SAN FRANCISCO | 350 Mission Street | 455 FT | 30 FLOORS

[1977]

I don't think these have been posted yet:

Curtainwall


Parapet


I wasn't aware of this:

The building is crowned with a parapet equipped with a layer of galvanized mesh, cyclone fencing, laced with translucent nylon strips that absorb and diffuse light in a soft way and also enhance the night illumination. The parapet also conceals window-washing equipment and a novel amenity, a rooftop dog-run for the building’s canine population.

Source and more info: http://designbythebay.com/2010/04/350-mission-street/

[peanut gallery]

Great find! A dog park in the sky. Love it! All that multi-angled glass should make for some interesting reflections and texture. I'd sure love to see this and 535 Mission get built someday.

[1977]

I'd sure love to see this and 535 Mission get built someday.

Same here! Mission is going to be amazing in 5-10 years if all goes as planned. 350 Mission, 535 Mission, Transbay Tower (and terminal/park), the SOM towers at First and Mission, the Metreon makeover, and the new tower at 706 Mission at Third by Glen Rescalvo (Handel Architects). Also, to west you have more mid-rises at 8th and 10th. Fingers crossed!

[peanut gallery]

This goes before the planning commission tomorrow. Socketsite posted a couple of renders of the lobby I don't think I've seen before:





I've said this before, but man I love that lobby/atrium. It will be particularly amazing when the glass panels are all open to the street. And right across the intersection will be the large glassed grand entrance to the new Transbay Center.

[peanut gallery]

Reading through the planning commission meeting notes, it looks like the final EIR was approved 6-1. They also separately considered other items related to the project. If I'm reading the cryptic notes correctly they approved these too except a variance for a shared parking and loading garage, which they will re-examine at a later date. But the good news is that the EIR is done.

[1977]

Great news! Thanks.

[CyberEric]

That really is good news! This looks like a cool project with a great design that will likely be built.
Thanks for the updates!

[fflint]

I think the variance was approved, but in any case the project made it through some serious opposition from some pretty big players.

[peanut gallery]

You're welcome!

No doubt, fflint. I read that 45 Fremont and 50 Beale not surprisingly raised concerns and that means Shorenstein, Bechtel, Blue Shield among others. I'm glad it made it through.

[peanut gallery]

The owners of 50 Beale appealed the EIR approval to the Board of Supervisors, who were supposed to consider that yesterday. Instead, they continued until April 12.

[CyberEric]

So this is being pushed back?

Do you know on what grounds they appealed? I am not sure how this stuff works.

[peanut gallery]

Well, they can't be happy about losing their views to the west. They must have resigned themselves to that, but I read somewhere that 50 Beale was pushing for more space between themselves and 350 Mission to allow for more light to come through on that side of the building. There was also a specific issue around a shared loading dock, but I don't know the details of that complaint.

My optimistic guess is the 2 week delay is to allow for more negotiation between the building owners. Perhaps they told the Board that they were getting close and needed a little more time? However, it could also be the very powerful opposition fflint mentioned wanted the delay to squeeze additional votes out of the Board. There was no indication one way or the other in the meeting notes.

[CyberEric]

It's amazing there are any buildings in this city.

I hope something works out, this is one of the most attractive proposals in my opinion.

[northbay]

350 Mission passes flimsy CEQA appeal
Posted by Eric
14 April 2011

350 Mission Street is a 375-foot proposed office tower to be built at the corner of Mission and Fremont Streets in downtown San Francisco. The site, which currently has a low-rise building occupied by Heald College, is catty-corner to the large construction site that will become the Transbay Transit Center.

...

The owners of 50 Beale Street appealed the Planning Commission’s approval of 350 Mission on CEQA grounds, but the appeal really raised design issues that were framed in terms of CEQA catchphrases. 50 Beale is a 24-story office building located adjacent to the proposed tower and is probably quite sorry to lose its views to the west over the low-rise building that now occupies the 350 Mission site. To create a CEQA argument, 50 Beale objected to the mechanical element at 350 Mission, which would extend to only about twelve feet from the 50 Beale building. Even though tower separation was the real sticking point, the mechanical element served as target on which to pin particular physical impacts like noise and air quality. 50 Beale also argued that the EIR should have analyzed a taller code-compliant alternative. That’s right: It’s another round of “you should have picked my favorite alternative.” But CEQA does not demand that an EIR analyze everyone’s favorite alternatives — only that it examine a reasonable range of alternatives that lessen a proposed project’s impacts. More to the point, there is nothing especially magical about a code-compliant alternative in the abstract, unless not complying with the code exacerbates or introduces additional physical impacts that could be lessened or avoided by complying. The non-compliant aspects of 350 Mission (bulk and setback) were not the source of the tower’s significant impacts. The EIR actually did analyze a code-compliant alternative and determined that complying with the code would not lessen these already less-than-significant impacts. This is not all that unexpected given the project’s nature and physical setting, and it makes this a less compelling alternative from a CEQA perspective.

The Board of Supervisors voted unanimously to certify the EIR, so the tower will move forward.

http://transbayblog.com/2011/04/14/350-mission-passes-flimsy-ceqa-appeal/

[peanut gallery]

Good. It will be yet another beautiful addition to this little corner of the financial district.

[fflint]

^350 will be attractive, and also have a very interesting element to it that will catch the attention of somebody in the media or on a blog at some point. I can't, of course, go into detail, but it will be a first in SF as far as I know.

[Gordo]

^Ooh, the suspense is killing me

Glad it's moving forward.

[CyberEric]

Very exciting news! This is one of the best looking designs I have seen lately.
When is construction expected to begin?

[peanut gallery]

^Not sure, but last I read construction is expected to last 22 months. With all their approvals in hand, I guess the last question is funding and I don't know the status of that. Anyone walking in that area should keep an eye out for notices of a demo permit application and of course signs that any of the retailers are moving.

[CyberEric]

I will be down there this afternoon, I will take a look.