yeah, super short-sighted, i think. this is sure to be rental, so the 7 residential flats combining for ~5500sqf would bring in something like 10-12k/month, depending on how much things hot up but, long term, cleaving this up into 3-4 retail spaces could easily bring in 20k/month and add to the ambiance in such a way as to further invigorate the market for the next projects (the remaining 3 lots of the aaa campus). so, basically, just plain bad thinking.
that said, the project hasn't come up yet and it could still work out well. whatever happens, long term, that blank graham center wall needs to go. punch it out and put in retail, whatever, just fix it.
Easy as pie - I live across the street from 101 Polk. I like the design of the building. It will be nice to see that parking lot go - a magnet for bums at night. But, where are those people going to park who support the arts? Yes, it is a grim corner at night, dark, cold and empty of sane folks. A cafe would be a plus.
TheArchstone Fox Plaza as of this week is now called the Essex Fox Plaza, L. P. as Archstone has been bought by Essex. We are told that the name Fox Plaza will change shortly. I would hate to see that happen as the building has been the Fox Plaza for 44 years.
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(Essex) Fox Plaza resident 54th year in 2025 - (the building everyone loves to hate :------>))
Easy as pie - I live across the street from 101 Polk. I like the design of the building. It will be nice to see that parking lot go - a magnet for bums at night. But, where are those people going to park who support the arts? Yes, it is a grim corner at night, dark, cold and empty of sane folks. A cafe would be a plus.
TheArchstone Fox Plaza as of this week is now called the Essex Fox Plaza, L. P. as Archstone has been bought by Essex. We are told that the name Fox Plaza will change shortly. I would hate to see that happen as the building has been the Fox Plaza for 44 years.
Are there still plans to add a flatiron residential tower at the corner?
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"You need both a public and a private position." --Hillary Clinton, speaking behind closed doors to the National Multi-Family Housing Council, 2013
The two story commercial building is entitled for a 250 unit, 11 story apartment community. At present, Essex does not plan to develop the apartment tower but will evaluate this option in the future.
Oh good to hear that they are planning a 27 mill renovation on the interior/exterior as its looking pretty tired. I'd prefer an AAA tower style makeover, but I'll take it.
HEY EVERYBODY - Just moved here to the city earlier this year from Atlanta and live in Jackson Square and work in the North FiDi in the RE industry. Looking forward to getting my feet wet in discussions as soon as I feel like I know enough to ask the right questions or comment on topics
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"You need both a public and a private position." --Hillary Clinton, speaking behind closed doors to the National Multi-Family Housing Council, 2013
man, essex is on fire right now, 3 projects under development in the soma + their park merced involvement, so nuts. the $27 million in improvements to come on fox plaza bring their investment from 345k/unit to 365k/unit. there are lease agreements to consider and cash flow issues one imagines, but that they could do a lot better than 365k/unit on the entitled proposed flat iron portion. if you're essex, you don't mind sitting on site like that for a while though, it's a nice parcel to have in the bank.
I see a couple of quotes in this thread that the Fox Plaza is due a $27,000,000 upgrade. Can someone tell where this is coming from? I may have missed something.
I've lived in the Fox Plaza for 41 years & everytime we get a new owner (Cahill/Grosvenor/Cahill/Archstone/Essex) there are a lot of cosmetic changes made. We would love to see some important changes, like new glass walls in our apartment that are double paned. The noise from sirens 24/7 can be unnerving. The energy savings would be enormous. The worst inherent problem is the elevator service - too few for such a large building - I'm told that cannot be corrected.
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(Essex) Fox Plaza resident 54th year in 2025 - (the building everyone loves to hate :------>))
Gotcha...lots of corner sites around there! Just read where it's entitled for 11 floors and 250 units, which is half the size of Fox Plaza (well...then Fox Plaza is also mainly studios and smaller floorplans). 250 units seems sizable for ground up development in the city barring any insane developments like Crescent Heights.
I see a couple of quotes in this thread that the Fox Plaza is due a $27,000,000 upgrade. Can someone tell where this is coming from? I may have missed something.
I've lived in the Fox Plaza for 41 years & everytime we get a new owner (Cahill/Grosvenor/Cahill/Archstone/Essex) there are a lot of cosmetic changes made. We would love to see some important changes, like new glass walls in our apartment that are double paned. The noise from sirens 24/7 can be unnerving. The energy savings would be enormous. The worst inherent problem is the elevator service - too few for such a large building - I'm told that cannot be corrected.
I was going to post a comment on someone else's post $135MM for 444 units in the city (well and 399 garage spaces and 37,800 SF commercial) equates to well below 300/k door, and the $27MM brings it at most to 360k/door, which still seems LOW to me for units in the city...but then it's rent controlled and has people like you who have been living there for long periods of time! I looked at Fox Plaza and Argenta next door, decided on Gateway Apartments closer to work...but it's also rent-controlled Problem is my lease commenced in January 2013, not January 2009 let alone January 2069 The owners of Gateway have to loooovvveee me as a tenant right now.
renderings for 101 polk, the emerald fund's next project (polk and hayes, around the corner from the 100 van ness renovation). looks like there'll be a very minimal commercial component in the form of a cafe or food space on the corner, which is disappointing, as a retail wrap would be both possible (parking egress on the laneway) and desirable, especially at night, when this is among the deadest of civic center corners, aside from the riff-raff. bah, at least we got a pretty decent design out of it. not clear on the number of units, but expect over 100.
Thanks! Some more info about 101 Polk and 100 Van Ness here.
I passed the new development after brunch at Absinthe (excellent food!). There will be 63 units of housing. This is a hugh development that takes up about 1/4 of the block. The Hayes Valley is developing at last after the tear down of the freeway many years ago. 300 Ive Street @ Franklin Street - San Francisco by
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(Essex) Fox Plaza resident 54th year in 2025 - (the building everyone loves to hate :------>))
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Problem is my lease commenced in January 2013, not January 2009 let alone January 2069 
The owners of Gateway have to loooovvveee me as a tenant right now.
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