SAN FRANCISCO | 10 South Van Ness Avenue | 820 FT | 67 FLOORS

[homebucket]

Extension Requested For 10 South Van Ness Avenue, San Francisco

BY: ANDREW NELSON 5:30 AM ON APRIL 20, 2023

Crescent Heights has filed an extension request for the project approval of 10 South Van Ness Avenue in San Francisco. The planned 55-story tower would create nearly a thousand homes above retail. If the extension is approved, the team will have until 2026 to start construction.

The original plan was approved in September 2020 before the Zoning Administrator’s Letter of Determination approved the first extension in March 2021. In this latest application, the development team writes that the “Project sponsor proposes that each above-mentioned condition of approval be modified to require a Site or Building Permit to be issued no later than March 15, 2026.”

...

City records show the 1.2-acre property was sold in 2014 for $58.25 million. New building permits were filed in mid-June of last year, with an estimated construction price of $430 million, a figure not inclusive of all development costs. Once crews start, the building is expected to last 36 months.

https://sfyimby.com/2023/04/extensio...francisco.html

[Zapatan]

I guess their lawyer said that doesn’t mean they’re going to wait until 2027, but a lender required it to close a loan. Here’s hoping we get a 2024/2025 start.

That's good, I feel we shouldn't have to wait that long for a project like this.

[Jerry of San Fran]

Extension - the good news is that the project has not been abandoned. In this environment I am not surprised about the delay. Meanwhile across the street 30 Van Ness if moving along nicely!

[obemearg]

Crescent Heights has filed a revised application with a new design.

• Height increase from 590ft to 775ft
• Unit decrease from 1,012 to 952
• 73 affordable units with 515 1br, 408 2br, 29 3br

SF YIMBY shared some some more images and an article with a few more details.

[obemearg]

Architect has also changed from KPF to Arcadis. I'm sure this new design pencils out better and is more feasible, but the new design is a pretty substantial downgrade in my personal opinion. While the previous KPF design did have a lot going on the stone and bronze elements looked really nice, where as this new design appears to just be glass curtain wall from top to bottom on all sides. Feels more like a generic building in Hells Kitchen than a cornerstone for "The Hub".

Also has about 10k fewer sqft of retail than the previous version and loses the mid block paseo. But in reality I guess whatever they put up there will be better than what's currently on the site.

[homebucket]

Originally Posted by obemearg

Architect has also changed from KPF to Arcadis. I'm sure this new design pencils out better and is more feasible, but the new design is a pretty substantial downgrade in my personal opinion. While the previous KPF design did have a lot going on the stone and bronze elements looked really nice, where as this new design appears to just be glass curtain wall from top to bottom on all sides. Feels more like a generic building in Hells Kitchen than a cornerstone for "The Hub".

Also has about 10k fewer sqft of retail than the previous version and loses the mid block paseo. But in reality I guess whatever they put up there will be better than what's currently on the site.

agreed. i like the previous design more. this one is definitely more generic looking. we’ll see if there’s any more detailed renderings that come through over time. the height is pretty nice though and should be a major skyline changer at 775 ft vs the previous 610 ft although 610 would’ve been a pretty substantial skyline extender in its own right.

[Zapatan]

I like the design a lot, Van Ness would be an epic place for a building this high too.

[tall/awkward]

Yeah this one's growing on me. I like the massing as shown in some of the pages in the link below:

https://citypln-m-extnl.sfgov.org/Co...-008986PPS.pdf

[homebucket]

Originally Posted by tall/awkward

Yeah this one's growing on me. I like the massing as shown in some of the pages in the link below:

https://citypln-m-extnl.sfgov.org/Co...-008986PPS.pdf

Interesting. I do like the setbacks.

[ChiND]

Very nice. I guess not all of Silicon Valley is "moving to Raleigh and Austin."

[homebucket]

The updated specs for 10 South Van Ness Ave:
- 67 floors, 800 ft
- 1,014 units (137 studios, 519 1BR, 402 2BR, 42 3BR, 4 penthouse)
- 84 of the units will be affordable
- 32,230 sq ft of public open space
- 18,570 sq ft of retail
- Parking for 283 cars and 418 bicycles

The site:
https://maps.app.goo.gl/qVGdkpjqWEWAqS5P8

Permits Filed for 67-Story Skyscraper at 10 South Van Ness Avenue, San Francisco
By: Andrew Nelson 5:30 am on March 6, 2025

Formal permits have been filed for the 67-story skyscraper at 10 South Van Ness Avenue in San Francisco. This application shows a remarkable increase of over a hundred apartments compared with the preliminary permits filed last October, with a rooftop height adjustment that would make it the fourth-tallest building in the city. Florida-based Crescent Heights is the project developer.

...

The application uses Senate Bill 423 and the State Density Bonus Law to increase residential capacity and streamline approval. Zoning waivers have been requested to allow the project to bypass requirements such as open space, mid-block alleys, bulk, and height. The formal application submitted this week represents an increase from 952 units to 1,104 units compared with the preliminary application submitted in October 2024. Previously, Crescent Heights had been pursuing a 55-story iteration for the lot, with 1,012 units.

Arcadis is responsible for the design. Renderings show a glass-clad tower with a 13-story podium deck and shallow setbacks along the tower. Most of these setbacks will be attached to residential amenity spaces and shared outdoor decks. Amenities will include an indoor pool and outdoor podium decks on the second and 14th floors. The highest amenity space will give all residents access to a full-floor indoor space on the 50th floor with panoramic views across the city.

https://sfyimby.com/2025/03/permits-...francisco.html

[homebucket]

And some additional renderings:





https://sfyimby.com/2025/03/permits-...francisco.html

[ChiND]

Very nice.

NY and SF have a symbiotic relationship. They churn out the companies. We do the financial work and IPOs. Keep them coming!!

[tall/awkward]

Not to nitpick, but that looks like 800 feet to me...

[NYguy]

Yes, if I'm reading that correctly, it does say 800 ft.

[homebucket]

Thanks guys. Fixed!

The taller the better!

[OneRinconHill]

That's definitely going to stand out being exactly twice the height of the next tallest building over there.

[homebucket]

The updated specs for 10 South Van Ness Ave:
- 67 floors, 820 ft
- 1,019 units (143 junior 1BR, 465 1BR, 305 2BR, 106 3BR)
- 11,820 sq ft of retail
- Parking for 255 cars and 388 bicycles

The site:
https://maps.app.goo.gl/qVGdkpjqWEWAqS5P8

67-Story Skyscraper Approved for 10 South Van Ness Avenue, San Francisco



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

The San Francisco Planning Department has approved plans for a 67-story mixed-use skyscraper at 10 South Van Ness Avenue. The proposal seeks to replace a two-story commercial building with 1,019 apartments, ground-floor retail, and basement parking in what would become the third-tallest building in the city. This approval comes soon after reports that the developer, Crescent Heights, hopes to start construction as early as 2027.

...

Reporting by Douglas Sams for the San Francisco Business Times estimates that construction on the tower could start in 2027. Sams noted that the developer’s decision to push forward plans at 10 South Van Ness Avenue is yet another indication that developers are seeing housing demand increase in the city.

...

Los Angeles-based architecture firm Arcadis is listed as responsible for the design. The architect has not included much information about the overall design, with just one rendering showing a curtain-walled glass-wrapped tower rising from a single-story triangular base and an 11-story podium. The tower element will feature a series of narrow setbacks to create outdoor amenity space across the tower.

https://sfyimby.com/2025/12/67-story...francisco.html

[homebucket]

And the renderings:









https://sfyimby.com/2025/12/67-story...francisco.html

[Jerry of San Fran]

With Trump's tariff on steel and more, I do not see this happening for a long time if ever. It looks to me like bad times are here for a long time.