HomeDiagramsDatabaseMapsForum About
     

Go Back   SkyscraperPage Forum > Global Projects & Construction > City Compilations


Reply

 
Thread Tools Display Modes
     
     
  #11581  
Old Posted May 3, 2023, 10:23 PM
Charmy2 Charmy2 is online now
Registered User
 
Join Date: Jan 2022
Location: San Francisco
Posts: 347
Quote:
Originally Posted by homebucket View Post
Updated height on this one and up for review by the PC tomorrow:

SAN FRANCISCO | 450 O'Farrell St | APPROX 211 FT | 17 FLOORS
Cool! Looks pretty nice. I dig the height bump but I wish they kept the Fifth Church's facade tho.
Reply With Quote
     
     
  #11582  
Old Posted May 15, 2023, 6:13 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
The site:
https://goo.gl/maps/mNx1MGETCihUnnHn8

Quote:
Restoration Planned At 421 Leavenworth Street In Tenderloin, San Francisco

BY: YIMBY TEAM 4:30 AM ON MAY 15, 2023

New plans have been proposed for the restoration of Sierra Madre Apartments at 421 Leavenworth Street in Tenderloin, San Francisco. The project proposal includes the restoration and rehabilitation of the six-story apartment building that caught fire in 2021.

Levy Design Partners is the architect for the project.

The project site is a parcel spanning an area of 5,777 square feet. The scope of the project includes the restoration and rehabilitation for 47 public housing apartments and a community room. Proposed work consists of stair repair in kind, window repair. Replacement work includes door replacement, electrical feeders, damaged galvanized waste pipe and water supply lines. New interior finishes, new plumbing and lighting fixtures are proposed. Removal and repair of gas lines, voluntary seismic, rearrangement of the ground floor spaces, new fire protection system, new fire alarm system, new exhaust and HVAC system, and new mobility and communications units, are also proposed.

The building will feature residential built-up space spanning an area of 20,187 square feet. Open space spanning 872 square feet will also be available. The six-story building will have 42 studio apartments and 5 one-bedroom apartments.
https://sfyimby.com/2023/05/restorat...francisco.html
Reply With Quote
     
     
  #11583  
Old Posted May 15, 2023, 6:19 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Quote:
Inside the SF building that could be a model for office-to-housing conversions
Tessa McLean, SFGATE
May 15, 2023

Even on a rainy San Francisco day, light floods the nearly floor-to-ceiling windows lining the walls of the Warfield Building. Exposed brick borders the windows, giving the office space a decidedly hip feel, one that echoes the urban loft vibe that was once so trendy in major cities. Market Street bustles below, but the street noise is minimal, and from the high floors, the views stretch out to Bernal Hill and beyond.

These office conference rooms could someday be someone’s bedroom, if local developer Group I can get past the city’s Byzantine permitting process and execute an incredibly rare office-to-residential conversion project, which many have billed as one of the only reasonable solutions to the city’s perpetual housing crisis. As downtown San Francisco continues to struggle to revitalize itself post-pandemic, transforming office buildings into housing has been talked about as something of a golden ticket. Not only would it help to make a dent in the city’s woefully inadequate housing supply, but it could also rejuvenate a district that desperately needs a boost, especially as more businesses continue to close.

Office conversion is notoriously difficult; most buildings lack the building depth necessary to create homes people would want to live in. Some downtown buildings have been identified as better candidates for conversions. The corner mid-rise at 988 Market St. is one such candidate, and its developer is pushing forward to make as many as 40 units of housing in the historic building.

Group I is still a ways away from making its project a reality, but the developer is nevertheless much further along than most others. It filed a preliminary application to convert five floors of offices in December 2022, and plans have since expanded beyond the initially proposed 34 apartment units. The apartments would be a mix of studios, one-bedrooms and two-bedrooms from the fifth to ninth floors. Nine of those units are slated for affordable housing. Construction would also add a basement bike room, transform some second-floor space into a gym, and give residents access to a communal roof deck.

Nothing about the exterior of the 1922 building would change, and 15,000 square feet of the building would remain office space. If the project stays within its current scope, it won’t need a full building retrofit, something that would have made the project financially unfeasible, Group I principal Mark Shkolnikov said. The project is estimated to cost $9 million, and barring any unexpected hurdles, would begin construction at the end of the year.

Since Group I began work at the historic building, several legislators have brought forward legislation that could encourage developers to do these types of conversions at downtown office buildings. Mayor London Breed and Board of Supervisors President Aaron Peskin introduced legislation in March that would exempt buildings in certain downtown zones from requirements such as rear yard space and a mix of unit types, while streamlining administrative approvals. Just last week, the legislation advanced, and is now set to go before the Board of Supervisors.

“The nature of office work is forever changed and this is a moment to reimagine downtown. But there is no silver bullet,” Peskin told SFGATE. “…[This legislation] signals that this is something that San Francisco wants, encourages and is going to facilitate.”

If approved, the legislation could speed up office-to-housing projects by 6 to 12 months, said Lily Langlois, principal planner in the SF Planning Department. It would likely remove the need for a public hearing, a notoriously difficult hurdle for San Francisco builders, and make the process more straightforward, Langlois said.

...

While these conversions can be a tough sell, San Francisco’s building stock is better poised than most to handle the transformations. In a recent report from public policy group SPUR, architecture firm Gensler found that 40% of the downtown buildings that were analyzed would be good candidates for conversion, as opposed to 20% nationally. The study took into account factors such as location, building size and layout.

The report posits San Francisco could get as many as 11,200 housing units from these conversions, though with the enormous caveat that each unit carries an estimated cost of $472,000 to $633,000 — and that’s without seismic upgrades, according to the SPUR study.

...

Construction costs coupled with declining rent make most of these projects impossible, Babsin said, but with new legislation at the city level, projects could get done in the future. He said the currently proposed legislation is a step forward, but there’s even more the city could do. He referenced something like a New York City project that created about 5,000 housing units in the 1990s and 2000s, when the city allowed for exempted property taxes for up to 12 years on conversions in lower Manhattan office buildings, as one possible option.

The city can’t do anything about construction costs or rental prices, but it does control fees and taxes,” he said. “That’s where it needs to push these levers.”

Group I, meanwhile, has applied for the Mills Act, a San Francisco program that reduces property taxes in exchange for the building owner’s commitment to upkeep a historic building, as one way to help make this project financially feasible.

As of now, there’s one other San Francisco property reportedly exploring conversion plans, though they’ve yet to submit anything to SF Planning, sources told SFGATE. As Group I trudges along, Shkolnikov said they’ve been encouraged by the amount of interest people have shown in their conversion plans.
https://www.sfgate.com/local/article...g-18096218.php
Reply With Quote
     
     
  #11584  
Old Posted May 15, 2023, 6:31 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Reply With Quote
     
     
  #11585  
Old Posted May 16, 2023, 4:51 AM
Jerry of San Fran's Avatar
Jerry of San Fran Jerry of San Fran is offline
Registered User
 
Join Date: Jun 2007
Location: San Francisco
Posts: 1,552
988 Market - Homebucket - thanks for the post. The floor plans helped me to see how it could be done. Will be interesting to see how this one progresses.
__________________
(Essex) Fox Plaza 52nd year resident in 2023 - (the building everyone loves to hate :------>))
Reply With Quote
     
     
  #11586  
Old Posted May 21, 2023, 12:56 AM
pequenosparkee pequenosparkee is offline
Registered User
 
Join Date: Jul 2022
Location: SF
Posts: 28
199 Potrero (former lampshade store apparently) got demo'd
https://goo.gl/maps/phM2vcw9eP1wWiM66

Looks like they want to expand the building next door (151 Potrero) - working on an office complex of 5 adjacent buildings
https://www.comstockrealtypartners.c...-san-francisco
Reply With Quote
     
     
  #11587  
Old Posted May 31, 2023, 4:53 PM
unpermitted_variance unpermitted_variance is offline
Registered User
 
Join Date: Mar 2021
Location: Oakland
Posts: 113
Per SFYIMBY, a very ambitious proposal at the base of Sutro Tower. About 40 units of subsidized teacher housing and 36 market-rate townhomes.

















Full article with details and more renderings:

https://sfyimby.com/2023/05/renderin...francisco.html


I can't even begin to imagine what the backlash is gonna look like here...
Reply With Quote
     
     
  #11588  
Old Posted May 31, 2023, 5:12 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Interesting proposal. Good to see some more affordable housing is being built. Architecture is quite good for its form as well. Only downside is the amount of parking but isn't surprising given the location, which makes me question if this is even an ideal site for housing. Surely there must be some other vacant space, either parking lot or derelict structure, in better proximity to public transit, where high density affordable housing can be built.
Reply With Quote
     
     
  #11589  
Old Posted May 31, 2023, 6:39 PM
Busy Bee's Avatar
Busy Bee Busy Bee is online now
Show me the blueprints
 
Join Date: Feb 2006
Location: on the artistic spectrum
Posts: 10,302
Whether or not the peak of Mt. Sutro at the end of a meandering culdesac is an ideal place for a dense amount of affordible housing is something you had to think about? I suppose it could work if living this high and removed from transit and walkability is viewed as a sort of "price you pay" but the only thing that would make less sense for this site would be dedicated housing for the blind or physically handicapped.
__________________
Everything new is old again

There is no goodness in him, and his power to convince people otherwise is beyond understanding
Reply With Quote
     
     
  #11590  
Old Posted Jun 1, 2023, 1:18 AM
JManc's Avatar
JManc JManc is online now
Dryer lint inspector
 
Join Date: Feb 2003
Location: Houston/ SF Bay Area
Posts: 37,787
Is Sutro an active telecommunications tower? If so, I'd be concerned about growing a third arm or having brain scrambled being that close to it.
Reply With Quote
     
     
  #11591  
Old Posted Jun 1, 2023, 4:19 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Quote:
Originally Posted by Busy Bee View Post
Whether or not the peak of Mt. Sutro at the end of a meandering culdesac is an ideal place for a dense amount of affordible housing is something you had to think about? I suppose it could work if living this high and removed from transit and walkability is viewed as a sort of "price you pay" but the only thing that would make less sense for this site would be dedicated housing for the blind or physically handicapped.
Biking here would be a challenge even with an electric bike.

It does look kinda cool though especially with Sutro Tower as the backdrop.

I say just build it.
Reply With Quote
     
     
  #11592  
Old Posted Jun 1, 2023, 4:44 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
The specs:
- 130 ft, 13 floors
- 230 units (59 micro-units, 48 studios, 24 1BR, 91 2BR, 8 3 BR)
- 8,870 sq ft for retail
- Parking for 0 cars and 148 bicycles

The site:
https://goo.gl/maps/JjRVnELPCpbBwtKFA (Hawthorne side)
https://goo.gl/maps/cVhmsBz4zNGYBDAN7 (Folsom side)

Quote:
Meeting For 120 Hawthorne Street In SoMa, San Francisco



BY: ANDREW NELSON 5:30 AM ON JUNE 1, 2023

The San Francisco Planning Commission is set to review plans and consider extending 2017-approved entitlements later this month for 120 Hawthorne Street in SoMa, San Francisco. The meeting is scheduled for June 15th. Equity Residential is listed as the property owner.

The 130-foot tall structure will yield around 202,450 square feet with 153,800 square feet of housing, 31,900 square feet of common space, and 8,870 square feet for retail. Parking will be included for 148 bicycles and no cars. Of the 230 apartments, there will be 59 micro-units, 48 studios, 24 one-bedrooms, 91 two-bedrooms, and eight three-bedrooms.

Handel Architects is responsible for the design. Facade materials will include silver aluminum, concrete pre-cast panel, and curtain-wall glass. The overall design will highlight the verticality of the infill structure. The Hawthorne-facing exterior will have two rows of double-height bay windows below a triple-height bay window and the mid-structure setback. The exterior facing Folsom Street will be a curtain-wall skin textured with vertical louvers and inset balconies. Glass railing will provide a slick transition to the amenity terrace and setback top floors. Private balconies will line the side of the lower eight floors.

The property will connect to an existing network of interior block pedestrian pathways. A new section of landscaped space will provide more open space to the existing SoMa Square Apartments complex, which Equity Residential owns.
https://sfyimby.com/2023/06/meeting-...francisco.html
Reply With Quote
     
     
  #11593  
Old Posted Jun 1, 2023, 4:44 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Reply With Quote
     
     
  #11594  
Old Posted Jun 3, 2023, 10:53 PM
pequenosparkee pequenosparkee is offline
Registered User
 
Join Date: Jul 2022
Location: SF
Posts: 28

New placard up - affordable housing coming to 18th & Hampshire
https://www.2530-18th.org/

Also, ibeams seen in the 1850 Bryant lot
https://www.bizjournals.com/sanfranc...ment-sold.html

Last edited by pequenosparkee; Jun 4, 2023 at 6:17 PM.
Reply With Quote
     
     
  #11595  
Old Posted Jun 5, 2023, 2:40 PM
Jerry of San Fran's Avatar
Jerry of San Fran Jerry of San Fran is offline
Registered User
 
Join Date: Jun 2007
Location: San Francisco
Posts: 1,552
6/4/2023 - Yesterday I saw work is now being done at this site. It borders 3 streets, Van Ness, Grove & Dr Tom Waddell Pl., will be 8 stories tall. See drawings of the complex here: https://thekelsey.org/projects/civic-center/
There are now 2 sites being developed within 2 blocks of the Fox Plaza.
https://thekelsey.org/projects/civic-center/
2023_06_04 The Kelsey
__________________
(Essex) Fox Plaza 52nd year resident in 2023 - (the building everyone loves to hate :------>))
Reply With Quote
     
     
  #11596  
Old Posted Jun 9, 2023, 8:13 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
^ Here's SFYIMBY's report on the Kelsey. Overall, an awesome project. Great concept and excellent, urban minded spec sheet.

The specs:
- 84 ft, 8 floors
- 112 units (80 studios, 32 2BR)
- All of the units will be affordable; 25% of the units will be designated for disabled people
- 1,180 sq ft for a Disability Cultural Community Center
- Parking for 0 cars and 62 bicycles

The site:
https://goo.gl/maps/a3RrgdugTEQge2Gn8

Quote:
Groundbreaking for Affordable Kelsey Civic Center in San Francisco



By: Andrew Nelson 5:30 am on June 9, 2023

Construction officially started yesterday afternoon for the eight-story affordable housing project at 240 Van Ness Avenue in the Civic Center, San Francisco. The event, attended by Mayor London Breed, highlighted the project’s disability-forward approach for residents of the future 112 units. The project is co-developed by The Kelsey and Mercy Housing.

The Kelsey aims to become a successful model for residents that can inspire and be scaled nationwide. Co-founder and CEO of The Kelsey, Micaela Connery, describes that the Civic Center project will be “affordable to people with and without disabilities making 20-80% of the median area income; accessible to people with a spectrum of support, mobility, sensory, and cognitive access needs; and inclusive for all residents, with a resident services program designed to foster a connected community.”

“With creative thinking and a commitment to designing affordable housing that works for everyone, there’s no reason this kind of success can’t be replicated all over the country,” said Doug Shoemaker, president of affordable housing nonprofit Mercy Housing California.

The 84-foot tall structure will yield around 87,400 square feet with 1,180 square feet for the Disability Cultural Community Center. Of the 112 apartments, 80 studios will average 302 square feet and 32 two-bedrooms will average around 737 square feet. Parking will be included for 62 bicycles and no cars. A quarter of all units will be designated for disabled applicants.

...

WRNS Studio and Santos Prescott & Associates are jointly responsible for the design. The L-shaped building will be clad with vertical bands of white and complement its two neighbors, The Bowes Center next door and San Francisco City Hall just across Grove Street. The ground-level garden will provide an open courtyard, an eight-story air, and the defining character for the residential experience. Other on-site amenities will include the commons room, offices, and a rooftop deck.
https://sfyimby.com/2023/06/groundbr...francisco.html
Reply With Quote
     
     
  #11597  
Old Posted Jun 9, 2023, 8:16 PM
homebucket homebucket is online now
你的媽媽
 
Join Date: Jan 2012
Location: The Bay
Posts: 8,722
Reply With Quote
     
     
  #11598  
Old Posted Jun 10, 2023, 1:48 PM
pequenosparkee pequenosparkee is offline
Registered User
 
Join Date: Jul 2022
Location: SF
Posts: 28
3300 Club, site of five-alarm fire, will be affordable housing
https://missionlocal.org/2023/06/330...dable-housing/
Reply With Quote
     
     
  #11599  
Old Posted Jun 11, 2023, 5:14 AM
JManc's Avatar
JManc JManc is online now
Dryer lint inspector
 
Join Date: Feb 2003
Location: Houston/ SF Bay Area
Posts: 37,787
Too bad the dumpy two story building between this and City Hall is not being redeveloped
Reply With Quote
     
     
  #11600  
Old Posted Jun 11, 2023, 5:20 PM
citywatch citywatch is offline
Registered User
 
Join Date: Feb 2002
Posts: 6,435
Although built over 12 yrs ago, an update about this bldg just dropped within the past day or so....

Video Link


^ I've been fascinated by the economics & engineering....& politics....of a property that isn't too common.
Reply With Quote
     
     
This discussion thread continues

Use the page links to the lower-right to go to the next page for additional posts
 
 
Reply

Go Back   SkyscraperPage Forum > Global Projects & Construction > City Compilations
Forum Jump


Thread Tools
Display Modes

Forum Jump


All times are GMT. The time now is 11:29 PM.

     
SkyscraperPage.com - Archive - Privacy Statement - Top

Powered by vBulletin® Version 3.8.7
Copyright ©2000 - 2024, vBulletin Solutions, Inc.