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

[homebucket]

And the photos:







https://sfyimby.com/2023/10/construc...-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...

[homebucket]

Got some shots of the current rendition of the skyline from the TI Ferry.

Ferry Building work mostly complete

[azsunsurfer]

Originally Posted by fimiak

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?

IDK that sounds like excuses for gross mismanagement, corruption, and incompetence to me. So BART is going to service more areas with turnstile jumpers, not sure how that helps the middle class exactly?

[homebucket]

The specs for 80 Julian Avenue:
- 6 floors, 79 ft
- 21 beds for group housing
- 28,730 sq ft for community facilities
- 2,100 sq ft of open space
- Parking for 20 bicycles

The site:
https://maps.app.goo.gl/MY3PuzisbYA3v7g5A

The Village SF Among Winners Of National Mass Timber Design Competition



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

Plans for The Village SF Wellness Center is among the five winners of the national 2023 Mass Timber Competition. The contest was run by the Softwood Lumber Board and the USDA Forest Service, focusing on building toward net-zero construction. The five winners will receive a combined $2.2 million. The Village SF, a proposed multi-function community hub for indigenous peoples in San Francisco’s Mission District, is developed by Friendship House and several Native-led nonprofits.

...

The 79-foot tall structure will contain 41,610 square feet, split with 12,880 square feet for residential use, 28,730 square feet for community facilities, and 2,100 square feet of useable open space. Around 1,090 square feet of living roof area will make space for the urban agricultural rooftop farm. Parking is included for 20 bicycles. There will be 21 beds created in group housing.

PYATOK is the project architect. The exterior will be clad with terracotta louver detailing and fiber cement panels. New renderings show a lightly modified version of the original proposal. The mass timber structural elements will be a prominent feature of the facade, with a four-story rectangular column rising from the sidewalk.

https://sfyimby.com/2023/11/the-vill...mpetition.html

[homebucket]

And the renderings:









https://sfyimby.com/2023/11/the-vill...mpetition.html

[homebucket]

The specs for 2395 Sacramento Street:
- 7 floors, 77 ft
- 24 units (1 1BR, 10 2BR, 9 3 BR, 4 4 BR)
- 3 of the units will be affordable
- Parking for 26 cars and 42 bicycles

The site:
https://maps.app.goo.gl/migCwSYKv16FVZub8

Updated Design Ahead Of Meeting For Adaptive Reuse In Pacific Heights



BY: ANDREW NELSON 5:00 AM ON NOVEMBER 6, 2023

March Capital Management is continuing to pursue an adaptive reuse of the former private library for Cooper Medical College in San Francisco’s Pacific Heights neighborhood. Updated renderings show the firm is honing in on the design, led by BAR Architects, that includes interior renovations and expansion. The city’s Planning Commission is scheduled to review the plan in a public meeting this Thursday.

The structure will yield around 67,010 square feet with 45,770 square feet for housing, 5,540 square feet for the ground-level garage with stackers, and 700 square feet for bicycle parking. The ground level includes a shared amenity space connected to the lobby with windows over the entry courtyard from Webster Street for all residents.

The second level will distinguish the historic building from its new structures. A private backyard and podium-top planters will separate the six-story Webster Street addition from the historic structure and the seven-story Sacramento Street addition. The Sacramento Street addition is built into the east wall of the former library, while the Wesbter Street addition will have a three-story glass bridge connecting levels two through four with the library and a two-story glass bridge connecting levels five and six to the elevators in the Sacramento Street addition.

Once complete, the 77-foot-tall development will create 24 new homes, three designated as affordable. Apartment sizes have been adjusted, with a one-bedroom, ten two-bedrooms, nine three-bedrooms, and four four-bedrooms. Parking will be included for 26 cars using stackers and 42 bicycles.

BAR Architects is responsible for the adaptive redesign. The most visible change from the renderings is the reduced height for the street-facing exterior of the two apartment annexes. The cornice has been pushed down one floor to match the existing library, while the fenestration features historicized flourishes. Before, it had matched the structure’s setback rooftop height.

Above the pedestrian-visible datum on the new builds, BAR Architects write that “the top three and two levels (east and south respectively) of the proposed additions are treated as ‘attic levels’ with a matte-colored, medium grey metal panel system that is referential to the slate roof on the existing building.” Exterior materials will include “lightly colored, precast panel material with a combination of simple recessed and framed ‘punched’ window elements that mimic the proportions of the existing building.”

...

The former Health Sciences Library was designed in 1912 by one of the city’s most prominent architects, Albert Pissis. San Francisco Architectural Heritage writes that, “more than any other single architect, Albert Pissis changed the face of San Francisco in the two decades bracketing 1900, bringing to this strange frontier city the imperial pomp and gravity it so longed for.” Pissis, which rhymes with crisis, was part of the first wave of American architects to study in the Paris Ecole des Beaux-Arts. His additions to the city include the first Emporium building, the James Flood Building, the Mechanics’ Institute Library, and University Building on the UC Berkeley campus.

Construction is expected to cost around $10 million and last just 12 months. The cost figure is not inclusive of all development costs.

https://sfyimby.com/2023/11/updated-...c-heights.html

[homebucket]

And the renderings:









https://sfyimby.com/2023/11/updated-...c-heights.html

[homebucket]

The specs for 3300 Mission Street:
- 6 floors, 73 ft
- 35 units (35 studios)
- All of the units will be affordable
- 770 sq ft for retail
- Parking for 0 cars and 35 bicycles

The site:
https://maps.app.goo.gl/L76HYYbJGRipkT2b6

New Building Permits For Affordable Adaptive Reuse Of 3300 Mission Street



BY: ANDREW NELSON 5:30 AM ON NOVEMBER 6, 2023

New building permits have been filed for the adaptive reuse of 3300 Mission Street in Bernal Heights, San Francisco. The 100% affordable proposal will receive a fast-tracked approval process per the Mayor Lee-passed executive directive for the vacant building, which was damaged in a 2016 fire. The development team will include Mitchelville Real Estate Group, Bernal Heights Housing Corporation, and the Tabernacle Community Development Corporation.

...

BAR Architects is working with historical consultant Page & Turnbull for the design. Above the preserved horizontal plank-clad podium, the three-story additional will be wrapped with vertical dark-ash or aged-silver vertical wood planks, aluminum nail fin windows, and sawtooth bay windows. New green clay or ceramic tiles will provide a distinctive ground-level foundation that complements the fire escape stairwell. AWA Landscape Architect will be overseeing the ground-level streetscape and crowning rooftop deck. The deck will feature an open wood-tile space lined with planters.

The 73-foot-tall structure will yield around 22,240 square feet, with 20,960 square feet for housing and 770 square feet for retail. The project will create 35 studios, with six mobility units for wheelchair users and four communication units with audible/visual elements for residents who can’t hear the doorbell and fire alarm.

The project application writes that “each studio will be a minimum of 200 square feet and a maximum size of 350 square feet and feature its own private bathroom and kitchen.” The main lobby will connect residents with a laundry room, parking for 35 bicycles, and a storage room. The price range will be affordable to households earning between 30% to 80% of the Area’s Median Income. Alongside the Mayor’s Executive Directive 13-01, Mitchelville will use the State Density Bonus, Assembly Bill 2011, and Senate Bill 35 to increase residential capacity and streamline approval.

The existing building was gutted by a fire in June 2016. Prior, the structure held the 3300 Club bar and 24 single-room occupancy units.

The project team will include Telamon as the civil engineer, Holmes as the structural engineer, and EDesignC for MEP Engineering. City records show the property sold in September 2017 for $2.85 million.

Construction is expected to cost around $19.6 million, with work starting as early as Spring 2025. Completion is expected before the end of 2026.

https://sfyimby.com/2023/11/new-buil...on-street.html

[homebucket]

And the renderings:







https://sfyimby.com/2023/11/new-buil...on-street.html

[twinpeaks]

^^^
Really cool adaptive reuse and expansion for both projects. Hopefully more project like these all over the city without the "illegal" discretionary reviews that's been happening in the past

[homebucket]

The specs for 333 12th Street:
- 7 floors, 85 ft
- 200 units (98 2BR, 88 4BR, 14 5BR)
- All of the units are affordable
- Parking for 0 cars and 125 bicycles

The site:
https://maps.app.goo.gl/Fji3z6JsRz9HibCo7

City Opens Permanently Affordable Housing At City Gardens, SoMa



BY: ANDREW NELSON 5:00 AM ON NOVEMBER 7, 2023

The City of San Francisco has officially opened the 2021-built apartment complex as a permanently affordable supportive housing facility at 333 12th Street in SoMa. The project was developed by Panoramic Interests and grabbed headlines as the first in San Francisco to utilize the State Density Bonus program. The city purchased the development last summer, less than a year after opening.

Now that the building is run by the San Francisco Department of Homelessness and Supportive Housing, it contributes 200 units to the city’s supply of permanent supportive housing. Shireen McSpadden, Executive Director of the HSH Department, shared in a press release, “City Gardens offers a fresh start and a pathway towards stability to families that have experienced the hardships of homelessness. We are immensely grateful to the vision, partner, and community support and funding that made this project possible.”

As of our last reporting, the property was three-fifths occupied. Current residents will not be asked to leave, but once someone moves out, the unit will be offered for unhoused families as permanent supportive housing.

That funding has included $56.7 million from State Homekey and nearly $100 million from San Francisco’s 2018-approved Proposition C. New residents in City Gardens are expected to gain access to support services such as case management, mental health counseling, and more from nonprofit Abode Services. Louis Chicoine, CEO of Abode, shared that “we are thankful to have been brought on by the City and County of San Francisco to operate such a beautiful and meaningful building that is now home to many San Franciscans.”

The 85-foot tall structure rises from the 0.59-acre site to have 145,640 square feet of total floor area, with parking for 125 bicycles and no cars, owing to the area’s transit density. Of the 200 units, there are 98 two-bedrooms, 88 four-bedrooms, and 14 five-bedrooms. Macy Architecture and BDE Architecture were responsible for the design.

https://sfyimby.com/2023/11/city-ope...dens-soma.html

[homebucket]

Originally Posted by twinpeaks

^^^
Really cool adaptive reuse and expansion for both projects. Hopefully more project like these all over the city without the "illegal" discretionary reviews that's been happening in the past

Agreed!

[OneRinconHill]

It sounds like they found a loophole to not allow a veto?

https://sfyimby.com/2023/11/plans-su...francisco.html

[OneRinconHill]

Also its not the prettiest building but I'm not opposed to a new 840 foot residential tower either!

[homebucket]

^ Nice! Let’s hope it actually gets built.

[homebucket]

Main project thread updated: SAN FRANCISCO | 530 Howard St | 840 FT | 71 Floors

[Charmy2]

Wow, that's some great news to see! Fingers crossed we actually get to see it rise and not get put on hold indefinitely like Oceanwide and Parcel F.