SAN FRANCISCO | 1500-1580 Mission St. | 400 & 258 FT | 40 & 17 FLOORS
Address: 1500-1580 Mission Street parcel with frontage on 11th Street, as well.
San Francisco's Board of Supervisors has approved a plan for the City of San Francisco to buy the land (currently occupied by Goodwill of SF) and build a 463,000 SF office building that will rise 17 stories and 258 feet along 11th Street in the city's Mid-Market neighborhood. The costs to the city are as follows: $30,296,640 for the half of the land/Goodwill site in which the city's office tower will be constructed $25,884,132 for predevelopment costs (design/fees/contingency already incurred by the developer, which is Related Group of California) $270,510,181 outlined in the Construction Management Agreement for estimated costs to build (recently ballooned by 30% as construction costs in general have risen) Total: $326,690,953 The City will relocate the Departments of Public Works, Building Inspection and Planning, and Retirement and Health Services System to this building from other locations scattered around the city. City representatives say that considering their current costs to lease, inflation/rent increases, expansion costs, relocation costs, and the costs to develop this tower, it's essentially a wash for the taxpayers, but that having these 3 agencies side by side in a convenient parked/transit-connected central location will be easier and more user friendly for taxpayers. Timing is early 2018 for the big move, with a construction start likely in the 2nd half of 2015. To help finance the development, the City is selling 30 Van Ness, which currently houses a couple of the departments listed above in 180,000 SF. The sale will open ANOTHER Mid-Market site up for development as it is zoned for 400 ft, but occupied by a 5 story building with a Walgreens on the ground floor. The sale is slated to occur in 2015, but will be structured with a sale-lease-back to the City through 2018. The City is also seeking to issue $375M in mortgage revenue bonds to help finance the development. IN ADDITION TO THE CITY'S tower, the master developer, Related California, has plans for a 565 unit apartment tower to rise up to 400 ft on the other half of the site. Average size would be 728 sf/unit, and 20% (113 units) would be affordable/below market rate. Related plans for the development to be "competitively amenitized" with doorman, fitness center, pool, terraces, rooftop access, and other amenities as dictated by market condition. Related is paying ~$65M overall for the site, of which $30.3M is coming from the City of San Francisco for its portion of the site. The site is 2.3 acres, so the pricetag comes to $26-28M/acre depending on final price. Other Notes Development would include and incorporate the existing/historic Coca Cola Bottling Plant Clock Tower building. Development would include subterranean garage with 300 spaces allocated to residential and up to 150 for the city office tower. RENDERINGS http://www.socketsite.com/wp-content...-Rendering.png source http://www.socketsite.com/wp-content...t-Massing1.jpg source http://www.socketsite.com/wp-content...on-Massing.jpg source Older massing rendering with a few other mid-market buildings/proposals: http://www.socketsite.com/wp-content...ce-Massing.jpg source SOME LINKS City Plans to Pay $253 Million for Office Development City's Budget for Mid-Market Office Building Jumps to $327 Million First Peek at Plans for 1500 Mission Street Tower Development Goodwill Site Under Contract Buyers Shell Out Top Dollar for San Francisco Land Sites |
Came across a clearer image than I think we've seen:
http://www.relatedcalifornia.com/our.../203/goodwill/ |
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Oh please let the completed project look like this!
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except that it's in the docs (so far) that the front 15 feet and facade of the coca cola bottling plant building (the streamline moderne bit on the corner of 11th) will stay. so it could be that this rendering is useful only for the residential tower rendering and not for that massing the length of mission street to 11th.
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^ I think you are correct. There's a plain grey rectangle depicted in the background here, which I presume is the old coca-cola plant (though they don't seem to depict the clock tower). I just noticed that you can see a bit of the office portion in this rendering. I was so enamored of the tower, I didn't really examine the rest of it.
Also, Socketsite posted a detail of the top today: http://www.socketsite.com/wp-content...ering-2015.jpg Like viewguy said, please let this come to fruition. |
the exterior glass looks similar to transbay block 8.
it looks great. now how can the city screw it up and make it look like fox plaza or the awful crown at Nema? |
I am pretty sure I've read that the old clock tower is staying and will be used as the entrance to one of the buildings.
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Neat design.
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One more from Related California:
http://content.relatedcalifornia.com...ersOctober.jpg relatedcalifornia.com |
Here are some updated renderings and the design concepts for the office portion:
http://sfgov.org/arts/sites/sfgov.or...ion_101915.pdf Looks like they're targeting a 11/1/16 construction commencement: http://sfgov.org/arts/sites/sfgov.or...iew_101915.pdf |
Nice, thanks for the link. I grabbed a few of the renderings to post here, from that document:
https://farm6.staticflickr.com/5638/...83a4b0c3_b.jpg https://farm1.staticflickr.com/735/2...ba3d21ea_b.jpg https://farm6.staticflickr.com/5645/...469801cf_b.jpg I like what I see so far on both the office and the residential. |
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Great find! The renderings at that link are the most detailed I've seen yet:
http://qe1pr67o4hj19lx494tvhiwf.wpen...lh-550x636.jpg http://qe1pr67o4hj19lx494tvhiwf.wpen...gn-550x310.jpg |
If they would actually build this, it would be fabulous!
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This project should break ground this summer. They've filed the permits for demolition and construction (but they haven't been issued yet).
Also, according to the EIR approved in March, the residential tower will reach 416 feet, and the office tower 257 feet: Quote:
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Another step closer:
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