot-330-san-francisco.html

[OneRinconHill]

Originally Posted by homebucket

And the renderings:











https://sfyimby.com/2025/07/strada-delay...ng-at-seawall-lot-330-san-francisco.html

That one slightly tall building just south of the Bay Bridge won't be alone anymore, and it'll have a slightly higher neighbor!

[Busy Bee]

It shouldn't ignore that nice curve of Bryant St. A building that doesn't curve with a curved street is always a missed opportunity.

[38 Geary]

The updated specs for 555 Beale St (Seawall Lot 330):
- 23 floors, 230 ft + 10 floors, 108 ft
- 619 units (162 studios, 321 1BR, 136 2BR)
- 93 of the units will be affordable
- 6,970 sq ft for ground level retail
- Parking for 354 cars and 37 bicycles

The site:
https://maps.app.goo.gl/Xx1LF94ChPRAr62E7

Preliminary Permits Filed For Seawall Lot 330 Housing, San Francisco



By: Andrew Nelson 5:30 am on December 4, 2025

Preliminary permits have been filed for the residential component of a master plan development along San Francisco’s Embarcadero Waterfront. The initial plans describe developing Seawall Lot 330, also addressed as 555 Beale Street, with over six hundred dwelling units across two residential buildings. Strada Investment Group is the project sponsor.

Earlier this year, Strada received approval from the San Francisco Port Commission to split the office and housing components of the Piers 30-32/SWL 330 master plan. Both properties are currently owned by the city. The Executive Director of the Port of San Francisco, Elaine Forbes, said that the developer has determined that based on “based on a $125 million infrastructure funding gap, the complex timing of the U.S. Army Corps-led seawall project, prolonged weakness in the office market, and uncertainty in federal infrastructure funding,” the office component for Piers 30 and 32 is too speculative to proceed.

...

Los Angeles-based Grimshaw Architects will oversee design, with Perry Architects serving as the executive architect. Elevations help express the distinct design approaches for the two phases. The glassy tower, dubbed T1, will reach 23 floors tall, rising from a five-story podium. The exterior will be wrapped with a curtain wall glass skin, with design elements including bronze-toned accents and mullions. The ten-story building, named T2, will be wrapped with a mix of floor-to-ceiling windows, GFRC cladding, and bronze-toned metal panels.

https://sfyimby.com/2025/12/preliminary-...awall-lot-330-housing-san-francisco.html

[38 Geary]

And the renderings:







https://sfyimby.com/2025/12/preliminary-...awall-lot-330-housing-san-francisco.html

[38 Geary]

It's too bad they didn't try to go bigger and bolder for this site. Such a prominent location along the city's waterfront would be prime for a 73 floor supertall and would make for a fine bookend to the Bay Bridge as a grand entrance into the city.

Something like this would be mega



https://www.kpf.com/project/victoria-dockside
https://rlp.asia/en/project/victoria-dockside/

[peter.averon]

From this presentation

[38 Geary]

^ Looking good! Looks like you were ahead of the game.

SF Yimby just released their article about it.

The site:
https://maps.app.goo.gl/Xx1LF94ChPRAr62E7

Updated Renderings For 555 Beale Street, San Francisco

By: Andrew Nelson 5:30 am on January 26, 2026

Updated renderings have been published for Strada’s waterfront housing development at 555 Beale Street, San Francisco. The new illustrations showcase the design by the international architecture studio Grimshaw for two residential buildings expected to deliver over six hundred units along The Embarcadero. Construction could start as early as next year.

London-based Grimshaw Architects is leading the design for 555 Beale Street, working in partnership with San Francisco-based Perry Architects. The proposed 23-story tower is not quite tall enough to noticeably alter the waterfront skyline surrounding the Bay Bridge. The highest point of the masterplan would rise only as tall as its neighbor. To further reduce the visual impact of the development, the project team states that “massing is sculpted to preserve view corridors,” adding that “90% of site coverage is below 105 feet.”

Full build-out will yield around 600,580 square feet across the two structures, with 433,460 square feet of housing, 186,290 square feet for parking, and 6,970 square feet of ground-level retail. Unit sizes will vary, with 162 studios, 321 one-bedrooms, and 136 two-bedrooms. The podium-level garage will be provided for 354 cars and 37 bicycles. Of the 619 apartments, 93 will be deed-restricted as affordable housing. There is a third parcel, dubbed Building 3, which is expected to become fully-affordable housing under a separate application.

https://sfyimby.com/2026/01/updated-renderings-for-555-beale-street-san-francisco.html

[38 Geary]

The updated specs for 555 Beale St (Seawall Lot 330):
- 23 floors, 263 ft + 10 floors, 108 ft
- 568 units (160 studios, 324 1BR, 84 2BR)
- 86 of the units will be affordable
- 4,700 sq ft for ground level retail
- Parking for 236 cars and 249 bicycles

The site:
https://maps.app.goo.gl/Xx1LF94ChPRAr62E7

Formal Application For Seawall Lot 330, San Francisco



By: Andrew Nelson 5:30 am on May 19, 2026

Formal permits have been filed for the Seawall Lot 330 redevelopment along San Francisco’s Embarcadero. The proposal now seeks to construct a single full-block structure at 555 Beale Street. with reduced residential capacity, ground-floor retail, and parking. Strada Investment Group is responsible for the application.

...

Grimshaw Architects will oversee design, with Perry Architects serving as the executive architect. Illustrations show the design scheme has not significantly changed, even with the merger of the 23-story tower and ten-story mid-rise podium. The application still states that an additional parcel is being set aside for an affordable housing complex, to be filed in a separate application.

Previously, Strada Investment Group was pursuing a mixed-use master plan that included housing at Seawall Lot 330 and offices at Piers 30-32. The city currently owns both properties, and the development agreement between the two parties required that Strada commit to building both components for approval. The Executive Director of the Port of San Francisco, Elaine Forbes, said that the developer has determined that, based on, “based on a $125 million infrastructure funding gap, the complex timing of the U.S. Army Corps-led seawall project, prolonged weakness in the office market, and uncertainty in federal infrastructure funding,” the office component for Piers 30 and 32 is too speculative to proceed.

https://sfyimby.com/2026/05/formal-application-for-seawall-lot-330-san-francisco.html

[38 Geary]

And the updated renderings:







https://sfyimby.com/2026/05/formal-application-for-seawall-lot-330-san-francisco.html

[Busy Bee]

Looks flatter. Looks shorter. Looks cheaper.

[38 Geary]

Yes unfortunately it has gotten worse with every iteration.

[unpermitted_variance]

Not an abjectly terrible design still, but boy does this feel like a missed opportunity for such a prominent site. Something twice as tall would form an amazing gateway as you enter the city via the bridge, especially something with more architectural distinction. This would be fine as a background tower that blends into a larger cluster, but it will always be prominent right on the waterfront.

[sentinel]

Originally Posted by Busy Bee

Looks flatter. Looks shorter. Looks cheaper.

Welcome to the world of real estate development!!