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  #11561  
Old Posted Apr 11, 2023, 5:55 PM
BobbyMucho BobbyMucho is offline
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I somewhat shockingly noticed that the Phoenix Bar on Valencia was demoed recently. I know it was approved and moving forward but shocked me when I came upon it.



I can't recall what the last round of renderings looked like but don't remember being excited. Regardless, change is a coming to this tiny little lot.
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  #11562  
Old Posted Apr 11, 2023, 6:18 PM
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Originally Posted by BobbyMucho View Post
I took a quick spin through Mission Bay and noticed that Mission Rock Parcel F is getting its green, terracotta facade as it nears top-out. Happy to see some color in this area.



Speaking of green, I also noticed a TON of trees staged on the north side of the project where the waterfront park is going in. Hoping that it means it'll be near complete by the end of summer?
Thanks for the update!

I'm liking how the green is turning out. On a sunnier day, especially when the sun is low, I think the light should help add a really nice sheen to the glazed green ceramic tile, and coupled with the series of alternating angles of the terraces, we should see some really interesting and dynamic textures as well.
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  #11563  
Old Posted Apr 11, 2023, 7:57 PM
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Jerry of San Fran Jerry of San Fran is offline
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BobbyMucho - I was by there Easter Sunday & also took a photo. I look forward to visiting the new neighborhood when the Constuction is complete. A city within a city.
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  #11564  
Old Posted Apr 12, 2023, 10:46 PM
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Some recent aerials of SF:





PC: homebucket
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  #11565  
Old Posted Apr 12, 2023, 11:19 PM
Charmy2 Charmy2 is offline
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Originally Posted by homebucket View Post
Looks awesome. I can't wait to see it come to fruition!
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  #11566  
Old Posted Apr 13, 2023, 2:22 PM
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  #11567  
Old Posted Apr 13, 2023, 2:53 PM
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Originally Posted by Charmy2 View Post
Exciting!

New thread here: SAN FRANCISCO | 2700 Sloat Boulevard | 589 FT | 50 FLOORS
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  #11568  
Old Posted Apr 17, 2023, 3:17 PM
homebucket homebucket is online now
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Interesting infill project.

The specs:
- 89 FT | 8 FLOORS
- 137 hotel rooms over 18,840 sq ft
- Rooftop POPOS
- Parking will be included for 0 cars and 12 bicycles
- Public transit access: 3 min walk to Powell station

The site:
https://goo.gl/maps/e55dTY94pn9qykwUA

Quote:
Project Profile Submitted For 12 Mint Plaza Pod Hotel In SoMa, San Francisco



BY: ANDREW NELSON 5:30 AM ON APRIL 17, 2023

The project profile has been submitted to the Planning Commission for an eight-story hotel at 12 Mint Plaza in SoMa, San Francisco. The plans will replace a two-story structure with a new pod-style hotel inspired by the Japanese examples. Kansas-based Elsey Partners is responsible for the development.

The 89-foot tall structure will yield around 18,840 square feet for 137 hotel rooms. Each sleeping floor will connect to a locker room and shared bathrooms. On the eighth floor, a bar and breakfast area will offer guests a place to eat and socialize. Parking will be included for 12 bicycles. Crowning the structure, the landscaped rooftop will be a P.O.P.O.S. accessible to the public.

Prime Design, an in-office design studio for Elsey Partners, is the project architect. Rounded window frames include three portals spelling out the word ‘pod’ facing Mint Plaza. Facade materials include wood slat screening, brass accent, and gray stucco. According to the studio,“a subtle nod to the city and the gold once stored within the mint takes form through gold strips. When viewed from the right angle, the strips rooted in the ground and moving onto the facade, mimic the San Francisco skyline.”

Demolition will be required of the existing two-story structure, built in 1919. Hotel guests will find themselves in the heart of the city, a block from 5th Street and Market, where public transportation options include the bus, light rail, and BART via the Powell Street Station.
https://sfyimby.com/2023/04/project-...francisco.html
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  #11569  
Old Posted Apr 17, 2023, 3:19 PM
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  #11570  
Old Posted Apr 18, 2023, 3:29 AM
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Taking a gamble in that immediate area but that is still pretty damn cool. Quick access to most of the city via Powell. Plus a 3 block walk to one of my favorite cocktail bars.
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  #11571  
Old Posted Apr 19, 2023, 2:44 PM
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Construction Starts For New SFSU Student Housing



BY: ANDREW NELSON 5:30 AM ON APRIL 19, 2023

Construction has started for the new San Francisco State University student housing project. The official groundbreaking ceremony for West Campus Green was held one week ago. With crews on-site, the university aims to open the new facility just in time for the fall of next year for first-year students.

...

The dorm will rise six floors spanning 120,000 square feet. According to the project description, the residence will use a ‘pod’ concept approach, clustering 12 rooms with three students in each room to share bathroom facilities and a study lounge. As part of the master plan, the second three-story structure will rise next to the dorm with a dining facility and the Gate Health Center. The space will include offices for Student Health Services, Health Promotion & Wellness, and Counseling & Psychology Services.

EHDD is the project architect. The firm plays with solid metal panels separated by transparent glass connectors. Six haphazard facades will overlook the central gathering space, all aiming to solidify West Campus Green as the central gravitational social force on the SFSU campus. EHDD’s project design lead and Principal, Lynne Riesselman, shared at the event that “as we developed this project our biggest goal was to foster a vibrant community,” says, “making sure incoming students have every chance to build connections and that in their first home away from home they find a place of belonging.”
https://sfyimby.com/2023/04/construc...t-housing.html
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  #11572  
Old Posted Apr 19, 2023, 2:46 PM
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  #11573  
Old Posted Apr 19, 2023, 2:51 PM
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That student housing looks great if they use the right materials.
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  #11574  
Old Posted Apr 21, 2023, 3:47 PM
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Quote:
S.F. approves housing plan on infamous Nordstrom parking lot, and two more contentious sites
J.K. Dineen
April 20, 2023

Under heavy pressure from state housing officials, the San Francisco Planning Commission on Thursday approved a trio of contentious developments, including the infamous proposed 495-unit tower on a Nordstrom valet parking lot in the Mid-Market neighborhood.

With a commission hearing room as full as its been since the pandemic, commissioners OK’d not only 469 Stevenson St., which became the poster child for San Francisco obstructionism when the Board of Supervisors killed it 18 months ago, but also smaller and far more controversial developments on the northern edge of Chinatown and near Dolores Park.

Taken together, the trio of votes demonstrated in stark terms how control over what kind of housing is built in San Francisco has shifted from city hall to Sacramento, where a slew of new laws passed over the last few years have made it nearly impossible for neighbors and politicians to delay or torpedo most residential developments.

Ironically, the tower at 469 Stevenson St., which was the case that prompted the California Department of Housing and Community Development to investigate, was perhaps the least controversial of the three.

In that case, the Planning Commission had actually approved the project the first time, but it was appealed to the Board of Supervisors by TODCO, a SoMa nonprofit affordable housing owner. TODCO leader John Elberling, who led the charge on the first appeal, said he would not appeal Thursday’s vote because he feels that the tower will never be built given the severe economic downturn the city’s central neighborhoods are grappling with.

...

The project was approved 4-2 with commissioners Theresa Imperial and Kathrin Moore voting “no.”

North Beach resident Ira Kaplan called the saga “an embarrassment for our city” and a “clown show.”

The votes come as the city is faced with the daunting — many would say impossible — state-mandated task of building 82,000 units over the next eight years, about 55% of which are supposed to be affordable to low- and moderate-income households. Under the city’s “housing element” plan, that housing would be mostly clustered on the west side of town, an area that has had little new development in the last 40 years.

...

While the symbolism of elected officials siding with a luxury department store parking lot over nearly 500 apartments — 73 of which would be affordable — became a rallying call for the city’s political moderates, it was the other two votes that proved to be more contentious on Thursday.

At 1181 Washington St., the commission approved 10 units — nine townhomes and a single family home to replace the one currently on the property. Those townhomes will cast shadows upon about 17% of the outside space of the Betty Ong Recreation Center’s playground, which neighbors testified is a crucial source of open space for residents in North Chinatown, many of them seniors who live in residential hotels.

Several Chinatown residents said the development would cut off sunshine and fresh air from elderly residents who have no other recreation spaces nearby.

“A lot of SRO families who live in Chinatown and Nob Hill depend on having access to this park,” said Maggie Dong, a planner with Chinatown CDC, adding that having a four-story building on the edge of the park would be “very detrimental to the community.”

While multiple commissioners said they were displeased with the proposed building, they stressed that there was only so much they could do with state law. The proposal is a state density bonus project, which makes it an “as right” code-compliant project. By rejecting the proposal, the commission would have run afoul of state laws.

...

The third project given the green light was 3832 18th St., a 19-unit group home development near Dolores Park which was approved last year after city planners cut a floor from the proposal in order to appease neighboring residents. But, in January, state housing officials sent a letter to the city saying reducing the project from six stories to five stories was a violation of state law.

On Thursday, Brian O’Neill, an attorney for the developer, asked the commissioners to “correct this mistake and restore the sixth floor.”

Under recent legislation proposed by Mayor London Breed, developments like the one on Washington Street and the one on 18th would not have to go before the planning commission — which pro-housing advocates argue will make it easier and faster to build in the city.

“These projects shouldn’t have been at Planning Commission in the first place,” said Jeff Cretan, spokesman for Breed. “We should be setting the rules and moving projects forward quickly that meet those rules to get housing built now. We should not be adding months and years onto the process.”

Still, in a city where local activists and their elected representative are used to controlling what gets built and where, Attorney Scott Emblidge, who represented opponents of the Washington Street project, said the city should be upfront with residents if the commission has become powerless.

“I understand the constraints of state law and I understand the need for more housing,” Emblidge said. “But not every housing project is a good housing project.”
https://www.sfchronicle.com/sf/artic...t-17908727.php
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  #11575  
Old Posted Apr 21, 2023, 5:11 PM
theskysthelimit theskysthelimit is offline
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TODCO leader John Elberling, who led the charge on the first appeal, said he would not appeal Thursday’s vote because he feels that the tower will never be built given the severe economic downturn the city’s central neighborhoods are grappling with.


This quote basically sums up everything that is wrong with this City and the minority of people who can stall a project like this indefinitely.
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  #11576  
Old Posted Apr 21, 2023, 5:18 PM
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Quote:
Originally Posted by theskysthelimit View Post
TODCO leader John Elberling, who led the charge on the first appeal, said he would not appeal Thursday’s vote because he feels that the tower will never be built given the severe economic downturn the city’s central neighborhoods are grappling with.


This quote basically sums up everything that is wrong with this City and the minority of people who can stall a project like this indefinitely.
Apparently there are "a slew of new laws passed over the last few years have made it nearly impossible for neighbors and politicians to delay or torpedo most residential developments."

Hopefully these laws actually work or get turnt up even more, since it clearly didn't in this case.
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  #11577  
Old Posted Apr 24, 2023, 3:46 PM
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Need hundreds more of these similarly scaled projects up and down Geary.

The specs:
- 86 FT | 7 FLOORS
- 98 units (41 studios, 57 1BR)
- All of the units will be affordable for seniors earning 15-50% of AMI
- Parking will be included for 16 cars

Quote:
Senior Housing Underway At 4200 Geary Boulevard In Richmond District, San Francisco



BY: ANDREW NELSON 5:30 AM ON APRIL 24, 2023

Construction has started for 4200 Geary Boulevard, a seven-story affordable senior housing project rising in San Francisco’s Richmond District. The development is now looking toward completion in early 2025, with applications opening in the fourth quarter of next year. Tenderloin Neighborhood Development Corporation is the project developer.



https://sfyimby.com/2023/04/senior-h...francisco.html
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  #11578  
Old Posted Apr 25, 2023, 5:02 PM
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Mission office vacancy is second-lowest in San Francisco
by LINGZI CHEN
APRIL 25, 2023

In sharp contrast to downtown San Francisco, office buildings in the Mission, buoyed by small businesses and larger tech companies, have fared far better than the rest of the city in remaining occupied. Data shows that Mission office space is as full as it was before the pandemic.

“The Mission is doing pretty well,” said Nigel Hughes, senior director in market analytics for CoStar, a company that tracks commercial real estate information that provided an analysis of Mission District office space. Its analysis shows the office vacancy rate in the Mission at only 11.3 percent year-to-date — almost exactly equal to the 11.5 percent vacancy rate at the end of 2019.

That is the second lowest in San Francisco: Civic Center, where many office buildings are occupied by local, state, and federal government agencies, is sitting at 6 percent vacancy. The Financial District, SoMa and Showplace Square each have about a 25 percent vacancy rate.

...

The Mission is a much smaller submarket than the Financial District: The neighborhood has a little over 2 million square feet of office space, compared to 60 million square feet in the Financial District; San Francisco as a whole has some 113 million square feet of office space.

It is such a small office market that it is not even tracked by CBRE, a real estate brokerage firm that recently reported a 29.4 percent office vacancy rate in San Francisco.

“The Mission District falls outside of our statistical set due to the overall size and mixed-use nature of most of the office inventory,” said Konrad Knutsen, associate director of field research at CBRE.

CoStar, which does track the Mission’s commercial and office space, shows the Mission doing significantly better than nearby neighborhoods because of its variety.

Office tenants in the neighborhood are often in sectors like education, government agencies, non-profits, and local businesses. “There’s a different sort of tenant group than you would get in downtown San Francisco,” Hughes said, adding that the diversified sectors populating Mission office buildings are “not as volatile as the tech industry” and have downsized less, reducing the vacancy rate.

And tech, in the Mission at least, has actually kept office occupancy afloat: In 2020, the artificial intelligence company Open AI, the creator of the now-famous ChatGPT, signed a new lease for about 100,000 square feet at 575 Florida St., which it occupied in 2022. That one lease played a large role in reducing the overall Mission vacancy rate last year, Hughes said.

For Louis Thibault, a San Francisco-based senior analyst with the commercial real estate firm Avison Young, the Mission attracts a certain kind of office tenant: businesses that are new and growing but do not yet have capital for a downtown move. “They’ll usually take a spot in the Mission and then once they get enough funding, they will probably go somewhere else where they have a nicer building.”

The Mission’s office stock is also different from the Financial District’s: smaller, shorter, older, and more scattered buildings where offices sit atop retail storefronts.

Tech is drawn to the neighborhood because the Mission is “a lot cheaper” than other parts of San Francisco and has easy transit access, said Thibault.

“It’s an incubator submarket,” said Dina Gouveia, regional lead for Northern California at Avison Young. The Mission is a more “livable, walkable neighborhood.” And while the vibrancy of the Financial District is heavily reliant on the daytime office workers, “you don’t see that necessarily in the Mission because it’s closer to where people are living.”
https://missionlocal.org/2023/04/mis...san-francisco/
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  #11579  
Old Posted Apr 27, 2023, 5:08 PM
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Nice little infill.

The specs:
- 75 ft, 7 floors
- 22 units (2 studios, 9 1BR, 10 2BR, 1 3 BR)
- Parking for 0 cars and 22 bicycles

The site:
https://goo.gl/maps/PJdCezY16Jp9QU8K8

Quote:
New Housing For 580 Minna Street In SoMa, San Francisco



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

Plans are moving along for the seven-story residential infill at 580 Minna Street in SoMa, San Francisco. The proposal will replace a vacant parcel near BART with twenty homes. San Francisco-based Harty & Harty Properties is the project applicant.

Unit sizes will vary with two studios, nine one-bedrooms, 10 two-bedrooms, and one three-bedroom unit. The 75-foot tall structure will yield around 18,470 square feet, with 18,150 square feet for housing and 1,590 square feet for shared open space. Parking will be included for 22 bicycles and no cars, a decision to promote local public transit and reduce congestion.

SIA Consulting is responsible for the design. Facade materials will include smooth stucco, fiber cement panels, horizontal siding, and flat metal. The exterior will be elevated with two shallow four-floor-high bay window features.
https://sfyimby.com/2023/04/new-hous...francisco.html
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  #11580  
Old Posted May 3, 2023, 3:33 PM
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Updated height on this one and up for review by the PC tomorrow:

SAN FRANCISCO | 450 O'Farrell St | APPROX 211 FT | 17 FLOORS
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