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

[pequenosparkee]

730 Stanyan update

[Charmy2]

Ooh, nice crane. Might have to make a visit to Amoeba one of these days and see it in person...

[38 Geary]

An unexpected part of SF hits Time Out's World's Coolest Neighborhoods list
By Kendra Smith
Updated Oct 23, 2023 8:14 a.m.

After choosing Dogpatch for its world’s coolest neighborhoods list last year, global travel publisher Time Out couldn’t have chosen a more wildly different San Francisco neighborhood for its 2023 rundown. But it’s right there, at No. 27: The Richmond District.

https://www.sfgate.com/local/article/sf-richmond-district-world-s-coolest-18436043.php

Here's the description:

27. Richmond District
San Francisco, USA
The Richmond District, spanning 50 blocks in the northwest section of the city, is a microcosm of what makes San Francisco so special: natural beauty, rich culture, and incredible cuisine from every corner of the world. Bordered by Ocean Beach and rugged coastline, plus Presidio and Golden Gate Park (packed with world-class attractions and museums), stunning scenery and cultural experiences around here. The area is made up of two sub-neighbourhoods: Inner Richmond on the eastern edge, packed with bakeries, shops, bars and restaurants (including some of the best dim sum in the city), and Outer Richmond, closer to the beach and more residential (though Geary Boulevard and Balboa Street are both vibrant corridors). Booming with new openings, the Richmond District is one of the most exciting places to eat and play in San Francisco right now. Just don’t forget your hoodie.

The perfect day Join the line of customers waiting to devour flaky croissants at Arsicault Bakery, or head to James Beard Award-nominated Breadbelly for its bright green kaya toast and creative Asian coffee drinks. Afterward, stroll along Clement Street, stopping into local favorite shops like Green Apple Books. Dim sum calls for lunch – the top spot is Dragon Beaux. Walk off the calories in Golden Gate Park before dinner at the newly opened neighbourhood hotspot Pearl 6101. End the night with a movie at the historic Balboa Theatre before crashing at your Airbnb steps from Ocean Beach.

Plan your trip Time a visit with one of the annual music festivals in next-door Golden Gate Park: Outside Lands takes place in August and Hardly Strictly Bluegrass arrives in September.

https://www.timeout.com/travel/coolest-neighbourhoods-in-the-world

[38 Geary]

The specs for 2001 37th Avenue:
- 3 floors, 39 ft
- 187,200 sq ft for school/academic purposes and kitchen
- Parking for 177 bicycles

The site:
https://maps.app.goo.gl/GZ2FwQKXhetnTtCF6

New Renderings For St Ignatius College Preparatory Campus Expansion, Sunset District



BY: ANDREW NELSON 5:30 AM ON OCTOBER 25, 2023

Revised plans have been filed for a planned expansion of St Ignatius College Preparatory Campus at 2001 37th Avenue in San Francisco’s Sunset District. The application shows continued focus on creating a new main facility for the private Catholic school overlooking Sunset Boulevard. A portion of the existing campus will be demolished.

Mark Cavagnero Associates is the project architect. The firm has overseen the design of several other buildings across the city, including the Creative Arts Building on the relatively close SFSU campus, and plans for adaptive reuse of the San Francisco Symphony Hall in Civic Center.

The sparse exterior massing will complement the existing structure with exposed concrete walls and floor-to-ceiling windows, while the west-facing facade will be adorned with vertical solar control fins. Connections will be added between all three levels of the existing building and the new structure to facilitate increased circulation.

The 39-foot-tall building will be established with a ground-level set of classrooms, a kitchen, and a practice room. The second floor will provide the anchoring space for students, The Commons. The Commons will expand across much of the floor to provide a flexible space for academic functions, events, and other needs. A double-height atrium will bring natural light from the rooftop into the space. A chapel will be included in the corner of the second floor. The third floor will include several classrooms, faculty space, and a large open room.

The new building will create 187,200 square feet with parking for 177 bicycles. This is a 150-bike increase for the school. The engineering team includes BKF, IMEG Corp, and Point Energy Innovations. Shades of Green is responsible for the landscape architecture.

The Sunset Community Garden, immediately next to the project site, will remain untouched through construction. The project is expected to cost around $100 million to build. The timeline for completion has not yet been established.

https://sfyimby.com/2023/10/new-renderin...ry-campus-expansion-sunset-district.html

[38 Geary]

And the renderings:









https://sfyimby.com/2023/10/new-renderin...ry-campus-expansion-sunset-district.html

[BobbyMucho]

Anyone have updates on progress at 555 Byrant? I assume construction is a few floors above ground at this point but haven't been over that way in a couple of months.

[iamfishhead]

Originally Posted by BobbyMucho

Anyone have updates on progress at 555 Byrant? I assume construction is a few floors above ground at this point but haven't been over that way in a couple of months.

I was at the Utah bar next door yesterday and didn't see anything.

[38 Geary]

Some nice infill incoming to the Mission.

The specs for 2675 Folsom Street:
- ~240 units
- All of the units will be affordable
- 3,500 sq ft of supportive services

The site:
https://maps.app.goo.gl/ekt86hSzCs9wkEdP7

Affordable Senior Housing Proposed For 2675 Folsom Street, Mission District



BY: ANDREW NELSON 5:00 AM ON OCTOBER 26, 2023

Preliminary plans have been filed for over two hundred affordable senior homes at 2675 Folsom Street in San Francisco’s Mission District. The application comes after plans for a 117-unit apartment complex were approved in 2016 but never built.

The application uses Assembly Bill 2162. The bill requires planning staff to “determine if a project is eligible for streamlining within 30 days of application submittal.” Once approved, the plan will receive a streamlined ministerial processing path while entitling the plan to certain zoning modifications like parking, open space, and rear yard spaces.

Reuben Law has filed the application. The application lists CPIF MRA LLC as the property owner or representative, an entity linked with Seattle-based Columbia Pacific. The plan will create around 240 units of affordable housing for seniors. Around 60 units will be deed-restricted for supportive housing. Residents will benefit from 3,500 square feet of supportive services at ground level.

Project plans have yet to be published for the application. Construction of 2675 Folsom Street is expected to be separated over two phases, which suggests there will be separate buildings. The building height has yet to be shared, though some insight can be derived from the affordable housing infill by Mercy Housing at 1068 Mission Street in SoMa. The SoMa development has created 256 residences across six floors on a 1.16-acre parcel. The Folsom Street proposal is expected to have as many homes on a parcel half the size. The 0.58-acre Folsom Street parcel is adjacent to Parque Niños Unidos.

https://sfyimby.com/2023/10/affordable-s...2675-folsom-street-mission-district.html

[38 Geary]

Some nice infill incoming to Alamo Square.

The specs for 650 Divisadero Street:
- 9 floors, 85 ft
- 95 units
- All of the units will be affordable
- Parking for 0 cars and 95 bicycles

The site:
https://maps.app.goo.gl/oCAqV7geD7AQure77

Increased Plans, Fully Affordable, For 650 Divisadero Street By Alamo Square



BY: ANDREW NELSON 5:30 AM ON OCTOBER 26, 2023

Preliminary plans have been filed for a larger apartment complex at 650 Divisadero Street by Alamo Square in San Francisco. The application will create a nine-story apartment complex with nearly a hundred affordable units two blocks from the Panhandle. Jonathan Rose Companies is the project developer.

The property is one of five that the Mayor’s Office of Housing and Community Development acquired this summer to focus on affordable housing. MOHCD Director Eric Shaw shared that “the office will partner with the development teams, city agencies, and community partners to advance development of these projects and deliver hundreds of new affordable homes for moderate-income, low-income, and extremely low-income households.”

The initial plans provide an overview of the potential building. The 85-foot tall structure will hold 95 apartments, with unit mix to be determined later. Parking will be included for 95 bicycles and no cars, a decision that is expected to promote public transit and reduce local congestion. Residential amenities will include management offices, supportive services, a community lounge, a fitness center, and a computer room. An interior courtyard and upper-story decks will give people access to open space.

Demolition will be required for the existing single-story structure occupied by a seismic retrofitting business. Residents will be close to several bus lines in all four directions across the neighborhood’s grid system. The Civic Center BART Station is just under 20 minutes away by bus or 15 minutes by bicycle.

https://sfyimby.com/2023/10/increased-pl...0-divisadero-street-by-alamo-square.html

[38 Geary]

CEQA Approval For San Francisco Transbay Downtown Rail Extension



BY: ANDREW NELSON 5:30 AM ON OCTOBER 27, 2023

The California Transportation Commission has approved the CEQA environmental review of the 2.2-mile extension of The Portal, San Francisco’s Downtown Rail Extension. The Portal will connect the city’s existing 4th Street Train Station to the Salesforce Transit Center. Once complete, the connection will accommodate Caltrain and future high-speed rail.

The notice of determination for the extension has determined that the project will have a significant effect on the environment and that a mitigation measures and reporting plan were adopted to minimize its impact. The report was sent from the California Transportation Commission to the State’s Office of Planning and Research.

The Portal will include a new underground station at Fourth and Townsend. A tunnel will connect with the Transbay Transit Center underground station, which opened in 2018. the Transbay Joint Powers Authority writes that “the already built two-level trainbox will serve as the Lower Concourse, and Train Platform levels when The Portal is complete.”

San Francisco is one of three cities with HSR stops in the Bay Area. HSR, which will transverse around 422 miles from Downtown Los Angeles, will stop at Millbrae’s BART-Caltrain connection hub and San Jose’s Diridon Station.

Earlier this year, the public learned about a newly projected $6.7 billion price tag for the 1.3-mile underground connection from the current station to Downtown. Completion is expected as early as 2032. However, the Bay Area has seen its fair share of infrastructure projects with ballooning price tags, missed deadlines, and reduced scale. Most recently, in Santa Clara County, the six-mile BART extension has seen its initial $4.7 billion expansion that would open in 2026 be slowly pushed back a full decade, now projected to open in 2036 at a cost of roughly $12.2 billion.

https://sfyimby.com/2023/10/ceqa-approval-for-san-francisco-transbay-downtown-rail-extension.html

[38 Geary]

And the renderings:







https://sfyimby.com/2023/10/ceqa-approval-for-san-francisco-transbay-downtown-rail-extension.html

[38 Geary]

Some nice infill incoming to Russian Hill/North Beach.

The specs for 1526 Powell Street:
- 6 floors, 61 ft
- 20 units (11 1BR, 6 2BR, 3 3BR)
- 3 of the units will be affordable
- Parking for 10 cars and 20 bicycles

The site:
https://maps.app.goo.gl/8bDvHJSoimW7eijC9

New Renderings For 1526 Powell Street In San Francisco



BY: ANDREW NELSON 5:00 AM ON OCTOBER 27, 2023

New renderings have been published for a proposed residential redevelopment of the John Delucchi Sheet Metal building at 1526 Powell Street in San Francisco. The building is located on the border of Russian Hill and North Beach. The plan by JS Sullivan Development would bring 20 new residences for ownership, including some affordable units, to the mostly stagnant neighborhood while retaining the structure’s distinctive facade.

RG Architecture is responsible for the design. The project will plop a modern six-story building behind the sheet metal-adorned facade of the John J. Delucchi building. A setback terrace will distinguish between the two-story podium and the upper floors facing Powell Street. The four-story expansion is influenced by the neighborhood’s historic vernacular of linear cornices with a low parapet, horizontal banding between floors, and taller windows. The front and rear facades will be clad with metal phenolic panels, while the side walls will be covered with horizontal fiber-cement lap siding.

The 61-foot tall structure will yield 29,300 square feet, with 25,900 square feet for housing and 3,400 square feet for a ground-level garage. Unit sizes will vary with 11 one-bedrooms, six two-bedrooms, and three three-bedrooms. Parking will be included for ten cars and 20 bicycles.

The plan will include three affordable low-income units, allowing the firm to use the State Density Bonus program to increase residential capacity.

Future residents will find themselves one block away from the beloved Washington Square Park in North Beach. Chinatown and the Financial District are within walking distance, with Muni bus stations along Columbus Avenue, Broadway, and Pacific Avenue crisscrossing the city. The Powell Street BART Station is 15 minutes away by bus.

The existing building was constructed between 1916 and 1921. it was identified as an individually significant historic resource by the 1999 North Beach Historic Survey. City records show the property sold in April last year for $2.9 million. Construction is expected to cost $6 million, with an estimated timeline yet to be established.

https://sfyimby.com/2023/10/new-renderings-for-1526-powell-street-in-san-francisco.html

[38 Geary]

And the renderings:







https://sfyimby.com/2023/10/new-renderings-for-1526-powell-street-in-san-francisco.html

[JManc]

Originally Posted by homebucket

https://sfyimby.com/2023/10/ceqa-approval-for-san-francisco-transbay-downtown-rail-extension.html

"Earlier this year, the public learned about a newly projected $6.7 billion price tag for the 1.3-mile underground connection from the current station to Downtown. Completion is expected as early as 2032. However, the Bay Area has seen its fair share of infrastructure projects with ballooning price tags, missed deadlines, and reduced scale. Most recently, in Santa Clara County, the six-mile BART extension has seen its initial $4.7 billion expansion that would open in 2026 be slowly pushed back a full decade, now projected to open in 2036 at a cost of roughly $12.2 billion."

This stuff is why East Asia and W. Europe are light years ahead of us on this sort of thing.

[gochujang]

I'm not bothered. It may cost twice as much as Europe or Asia but the Bay Area has double the GDP per capita of any city in Europe or Asia so it all balances out.

[38 Geary]

Good progress on this one. Pretty wild how this project has been 2 decades in the making. It's a shame this city and the Bay Area in general can't get their act together when it comes to building anything in a timely manner.

The specs for 1360 43rd Avenue:
- 5 floors, 55 ft
- 135 units (24 studios, 43 1BR, 59 2BR, 9 3BR)
- 134 of the units will be affordable
- 1,750 sq ft for public amenities
- Parking for 50 cars and 68 bicycles

The site:
https://maps.app.goo.gl/V6oCxkGN5Y28iCDm6

Construction Topped Out For Affordable Educator Housing In The Sunset District



BY: ANDREW NELSON 5:30 AM ON OCTOBER 30, 2023

Just over a year after the official groundbreaking ceremony, crews have topped out the five-story affordable educator housing development at 1360 43rd Avenue in San Francisco’s Sunset District. The Shirley Chisholm Village has replaced a former school and outdoor yard with the low-rise apartment infill designed by BAR Architects with G7A. MidPen Housing is the project developer, and Cahill is the general contractor.

The 55-foot tall structure will yield 165,860 square feet with 142,460 square feet for housing, 1,750 square feet for public amenities, and 21,650 square feet for the 50-car garage. Parking will also be included for 68 bicycles. The complex will create 135 apartments, one of which will be for the on-site manager. Unit sizes will vary, with 24 studios, 43 one-bedrooms, 59 two-bedrooms, and nine three-bedrooms. KPFF is the structural engineer, and Emerald City is the MEP engineer.

Of the 134 affordable houses, 34 units will be restricted to low-income qualified educators earning between 40 to 60 percent of the Area Median Income. The remaining 100 units will be for moderate-income qualified educators earning between 80 to 120 percent of the Area Median Income.

BAR Architects is the project architect in collaboration with G7A. The exterior will be clad with fiber cement siding installed horizontally and vertically, plaster, and wood siding. The design articulates the expansive facade to break up the scale visually and reference the surrounding architectural vernacular. Fletcher Studio will be responsible for the landscape architecture, which will include a central residential courtyard, a podium-top deck, and a community plaza along 43rd Avenue.

Crews demolished the former Francis Scott Key Annex school site built in 1927. The annex has been abandoned since being deemed seismically unsound. The proposal for housing on the 1.4-acre site has been in the works for over two decades but finally gained momentum when, in 2017, Mayor Ed Lee committed $44 million of funding for the project. Construction started in September last year. Shirley Chisholm Village is expected to take its first residents in by next year.

https://sfyimby.com/2023/10/construction...ator-housing-in-the-sunset-district.html

[38 Geary]

And the photos:







https://sfyimby.com/2023/10/construction...ator-housing-in-the-sunset-district.html

[Quixote]

Originally Posted by gochujang

I'm not bothered. It may cost twice as much as Europe or Asia but the Bay Area has double the GDP per capita of any city in Europe or Asia so it all balances out.

What does GDP per capita have anything to do with the absurd costs of building public transit in this country? A 6-mile, 4-stop (one above ground) extension totaling $12.2 billion when it was once projected to be a still-pricey $4.7 billion clearly shows that real progress is an uphill battle compared to everywhere else. The BART extension will cost roughly $2 billion per mile, or $1.25 billion per kilometer. To put that into perspective, Paris builds subways at $400 million per mile, or $250 million per kilometer. In Germany, subway (not just rapid transit, but actual tunnels) construction costs a little less than $500 million per mile.

[fimiak]

Originally Posted by Quixote

What does GDP per capita have anything to do with the absurd costs of building public transit in this country? A 6-mile, 4-stop (one above ground) extension totaling $12.2 billion when it was once projected to be a still-pricey $4.7 billion clearly shows that real progress is an uphill battle compared to everywhere else. The BART extension will cost roughly $2 billion per mile, or $1.25 billion per kilometer. To put that into perspective, Paris builds subways at $400 million per mile, or $250 million per kilometer. In Germany, subway (not just rapid transit, but actual tunnels) construction costs a little less than $500 million per mile.

There are at least four glaring problems with this analogy.

First, SF Bay Area GDP per capita is more than double that of Berlin. Labor is the biggest expense by far.

Second, those numbers for Germany are for previously scoped and completed projects, whereas the SF project is a future project, that has to account for and predict inflation in cost of labor for five to ten years from today.

Third, Berlin and Paris are capitols of their respective countries, whereas SF gets overlooked by Washington DC, which has to govern many metros like NY, LA, Chicago, Houston, etc.

Finally, the Bay Area is in an earthquake zone, and Germany is not.

For these reasons, and others I am sure, the projects cannot be directly compared. Is it better for that $12b to be sitting in wealthy people's investment accounts, or is it better to have it immediately reinvested in local middle class jobs to complete the region's public transit needs?

[Charmy2]

Walked by 730 Stanyan today and I was honestly dumbfounded as to how overwhelmingly gargantuan the tower crane is, especially for a building that's only supposed to be 8 stories. The crane makes everything else in the area look tiny...