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

[BobbyMucho]

Originally Posted by homebucket

And the images:





https://sf.streetsblog.org/2022/09/19/sf...lous-center-running-valencia-bike-lanes/

Terrible plan. No one likes it and it's being promoted by people who essentially argue that moving parklets is too tough a decision to make or plan for.

Also, note that this will be, what, the 4th incarnation/implimentation of bike lanes along Valencia—none of which coalesce or work together.

[Charmy2]

Originally Posted by homebucket

Here it is. I highly doubt anything will happen though as it's not a realistic proposal. Not exactly the best place for such a tower. If anything it'll galvanize the NIMBY movement and make it stronger. More reasonably scaled projects like the one above would be much better as it's more appropriately scaled for the existing neighborhood and more realistically achievable.

Edit: Actually it looks like it is the one above. In the article it mentions the most recent proposal was for 12 stories and 400 units, at 2700 Sloat. I'm not sure what made them suddenly jump to 55 stories and 560 feet. Will be interesting to see how this plays out.



https://www.sfchronicle.com/sf/article/a-55-story-condo-tower-s-f-s-ocean-beach-17869660.php

Yeah this was the one I was talking about. It will def be interesting to see a skyscraper rise in the Outer Richmond.

[OneRinconHill]

Originally Posted by Charmy2

Yeah this was the one I was talking about. It will def be interesting to see a skyscraper rise in the Outer Richmond.

I'm all for more buildings, but this just isn't a good idea at all. It'll stand out like the Geneva Towers did and just not look right at all.

[deanstirrat]

Who cares about standing out. That entire side of the city will need to start building up soon anyways. If its built, it will be just the beginning.

[BobbyMucho]

Originally Posted by deanstirrat

Who cares about standing out. That entire side of the city will need to start building up soon anyways. If its built, it will be just the beginning.

Agreed that the western part of the city—specifically along Geary—needs to be built up, but this is pretty out of context for the area. Not only is the height pretty wild, but the density it would bring couldn't be serviced by existing transit or other neighborhood-serving amenities.

For context, 500ft is taller than the vast majority of skyscrapers in the center of the city.

[deanstirrat]

Originally Posted by BobbyMucho

Agreed that the western part of the city—specifically along Geary—needs to be built up, but this is pretty out of context for the area. Not only is the height pretty wild, but the density it would bring couldn't be serviced by existing transit or other neighborhood-serving amenities.

For context, 500ft is taller than the vast majority of skyscrapers in the center of the city.

None of that matters. And waiting for public transit before building homes is like the chicken and the egg. We can’t wait for the gov to spend billions and decades building a western Bart extension before we start building up those neighborhoods. Why does it matter if a building is taller than other buildings at all. Who really cares about that? Is it scary or offensive? Sf desperately need more housing.

[BobbyMucho]

Originally Posted by deanstirrat

None of that matters. And waiting for public transit before building homes is like the chicken and the egg. We can’t wait for the gov to spend billions and decades building a western Bart extension before we start building up those neighborhoods. Why does it matter if a building is taller than other buildings at all. Who really cares about that? Is it scary or offensive? Sf desperately need more housing.

I totally agree that waiting for transit to show up or billions to be spent on BART (and decades to pass) is not viable. However, I don't think that every part of the city is a great location/candidate for 1000% increase in localized density.

Aesthetics, scale relative to adjacent structures and what kind of transit are entirely separate conversations IMO.

SF does desperately need more housing, but we also need to be thoughtful if not critical of the kinds and the locations we choose to put it.

[Busy Bee]

Maybe they need to rework the Parkmerced redevelopment to become a big Hong Kong New Territories style highrise cluster? I'm sorta half kidding.

[38 Geary]

Futuristic Foster + Partners Design For 3 Transamerica In Financial District, San Francisco



BY: ANDREW NELSON 5:30 AM ON APRIL 10, 2023

New renderings have been published for the renovations of 3 Transamerica for the Transamerica Complex redevelopment by SHVO in San Francisco’s Financial District. The project will double the structure’s height and floor capacity, partially reskin the building with a futuristic design by Foster + Partners, and expand the famous Redwood Park. The $400 million master plan includes renovations of the lobby and interiors of the city’s landmark Transamerica Pyramid.

The 220-foot tall expansion will yield around 127,600 square feet with 105,220 square feet of office space, 6,410 square feet for retail, and 460 square feet for parking 22 bicycles. The development will expand on the existing office building with 49,999 square feet of new office space.

Foster + Partners is the project architect. The planned design incorporates a portion of the existing historic facade along the south and east facades. The north and west facades will be removed for the new futuristic curtainwall skin. While the property is considered an individually eligible historic resource designed in 1930 by Willis Polk & Company, the intervention will not influence this consideration.

The historic design review by city staff writes that: “although construction of the horizontal addition will require the removal of the subject building’s visible north and west facades, these facades lack the architectural detail of the street-facing south and east facades; the demolition of the north and west facades will not result in the removal of character-defining features. Furthermore, the addition will read as distinctly new construction that is clearly differentiated from the historic building and recognizable as a modern intervention consistent with other newer buildings in the area.”

The facade will include two shops, one facing Sansome Street and another towards the proposed new Mark Twain Place pedestrian paseo connecting to Transamerica Redwood Park. The new pedestrian passage along Mark Twain will help create a new retail destination and attractive hub for the neighborhood. The alley will see eight new trees, new paving, in-ground lighting, overhead catenary lighting, and outdoor furniture. A folding gate will be moved to allow shops to close off the space.

...

The overall masterplan is expected to cost $400 million, with a quarter billion dollars for the Pyramid renovations and, according to the project application, $60 million for 545 Sansome. Within the Pyramid, Foster will restore the lobby and create a new fitness center, updated lounge, a restaurant, meeting rooms, and a skybar.

https://sfyimby.com/2023/04/futuristic-f...in-financial-district-san-francisco.html

[38 Geary]

And the renderings:















https://sfyimby.com/2023/04/futuristic-f...in-financial-district-san-francisco.html

[38 Geary]

The specs:
- 112 ft, 8 floors
- 153 units (27 of which are affordable)
- 3,650 sq ft for retail
- Parking for 0 cars and 48 bicycles

The site:
https://goo.gl/maps/z3ZZZgy5DoyQHr3RA

New Rendering For 401 South Van Ness Avenue, Mission District, San Francisco



BY: ANDREW NELSON 5:00 AM ON APRIL 10, 2023

New renderings have been revealed for the eight-story mixed-use corner development at 401 South Van Ness Avenue in San Francisco’s Mission District. The project is expected to create around 153-bedroom suites as part of a group housing complex buoyed by the adjacent 1500 15th Street. Elsey Partners is responsible for both applications.

The plans use the State Density Bonus program, increasing residential capacity 50% above base zoning with certain waivers to exceed local zoning. Elsey Partners has applied for waivers regarding rear yard requirements, building height, ceiling heights, and open space requirements. The project will include 27 affordable housing units, with 15 units available for low-income households earning around 55% of the Area Median Income, eight moderate-income households earning around 80% AMI, and six units for 110% AMI households.

The 112-foot tall structure will yield around 64,990 square feet with 46,800 square feet for retail, 3,650 square feet for retail, and 710 square feet for bicycle parking. The basement room will have a capacity for 48 bicycles. Across the 153-bedroom suites, 401 South Van Ness will have a capacity for 202 beds.

For residents, amenities will include various shared living spaces across the structure. The second basement level consists of an underground pool deck and spa connected to a spa. On the first basement level, two shared living rooms will connect to the outdoor courtyard, laundry rooms, and bicycle storage. The first floor is primarily occupied by commercial space and the resident’s lobby. Each floor above includes a corner room for shared living spaces, with equipped kitchens and seating. The rooftop floor includes a large deck with seating and outdoor kitchen space.

Prime Design, the in-house studio for Kansas-based developer The Prime Company, is the project architect. Facade materials will include glass fiber-reinforced concrete panels and porcelain tiles. The ground-level retail will be wrapped with aluminum-framed glass. Compared with the previous iteration, this new design appears more sculptural, with deep framing fins and a vertical gradient paint job. Two murals may be included created, facing east and south.

The 0.16-acre property is located at the intersection of South Van Ness Avenue and 15th Street, down the street from the San Francisco Armory and two blocks from the 16th Street Mission BART Station. Both properties to be developed by Elsey Partners are currently occupied by surface parking.

https://sfyimby.com/2023/04/new-renderin...enue-mission-district-san-francisco.html

[tech12]

Looks like 9 or 10 floors, not 8.

[38 Geary]

Originally Posted by Busy Bee

Maybe they need to rework the Parkmerced redevelopment to become a big Hong Kong New Territories style highrise cluster? I'm sorta half kidding.

That would be pretty cool actually although I think we’ll also want to get the 19th Ave Subway and M Ocean View online at the same time to maximize the transit orientation. Right now the current development plan is fairly low rise. If there’s an opportunity to build them even taller I’m all for it.

[38 Geary]

Originally Posted by tech12

Looks like 9 or 10 floors, not 8.

I counted 10 as well if you include the top floor which looks to be partial rooftop deck and partial interior structure, but the article states 8 so we’ll just go with that for now I suppose.

[38 Geary]

Looks like 4200 Geary has broken ground.

Construction kicks off on Richmond district mortuary turned senior housing project
By Carmela Guaglianone | Examiner staff writer Apr 6, 2023

Ground has broken on 4200 Geary Boulevard, a planned seven story affordable senior housing project in the Inner Richmond District. Their first step: demolish the old two story mortuary that currently holds that address.

In the mortuary’s place will be 98 homes, 41 studios and 57 one bedrooms as well as a ground floor of commercial spaces to be rented out and 16 parking spots. The homes will be marketed to low income seniors, including veterans and seniors who were formerly unhoused, at between 10-15% of the Area Median Income.

Beyond just housing, the space will “center tenant needs,” said the project page on the website of the Tenderloin Neighborhood Development Corporation, the developer.

Proposed amenities include social workers, front desk and property management onsite, outdoor spaces, a rooftop urban farm with fresh produce for tenants. The building intends to seek a Platinum GreenPoint rating, which denotes sustainability and efficiency (like all green appliances) and is a member of the International Living Future Institute Living Building Challenge, which aims to design buildings that embrace a synergy between humans and nature.

The design throughline will continue with “wayfinding signage with large text and symbols,” for the aging residents.

The building, which sits between 6th and 7th Avenue along Geary, is located at the centerpoint between Golden Gate Park and the Presidio.

The project’s funding has come from the San Francisco Housing Accelerator Fund, the San Francisco Mayor's Office of Housing and Community Development, California Department of Housing and the Community Development Multifamily Housing Program.

Additional funding is anticipated from the 4% Low Income Housing Tax Credit and California Debt Limit Allocation Committee Tax Exempt Bonds, according to the TNDC project page.

The construction kicked off on April 3. The project is expected to take just under two years to complete, which would put the move in date at the start of 2025.

The project comes squarely after the passage of San Francisco’s Housing Element, which sets forth the path for the construction of 82,000 new units across The City, 46,000 of them mandated affordable housing.

https://www.sfexaminer.com/news/housing/...ad244c6-d4ad-11ed-b4cd-cb1ee652b2af.html

[BobbyMucho]

I took a quick spin through Mission Bay and noticed that Mission Rock Parcel F is getting its green, terracotta facade as it nears top-out. Happy to see some color in this area.



Speaking of green, I also noticed a TON of trees staged on the north side of the project where the waterfront park is going in. Hoping that it means it'll be near complete by the end of summer?

[BobbyMucho]

I somewhat shockingly noticed that the Phoenix Bar on Valencia was demoed recently. I know it was approved and moving forward but shocked me when I came upon it.



I can't recall what the last round of renderings looked like but don't remember being excited. Regardless, change is a coming to this tiny little lot.

[38 Geary]

Originally Posted by BobbyMucho

I took a quick spin through Mission Bay and noticed that Mission Rock Parcel F is getting its green, terracotta facade as it nears top-out. Happy to see some color in this area.



Speaking of green, I also noticed a TON of trees staged on the north side of the project where the waterfront park is going in. Hoping that it means it'll be near complete by the end of summer?

Thanks for the update!

I'm liking how the green is turning out. On a sunnier day, especially when the sun is low, I think the light should help add a really nice sheen to the glazed green ceramic tile, and coupled with the series of alternating angles of the terraces, we should see some really interesting and dynamic textures as well.

[Jerry of San Fran]

BobbyMucho - I was by there Easter Sunday & also took a photo. I look forward to visiting the new neighborhood when the Constuction is complete. A city within a city.

[38 Geary]

Some recent aerials of SF:





PC: homebucket