SAN FRANCISCO | Projects: Under Construction, Approved, and Proposed

[simms3_redux]

I spoke too soon...was too excited to possibly see this one "officially" start on SSP (even though this is one of the most official projects in the country at this point - fully leased and financed with major excavation mostly done.

So 1 construction guy said 20 more feet of excavation, and another then said 12.

[timbad]

at the collectively massive developments over on 5th and Folsom, the skin is starting to be attached to one of them:



and the veil is coming off the 'back' of the Whole Foods block at 14th and Dolores. I like the textures:



here is the 14th side (too bad about the non-buried power lines):

[fflint]

^I was at Safeway yesterday and you can now see much of the west-facing facade from Market Street now. It's kind of funky, but looks good. I'll try to snap a pic next time I'm there.

[hruski]

222 Second is about to get underway...

The surface parking lot at 222 Second Street has been cleared of cars and is currently undergoing demolition to clear the way for a 26-story office tower. The Heller Manus-designed highrise will reach 350 feet when completed, producing nearly 450,000 sq. ft. of office space at the corner of Second and Howard. The glass-wrapped design will "reveal the life of the building to the city while maximizing views from the interior," while the massing and multiple setbacks "respond to its elegant, pre-war 631 Howard Street neighbor." The LEED Gold-hopeful will also feature 5,000 sq. ft. of retail and 8,500 sq. ft. of publicly accessible space.

LEED-Rated Office Tower Breaks Ground at Second and Howard

[easy as pie]

will be hellermanus' only good building and, even so, the context and massing are serious softballs. it's a shame they couldn't pick up that adjacent site (as intended) and slip some retail into this one, but i guess the "interior private public space" will do a lot more for hood than the parking lot will. here's hoping the parking lot across the street sees that requirement waived somehow in favor of very small format commercial space, say 15000k sqf of 1000-1200 for spaces, to keep this extension of the fidi from going full soma, as we've seen along mish lately with combined/huge spaces that no small business could ever afford. this area is no longer marginal or "destination", it could totally work.

[cv94117]

Originally Posted by hruski

222 Second is about to get underway...



LEED-Rated Office Tower Breaks Ground at Second and Howard

I am so sick of Heller Manus taking credit for other architects' designs. This was not designed by Heller Manus. The design architect was Thomas Phifer and Partners. Heller Manus is only the "executive architect". Sounds fancy but it really means that they get paid to execute (i.e. do the detailed construction drawings for) someone else's design.

[WonderlandPark]

My (kinda) fear is that the 900k sf these two (this and 535 Mission) are going to come onto the market and kill TBT, at least for a while. The two shorter towers are just faster and nimbler in the marketplace, the supertall gets bogged down...kinda like the tech biz itself.

[timbad]

curbed had a nice rundown of the Mid-Market projects yesterday, and today something concrete about a start on the former UC Extension site on Laguna

[minesweeper]

Speaking of Mid-Market, the CVS at 7th/Market opened for business this week.

It'll be interesting to see how it does. It's basically the nicest-looking storefront for at least a block in any direction right now.

[hruski]

Originally Posted by WonderlandPark

My (kinda) fear is that the 900k sf these two (this and 535 Mission) are going to come onto the market and kill TBT, at least for a while. The two shorter towers are just faster and nimbler in the marketplace, the supertall gets bogged down...kinda like the tech biz itself.

535 Mission has been spoken for by Salesforce for awhile, so I don't think it'll really affect TBT.

[simms3_redux]

^^^No you're confusing 350 Mission. WonderlandPark is referring to 535 Mission (Boston Properties, 27 floors, 304,000 SF) and 222 Second (Tishman Speyer, 26 floors, 350,000 SF).

The floorplates for both towers are going to be small (10-13,000 SF). I believe the marketing effort is not for large users with 100,000+ SF commitments on the market, or tech firms, which prefer large open floorplates, but rather smaller users for which there is no new class A space available in the city. Either way we are talking about 650,000 SF, which is only slightly larger than the recently redone 680 Folsom building, which by itself is 521,000 SF and over 85% leased to just two tenants who needed large contiguous blocks. I had heard 222 wasn't going to happen until Foundry III was leased. Then Google was circling Foundry, but then pulled back. Not that Foundry III with its large floorplates (23,000-35,000 SF) is direct competition with 222, both being developed by the same firm. I have heard another large user is circling Foundry III.

What will kill TBT is not the current market, but rather the cost of developing the building. It's not like TBT is going to get full service rents in the $70s while 535 Mission next door gets $60s. But maybe it will require preleasing in the $70s to justify construction. At least Boston Properties is very patient money

[easy as pie]

there's also the question of a potential residential component to tbt.

[simms3_redux]

Saw these on Socketsite.

524 Howard Street: Tower Deets And Timing

As proposed, the slender tower to rise at 524 Howard would reach a roof height of 450 feet, under which 285 residential units, 1,300 square feet of retail space fronting Howard, and 71 parking spaces accessed by way of Natoma Street would be built.

Currently undergoing a Preliminary Project Assessment by San Francisco’s Planning Department, while the on-site board for the 524 Howard Street project announces "coming soon," it's likely a minimum of three years away and has yet to be approved.

http://www.socketsite.com/archives/2013/08/524_howard_street_tower_deets_and_timing.html#comments

Designs For 333 Brannan And Millions For The Neighborhood




The proposed 180,000 square foot building includes 5 car sharing spaces and parking for 40 other autos, two spaces of which would be allocated for the retail use.

...

With nearly $8 million of impact fees to be paid to the City for the $90 million project, San Francisco’s Planning Department recommends the Planning Commission approve the project and variances necessary to proceed as proposed.

Construction would last approximately 15 months. And if approved this week, 333 Brannan could be ready for occupancy by the winter of 2015.

http://www.socketsite.com/archives/2013/...any_millions_of_dollars_in.html#comments

[fimiak]

Originally Posted by easy as pie

there's also the question of a potential residential component to tbt.

What's this all about? I had no idea the TBT was ever considered for any residential space.

[fflint]

Who says TBT is being considered for residential?

[minesweeper]

Found some large renderings of 8 Octavia, not sure if these have been posted before (click for full size):





Source: Kilograph, who also have a nice rendering of the proposed 333 Brannan Street project

[minesweeper]

The 180,000 square foot office project is expected to break ground in October:

http://www.bizjournals.com/sanfrancisco/blog/2013/08/city-approves-333-brannan-kilroy-to.html

[1977]

Marlow and Linea promo videos.

[timbad]

speaking of Linea, it is starting to show a little skin... this is just a tease; in a couple weeks we should have a better idea whether we like it or not:



and here is Venn from down Market a ways...it has lost its veil but still very in progress:



here is more of the skin at Fifth and Folsom:



closer up:

[minesweeper]

After being "stuck" at three floors for a while, they made quite a bit of progress removing the skin this week, at least on the west and north faces (click to enlarge):