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  #10321  
Old Posted Jul 23, 2020, 5:57 AM
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Originally Posted by Jerry of San Fran View Post
Pedestrian - thanks for the update. I live 3 blocks away but don't get out much due to the epidemic. Glad to see some concrete work. I will now have an idea how the transit lanes will look like. I have my doubts that the changes are worth the cost.
I don’t go out that much either but today was such a beautiful day and I needed some groceries. I’ve found the Market on Market across the street from you has most of what I usually want and is rarely very crowded plus they strictly enforce masks—I actually heard their security guard tell some guy to pull the mask up over his nose.
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  #10322  
Old Posted Jul 24, 2020, 8:25 AM
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Originally Posted by AndrewK View Post
Keep in mind that all of the work up to now has been replacing a 100+ year old sewer system as well as replacing the street lights and repaving the sidewalks, work which had to get done sooner or later regardless of the BRT project (just maybe not all in one go).
Andrew - I should have been more specific. I wonder if the transit will be that much more efficient? We will find out!

Yes, indeed. those old concrete lamp posts were about to fall down. I would often stand away from them while waiting to cross the street.
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  #10323  
Old Posted Jul 24, 2020, 8:35 AM
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The Fox Plaza - The last 2 days 2 people have vacated their apartment on the floor that I live on. A few weeks ago 7 apartments became vacant on another floor. Theses are the ones that i know about! The freight elevator is booked everyday all day. The guys who moved out today found a place 2 blocks away that is cheaper & more room. I have not seen such an exodus like this since the dot.com bust. I have lived in the building for 49 years.

The good news is that the passenger elevator #1 will be back in service after being refurbished with a new motor. The bad news is that elevator #2 will be refurbished which will take 2 months with extra engineers working on it 12 hours a day. I shudder every time I get in the elevator thinking about the pandemic!

Pedestrian - I also shop at The Market in the so-called Twitter building. A great selection of chocolate bars.
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  #10324  
Old Posted Jul 27, 2020, 7:17 PM
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Coronavirus stalls housing construction in SF, and lull may last a while
J.K. Dineen
July 27, 2020 Updated: July 27, 2020 8:28 a.m.

In late June the developer Strada started construction on a major project (1621 - 1629 Market St.): the first of six buildings that will add about 600 units next to the Local 38 Plumbers hall at Market and Franklin streets.

. . . is the only major San Francisco housing development to start construction since the coronavirus shutdown began in March. And it may be the last one for quite a while.

. . . the project — which will eventually include the 600 units, a new union hall and supportive housing for the formerly homeless at a restored Civic Center Hotel — is going full speed ahead. The first building will be nine stories with 185 apartments.

. . . it could be a year or more before the city sees its next new housing project start, contractors and developers say.

“Projects that had financing before COVID are still proceeding, but anything new is on hold, unless it’s a pure affordable play,” . . . . “They have not been canceled but they have moved over to next year. There is not a set date,” . . . .

The slowdown in new housing arrives as San Francisco is coming off its second-most productive year in the last 20. In 2019 the city completed 4,850 units, of which 1,456 units, about 30%, were affordable. This year is shaping up to be equally strong, with 2,398 units completed through June, compared to 1,777 last year.

. . . in a city where a typical multifamily housing complex takes between 18 to 24 months to build, the real impact of a coronavirus slowdown on housing production won’t be felt until the second half of 2022 or beyond.

. . . with the San Francisco Apartment Association, which represents landlords, reporting close to 12% of tenants breaking their leases since the start of the lockdown, it’s unclear whether the city is seeing a long-term out-migration of workers or if these people are simply sheltering in place elsewhere with plans to return post-pandemic.

. . . the speed with which the industry recovers will depend on whether construction costs soften . . . . the message from prospective lenders is that costs would have to come down 10% before a deal is likely . . . . If rents are down 10%, construction costs have to come down at least 10%. That hasn’t happened" . . . . construction costs are down about 5% since the pandemic started. Commodities like glass and steel have dipped a little but with pay raises to union tradespeople kicking in this month, a further reduction will be tough . . . .

Much of San Francisco’s housing pipeline is composed of multi-phased “mega projects,” like the development of the Hunters Point Shipyard, Treasure Island, Mission Rock, Parkmerced, Pier 70 and the Schlage Lock site.

One of those projects — the Shipyard — had long been delayed prior to the coronavirus outbreak because of a scandal involving the clean-up of the site, a former nuclear testing facility. A condo project at Treasure Island started a year ago and an affordable complex will begin later this year. At Pier 70 infrastructure work is ongoing, but the timetable for the first housing units have been pushed back, according to the city.

It’s unclear when Parkmerced expansion, which calls for adding 5,600 units to the existing 3,221 apartments, will start. The development won approvals nine years ago . . . .

Schlage Lock, site of a long-shuttered factory on the city’s southern border, was slated to start work this summer but instead, because of the uncertainties around the pandemic, will likely start in a year . . . . The site work — grading and utilities — has been pushed back about nine months to the first quarter of 2021. Vertical construction would have started in the first quarter of 2021. Instead it’s likely to be the start of 2022 . . . .

Planning Director Rich Hillis said the pause in new groundbreakings could create a window for the city to acquire land for 100% affordable projects and to work on rezoning the west side of the city so that some of those sites can be developed with multi-unit projects when the city recovers.

He said the city’s economic recovery task force, of which he is a member, is exploring various mechanisms that could make it easier for developers to start new projects, including deferring fees and looking at other funding sources to help developers meet their affordable housing obligations.

(1621 Market St)

https://www.sfchronicle.com/bayarea/...F-15435608.php
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  #10325  
Old Posted Jul 27, 2020, 7:22 PM
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Originally Posted by Jerry of San Fran View Post
The Fox Plaza - The last 2 days 2 people have vacated their apartment on the floor that I live on. A few weeks ago 7 apartments became vacant on another floor. Theses are the ones that i know about! The freight elevator is booked everyday all day. The guys who moved out today found a place 2 blocks away that is cheaper & more room. I have not seen such an exodus like this since the dot.com bust. I have lived in the building for 49 years.
Our manager sent this billet-doux out to everyone today:

Quote:
Good Morning, I am sure everyone has noticed all the activity surrounding move outs in the past few weeks. Many of the renters are leaving the area, and some are breaking their leases. Homeowners reminder: no subletting. All new renters moving in MUST provide a lease with the homeowner not the prior renter, and the new renter needs to fill out the paperwork and register and get their own key fob (no transferring fobs). Thank you for your attention to this matter. Management
To be honest, I haven't seen a single move in progress but I guess they are happening. To be brutally honest, in a condo building it can be a good thing. Fewer renters relatively to owner occupants makes for a better cared-for property and lenders are reluctant to lend for mortgages in buildings with too high a percentage of renters. On the other hand, some owners have no intention of living in their units and own them only as rentals--such people will likely sell if they can't rent the units or if the rent they can get drops too much and that could cause selling prices to decline. Since I've owned my home for 38 years and have no plans to sell it, I'm not too worried about it.
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  #10326  
Old Posted Jul 27, 2020, 10:20 PM
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Quote:
Originally Posted by Pedestrian View Post
https://www.sfchronicle.com/bayarea/...F-15435608.php


Planning Director Rich Hillis said the pause in new groundbreakings could create a window for the city to acquire land for 100% affordable projects and to work on rezoning the west side of the city so that some of those sites can be developed with multi-unit projects when the city recovers.
Did the Planning Director just say that??
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  #10327  
Old Posted Jul 28, 2020, 10:18 AM
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I think this substantial steel structure is on Mission Street between 7th and 8ith Street. Anyone remember what this is? Looks to be about 5 or 6 stories high now.

Breaking the Skyline (almost) by Apollo's Light, on Flickr
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  #10328  
Old Posted Jul 28, 2020, 3:42 PM
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Originally Posted by Jerry of San Fran View Post
I think this substantial steel structure is on Mission Street between 7th and 8ith Street. Anyone remember what this is? Looks to be about 5 or 6 stories high now.
That would be 5M.
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  #10329  
Old Posted Jul 28, 2020, 3:52 PM
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Originally Posted by whitty View Post
5M is further down at 5th, not around 7th and 8th. Unless Jerry's camera focus is shortening the image length

Last edited by memester; Jul 28, 2020 at 3:54 PM. Reason: Clarification.
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  #10330  
Old Posted Jul 28, 2020, 10:12 PM
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Originally Posted by memester View Post
5M is further down at 5th, not around 7th and 8th. Unless Jerry's camera focus is shortening the image length
I think whitty is right - the buildings in the foreground in Jerry's shot are between 7th and 8th, and the steel structure is clearly beyond them (to the east). crane is also the right color...
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  #10331  
Old Posted Jul 29, 2020, 9:59 AM
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5m ?

Here is a Google Earth photo with the line of sight from my apartment. (I was able to get a reasonable line as the previous photo shows the steel frame between the Federal Bldg. & a condo on the right). This convinces me that I am seeing a steel frame of the 5 M development. My thought that it was on Mission street I think was in error. The zoom lens on my camera can make things seem like they are much closer than they are. I posted a picture on the 5M forum tonight.

5m by Apollo's Light, on Flickr
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  #10332  
Old Posted Jul 30, 2020, 6:25 AM
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As Boston Properties closes purchase of S.F. site, it braces for lower rents here
By Daniel J. Sernovitz – Senior Staff Reporter, Washington Business Journal
Jul 29, 2020, 2:31pm PDT Updated 8 hours ago

Boston Properties . . . . announced it has closed on its purchase of a 2.3-acre development site at Fourth and Harrison streets in San Francisco's Central SoMa district for $140 million, or $174 a developable square foot. The first phase of the mixed-use project, 725 Harrison St., is fully entitled for 505,000 square feet. Plans call for a 14-story tower, which has already received allocation from San Francisco's Prop. M office cap.

Company executives reiterated comments they made in April that they will not begin the project speculatively, or without tenants.

“Before the pandemic, we were going to proceed with the project,” Thomas said. “With the pandemic, we've put the project on pause to wait to see what market conditions are going to be.”


Executives said they are talking to tenants about full and partial leases, though they said they would not describe those discussions as "robust."

When asked by an analyst about how a glut of sublease space is affecting rents in San Francisco, President Doug Linde responded: "It's not affecting the market yet because there's nobody out in the market looking for space. It will affect the markets and rents will be lower” . . . .
https://www.bizjournals.com/sanfranc...Vvb0UifQ%3D%3D
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  #10333  
Old Posted Aug 3, 2020, 6:54 AM
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I took a ride around town today just to get out of the house and see some of the stuff you guys have been photographing.

Near 7th and Mission, north side, I came across a project underway that I didn't recognize and now believe to be this:

Quote:
Stepping Up: A Big Solution for a Big Challenge
1064 Mission St - Mission St

ECS, in partnership with Mercy Housing, has been selected to develop San Francisco’s largest-ever supportive housing development for formerly homeless people. The 7th and Mission site will be the location of a new supportive rental housing development for formerly homeless adults and seniors (age 55+). The approximately 256 studio apartments will be comprised of two buildings located on the current parking lot located at 1064-68 Mission Street. The site is adjacent to the James R. Browning Court House and is on land that is being provided by the federal government, which has stipulated that the site be used exclusively for supportive housing and services addressing the needs of formerly homeless persons. The Mayor’s Office of Housing and Community Development (MOHCD) selection panel recommended the ECS/Mercy team to exclusively negotiate a ground lease for the site based on a detailed proposal submitted in response to a competitive Request for Qualifications. The housing element of the development will be fully covered by public funding services, a bond backed construction loan and tax credit equity. Construction is set to begin in January 2020 with a goal of 100% occupancy in spring 2022.
The development will be a national model, bringing together multiple best-practice elements to help San Francisco’s most vulnerable, chronically homeless neighbors achieve housing stability, improve health outcomes, and lead stronger, more independent lives. In addition to housing and on-site case management, this community will be the new permanent home for the Department of Public Health’s (DPH) Homeless Services Center, which includes dental services and a specialized Street Medicine program. The City’s Department of Homelessness and Supportive Housing’s (HSH) Homeless Outreach Team (HOT) will also be headquartered here.

With prime Mission Street frontage and over 5,000 square feet of ground floor commercial space, the new 7th and Mission development will also be the spectacular new site of ECS’s CHEFS workforce development program and an affiliated foodservice social enterprise. Since its founding, over 1,000 formerly homeless and very low income students have participated in the CHEFS program: A free, five-month training program that provides instruction in the technical and professional culinary skills in high demand in San Francisco’s booming food service industry. Combining classroom instruction, case management, in-kitchen hands-on training, and internships at local restaurants or institutional kitchens, CHEFS changes lives. Students with a prior experience of homelessness develop the skills and the confidence to gain and sustain employment, improve their financial stability, and make homelessness a thing of the past.

At the new site, CHEFS will finally have its own purpose-built, state-of-the-art training center with a dedicated teaching kitchen, abundant institutional food storage, classroom space, and offices for instructors, case managers, and vocational specialists – a place to inspire pride, build dreams, and find support. A robust revenue-generating culinary social enterprise will be co-located within the space, offering CHEFS students a period of transitional employment in catering or commercial meal preparation, deepening their workplace readiness in a supervised setting. Some commercial frontage has been designated for a café or retail space, offering high quality, nutritious prepared meals for sale to the neighborhood.


https://ecs-sf.org/1064-1068-mission-street/#

Can anybody confirm this is what's going up?
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  #10334  
Old Posted Aug 4, 2020, 12:06 AM
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Originally Posted by Pedestrian View Post
Can anybody confirm this is what's going up?
I do recall there was a parcel next to the federal courthouse on 7th that the city was able to pick up for cheap (or free) if they used it for affordable housing.
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  #10335  
Old Posted Aug 4, 2020, 4:25 AM
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Pedestrian - FYI - Just east of the what you saw at 1036 Mission is the Tenderloin Neighborhood Development Corporation's low income housing which was open to a lottery a few years ago & has been built.
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  #10336  
Old Posted Aug 6, 2020, 7:09 AM
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08/05/2020 1629 Market Street

Walked by today on the way to Safeway & took this photo, & see that this row of buildings has been gutted & braced. Any thoughts on saving a façade & building a high rise inside?

8/5/2020 - 1629 Market St. San Francisco
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  #10337  
Old Posted Aug 6, 2020, 7:42 AM
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Originally Posted by Jerry of San Fran View Post
Walked by today on the way to Safeway & took this photo, & see that this row of buildings has been gutted & braced. Any thoughts on saving a façade & building a high rise inside?

8/5/2020 - 1629 Market St. San Francisco
Not a highrise. This is this project I assume:

Quote:
Transformative Market Street Project Slated for Approval
October 11, 2017

Plans for the proposed 584-unit development to rise up to ten stories in height across the Market Street parcels upon which the Civic Center Hotel (1601 Market), Local 38 Plumbers and Pipefitters Union Hall (1621 Market) and two-story Lesser Brothers Building (1629‐1637 Market) currently sit are slated to be approved by San Francisco’s Planning Commission next week.

In addition to the 584 units of housing (of which 107 would be below-market-rate, supportive efficiency units), the 1629 Market Street project includes 13,000 square feet of new ground floor restaurant and retail space; a new 32,000 square foot union hall for the UA Local 38; an underground parking garage for 316 cars; and over 23,000 square feet of privately-owned, publicly-accessible open space (POPOS), including an 18,000-square-foot open space at the corner of Brady and Colton which has been redesigned and newly dubbed Mazzola Gardens.

. . . the project would be constructed in two phases over 44 months, with a total of six new structures rising behind the existing Civic Center Hotel structure and Lesser Brothers Building’s facade

. . . the project’s Environmental Impact Report identified a number of potentially significant impacts with respect to cultural resources (primarily the majority demolition of the Lesser Brothers Building which is considered a historical resource) and potential transportation and circulation impacts for the burgeoning Hub District site, it also identified proposed mitigation measures to match.







https://socketsite.com/archives/2017...-approval.html

This is probably proceeding now because it contains so much affordable housing.
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  #10338  
Old Posted Aug 6, 2020, 6:31 PM
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Originally Posted by Jerry of San Fran View Post
Any thoughts on saving a façade & building a high rise inside?
Hi Jerry,

There are examples of facadism all over downtown. The first that come to mind are 345 California and Citicorp (Sansome and Sutter), but there are plenty of others. 706 Mission probably qualifies too.

Then there are lots of smaller examples in the Tenderloin and South of Market, where the planning department has designated old auto garages or warehouses as historic (lotta people on Socketsite complain about that).

If you think I'm using too broad a definition, there's also 460 Montgomery.

Developer arguments against are usually that the building isn't worth preserving and, when the planning department requires a setback to preserve the prominence of the facade, it reduces the buildable envelope too much.

Preservationist arguments against are that, when only the facades are preserved and the interiors are gutted and all the old small shops are replaced with--usually--a large empty lobby, then you've tossed out what was interesting about the buildings and turned them into wallpaper.

Last edited by pseudolus; Aug 6, 2020 at 6:59 PM.
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  #10339  
Old Posted Aug 7, 2020, 5:58 AM
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Two other prominent examples of façadism downtown are the massive front of The Emporium at the Westfield San Francisco Centre and the former PG&E substation at the Contemporary Jewish Museum. To my knowledge, 345 California doesn’t have any, at least not that is prominent or very noticeable. 706 Mission and the old structure across from it at the St. Regis are both questionable since the entire structures were retained with the floors and incorporated into their new tower developments, though interior partitions removed.
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  #10340  
Old Posted Aug 7, 2020, 5:01 PM
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Originally Posted by Pedestrian View Post
I took a ride around town today just to get out of the house and see some of the stuff you guys have been photographing.

Near 7th and Mission, north side, I came across a project underway that I didn't recognize and now believe to be this:


https://ecs-sf.org/1064-1068-mission-street/#

Can anybody confirm this is what's going up?
Happened to walk by this the other day and can confirm that it is the 1064 Mission project, and foundation work is underway.
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