San Francisco Development News

[FourOneFive]

San Francisco Development News


image hosted on flickr

Knapsack Hike 04 by Tom Hilton, on Flickr


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I decided to carry this thread over from SkyscraperPage.com to give everyone a rundown of San Francisco's projects. Enjoy!

San Francisco Now:



Recently Completed

JP Morgan Chase Building

function: office
height: 433'
floors: 31
architect: Cesar Pelli Architects
completion: 2002

Rendering:




The Paramount

function: residential
height: 420'
floors: 43
architect: Elkus/ Manfredi Architects
completion: 2002

Rendering:





Four Seasons Hotel and Residences

function: residential, hotel
height: 398'
floors: 40
architect: Gary Edward Handel & Associates
completion: 2001

Rendering:




199 Fremont

function: office
height: 364'
floors: 27
architect: Kaplan McLaughlin Diaz
completion: 2000

Rendering:





101 Second

function: office
height: 354'
floors: 26
architect: Craig Hartman of SOM
completion: 2000

Renderings:





55 Second

function: office
height: 330'
floors: 25
architect: Heller Manus Architects
completion: 2002

Renderings:




150 California

function: office
height: 330'
floors: 23
architect: HOK
completion: 2000

Rendering:




W Hotel

function: hotel
height: 315'
floors: 31
architect: Hornsberger & Worstell
completion: 1999

Rendering:




Two Folsom (Gap Inc. Headquarters)

function: office
height: 275'
floors: 15
architect: Robert A.M. Stern
completion: 2000

Rendering:




Bridgeview Towers

function: residential
height: 250'
floors: 26
architect: HKS Inc.
completion: 2002

Rendering:




The Metropolitan I and The Metropolitan II

function: residential
height: 250' and 200'
floors: 27 and 22
architect: Heller-Manus Architects
completion: 2004

Renderings:



Avalon at Mission Bay I

function: residential
height: 160'
floors: 16
architect: Fisher Friedman Architects
completed: 2003

Images:




250 King Street also known as The Beacon

function: residential
height: ~160'
floors: 16
architect: SOM
completion: 2003

Rendering:


************************************************
Under Construction

St. Regis Museum Tower

function: residential, hotel, museum/ cultural institution
height: 484'
floors: 42
architect: SOM
completion: 2005

Renderings:




New Federal Building

function: office
height: 234'
floors: 18
architect: Thom Mayne and Morphosis
completion: 2005

Rendering:



Bryant Street Seawall I and II aka The Watermark

function: residential
height: 220'/ 135'
floors: 22/ 13
architect: Moore Ruble Yudell
completion: 2005

Rendering:



Avalon at Mission Bay II

function: residential
height: 160'
floors: 16
architect: GGLO architects
completion: 2007


UCSF Mission Bay Student Housing

function: residential
height: 155'
floors: 15
architect: SOM (?)
completion: 2005

Rendering:



199 New Montgomery

function: residential
height: 150'
floors: 16
architect: Heller Manus Architects
completion: 2005

Renderings:


*********************************************************************
Approved

These are the projects that are mostly likely to be constructed in the next few years.

301 Mission Street

function: residential, hotel
height: 625'
floors: 58
architect: Gary Handel + Associates
completion: 2007

Renderings:





555 Mission Street

function: office
height: 482'
floors: 34
architect: Heller-Manus Architects
completion: 2007/2008

Rendering:


*On hold due to high vacancy in Downtown San Francisco. Currently seeking anchor tenant. Barclays Global Investors has recently been listed as a possible tenant.


201 Folsom and 300 Spear Streets

function: residential
height: podium- 80'; 2 400' towers and 2 350' towers
floors: 40, 40, 35, 35
architect: Heller Manus Architects and Arquitectonica
completion: 2007-2009

Renderings:



* 300 Spear, which has been redesigned by the architecture firm, Arquitectonica, will be the first of the two projects to be built. As of April 2005, work has begun on the site.


InterContinental Hotel

function: hotel
height: 320'
floors: 31
architect: Patri Merker Architects
completion: 2007

Rendering:


(The rendering does not do the project justice!)

* The developer has lined up the financing for the project, and it should begin construction soon.


10th and Market

function: office, residential
height: the 14 story tower will rise to 150'; the 21 story tower will rise to 200'; and the 24 story tower will rise to 345'
floors: 3 separate towers rising to 24, 21, and 14 stories
architect: SOM
completion: 2006/2007

Rendering:
Poor rendering of the base of the 320' tower:



14 story tower:



* Office portion may be dropped, if city decides to purchase an existing building.


524 Howard Street

function: office
height: 310'
floors: 23
architect: Heller Manus and Robert Frank Architects
completion: ?

Renderings:


* 524 Howard is on hold as a result of the high office vacancy rate in downtown San Francisco. If entitlements are pulled, another project could move foward. Site is zoned for 450'- 400' (which means >500' with a crown and setbacks).


Exchange Place (350 Bush Street)

function: office
height: 250'
floors: 19
architect: Heller Manus
completion: 2007(?)

Rendering:



* Project is on hold. Project sponsor is currently looking for an anchor tenant. The current structures have been demolished on the site.


1146-1160 Mission Street

function: residential
height: 235'
floors: 24
architect: AGI Capital
completion: ?

Renderings:


* Project was approved by the Board of Supervisors on February 10, 2004.


48 Tahama Street

function: office/ residential
height: 216'
floors: 20
architect: Komorous-Towey Architects
completion: ?

Renderings:


* Approved September 2001.


325 Fremont Street

function: residential
height: 200'
floors: 20
architect: Baum Thornley Architects
completion: ?

Renderings:

available at http://www.btarchitects.com/indexf.html


Bovet Place

function: residential, retail
height: 200'
floors: 17
architect: Donald Macdonald Architects
completion: ?



*Project was approved in 2001, but no work has been done. In all likelyhood, entitlements have been (or will be) pulled and another project can move into site.

**************************************************************

Proposed

Harbor Village Resort

function: residential, commercial, open space
height: 3 towers: 650'
floors: 61 each
architect: ?
completion: ?

Renderings:

none

One Rincon Hill:

function: residential
height: 550' and 465'
floors: ?
architect: Solomon Cordwell Buenz & Associates
completion: 2007 (?)

Renderings:





45 Lansing Street

function: residential
height: 400'
floors: ?
architect: ?
completion: ?


340-350 Fremont Street

function: residential
height: 400'
floors: ?
architect: ?
completion: ?


399 Fremont

function: residential
height: 350'
floors: 37 (5 below grade parking levels)
architect: ?
completion: ?

Renderings: none


375 Fremont

function: residential
height: 350'
floors: 33
architect: Beverly Prior Architects
completion: ?

Renderings: none

* This tower may be eliminated under the plan being proposed by the Planning Department (see bottom of post). Unfortunately, this tower would sit too close to other towers on Rincon Hill.


535 Mission Street

function: residential
height: ?
floors: 30
architect: ?
completion: ?

Renderings: none

* This tower is a replacement for an office proposal made in the 1990s.


690 Market Street
renovation

function: residential, hotel
height: 312'
floors: 24
architect: ?
completion: 2006

Renderings:




1177 Market I, II, III, IV, and V

function: residential, retail
height: 240' - 120'
floors: 24 - 12
architect: Arquitectonica
completion: ?

Renderings:




*Project is being redesigned by Arquitectonica.


631 Folsom Street

function: residential
height: ~200'
floors: 21
architect: ?
completion: 2007 (?)

Renderings:





Pavilion Mixed Use Project

function: hotel (conference), residential, retail
height: residential portion ~200'
floors: ?
architect: Michael Willis Architects
completion: 2007-2008

Rendering:




********************************************************

Never Built

The Hemisphere

function: residential
height: 475'
floors: 51
architect: Heller Manus Architects
completion: n/a

Rendering:



* Project was cancelled. The Board of Supervisors voted on September 28, 2004 to use their powers of eminent domain to take the parcel that the Hemisphere would have occupied. The parcel is apart of the ROW for the new Transbay Terminal.


Bloomingdale's Hotel

function: hotel
height: 400'
floors: 31
architect: Hornberger + Worstell
completion: n/a

Renderings:




535 Mission Street

function: office
height: ?
floors: 24
architect: HOK
completion: n/a

Renderings:


* Project was dropped after office market was flooded with excess space. Developer is now seeking to build a 30 story, 251 unit residential tower on the site.


Sofitel Hotel

function: hotel
height: 320' (?)
floors: ~30
architect: SOM
completion: n/a

Rendering:



* Project was dropped after the economy soured. Another 500 room hotel project is being proposed for the same site, but the design will be different.

Sofitel Hotel- Other Proposal in Design Competition

function: hotel
height: ?
floors: 33
completion: n/a
architect: Hornberger + Worstell

Renderings:




* Proposal lost to SOM's Sofitel Hotel proposal.


************************************************************************
In addition to all these proposed projects, San Francisco is also developing plans for its first two high-rise residential neighborhoods, the Transbay Terminal and Rincon Hill. One tower in the Transbay Plan may include a new tallest for San Francisco!

Where the two project sites are located:



Rincon Hill:



Transbay Terminal:





If built as planned:




Other Notable Projects

Westfield San Francisco Center

status: under construction
function: retail, office
height: ?
floors: 8 (above ground); 1 (underground)
architect: (?) developer: Forest City/ Westfield
completion: 2006

Renderings:





James R. Herman International Cruise Terminal and Bryant Street Park

status: under construction
function: residential, retail, open space, office, maritime (cruise terminal)
height: n/a
floors: n/a
architect: SOM
completion: Bryant Street Seawall Condo Tower: 2005; Bryant Street Pier: 2006; Cruise Terminal: 2008

Renderings:





* Facts on the new terminal:
-Terminal: 100,000 square feet
-Public Open Space: 215,000 square feet (more than 35 percent of the total site area), includes public plazas, waterfront walkways and terraces
-Retail: 180,000 square feet, including a grocery store, restaurants, a multi-screen cinema and other neighborhood-serving retail
-Office: 360,000 square feet
-Parking: 425 spaces
-Two berths: a 1,000 foot berth and an approximately 825 foot berth

de Young Museum

status: under construction
function: museum, cultural
height: tower portion: 144'
floors: n/a
architect: Herzog & de Meuron
completion: 2005

Renderings:




* As a result of its copper skin, the museum's exterior will eventually turn from its brownish reflective hue to a green to match the surrounding park.


The California Academy of Science

status: under construction
function: museum, cultural, educational
height: n/a
floors: n/a
architect: Renzo Piano
completion: 2008
cost: $370 million

Renderings:





* The Academy of Sciences is located across the concourse from the de Young museum (above).


Jewish Museum San Francisco

status: under construction (foundation is currently being laid)
function: cultural, museum
height: n/a
floors: n/a
architect: Daniel Libeskind
completion: Fall 2007

Old Renderings:





New Rendering:




Transbay Terminal

status: approved
function: retail, transportation
height: ~80'
floors: 4 (above ground) and 1 (below ground)
architect: n/a
completion: 2011
cost: $2 billion+

Conceptual Renderings:




* Project will link all of the major Bay Area transit providers in one location in downtown San Francisco. In addition, project will also feature an underground extension of the Caltrain commuter rail line as well as future high speed rail service to Los Angeles.

If you want to add more, please do!

[Monkey]

O wow! That's just ... staggering, 415! Thanks a whole lot!

That's really an impressive lineup!

May I ask one thing, though: where the project address is not is not immediately evident (as in Two Fulton Street), could you find it out and add it, please?

[bay_area]

JP Morgan Chase Building

function: office
height: 433'
floors: 31
architect: Cesar Pelli Architects
completion: 2002

Hey, This is where I work

[StevenW]

FourOneFive, WOW!!! What an impressive list! I love San Francisco! To me it's the perfect city! Thanks for posting all these AWESOME projects!
The De Young and Jewish museums look awesome!!!

[612bv3]

I wish they would build the the first rendering of the Jewish Museum. What happened to the Mexican Museum?

[naughtyins0mniac]

cool, i have seen that list before but in urbanplanet.. sad coz sofitel aint gonna build som's design, i thought it was great. and that bloomingdale hotel! why didnt they build it?!

id wanna see all of those proposed built soon!

[FourOneFive]

I wish they would build the the first rendering of the Jewish Museum. What happened to the Mexican Museum?



The Mexican Museum is still on hold because they are having trouble raising funding for the project. If they can't get their act together by the end of the year, the Redevelopment Agency may let something else be built on the site. (The museum has been planned since 1993.)

cool, i have seen that list before but in urbanplanet.. sad coz sofitel aint gonna build som's design, i thought it was great. and that bloomingdale hotel! why didnt they build it?!

Bloomingdale's dropped the hotel when the economy soured in 2000. I don't think they have plans to revive the project anytime soon.

[edsg25]

am I picking up the right symbolism of the various renderings of the Jewish Museum: a contrast between the great religious, cutural, and human community (represented by straight lines and symmety) and an off-kilter, almost destructive effect from other building portions, representing the Holocaust's effect on Jews and Judaism?

[FourOneFive]

^ this is the description on daniel libeskind's website:

The CJM building is based on the Hebrew word L’Chai’m which means To Life. The two Hebrew letters of Chai (with all their symbolic, mathematical and emblematic structure) are literally the life source and the form of the Museum. In the Jewish tradition, letters are not mere signs but are substantial participants in the story they create. Thus the spatiality of Chai - a fundamental emblem of Jewish life - will be experienced as a full dynamic movement responding to the many levels of interpretation this word possesses.

The entire building is a penetration of Chai /life into the Talmudic page structure where the margins and commentaries are as important as what is commented upon. No place in the finished Museum is unconnected to the whole, forming an organic structure of space and function. The entire Museum is a matrix calling forth interpretation by the visitor.

[samsonyuen]

Bloomie's to blend old with the new
New drawings show Bay Area's biggest mall-to-be
- Dan Levy, Chronicle Staff Writer
Sunday, July 24, 2005

It's a huge curiosity -- wrapped in plastic on Market Street and looking like an immense, empty glass box along Mission Street.

But new renderings of the Westfield San Francisco Centre released to The Chronicle provide the first glimpse of what to expect when the $420 million downtown development opens in autumn 2006. Contemporary architecture, upscale fashion and a burst of new eateries will blend with historical echoes of the city's past in the Bay Area's biggest shopping mall.

The elements of the gigantic project are impressive even in an era in which developers nationwide have increasingly looked for downtown renovation opportunities. They include the 19th century Emporium store's dome, rotunda and facade, preserved and highlighted; a sleek new Bloomingdale's dominating Mission Street; and a riot of new stores on multiple levels offering diversions, from a food hall in the basement to a roof garden.

"This has given us a historic opportunity," said James Ratner of Forest City Enterprises, co-developer with managing partner Westfield, commenting on how the project would support the city's longtime goal of invigorating Market and Mission streets and uniting Union Square with the Yerba Buena redevelopment district. "This has got to raise the level of all boats."

For all the optimism, however, the imminent arrival of the center raises questions about the effect of so much new retail space downtown, not to mention whether the mall will draw shoppers away from stores in the neighboring San Francisco Centre, anchored by Nordstrom.

There are also concerns about a parking shortage -- no spaces are being added, despite the project's size -- and how the nine-screen cinema will fare against the wildly popular Metreon theaters down the street. Meanwhile, the center's office space will come on line amid a still-high, albeit falling, commercial vacancy rate.

One thing seems certain: The center will be a visual treat. The renderings show glistening marble and granite floors, soaring shopping arcades and sexy spotlighting. Given the sheer size of the project -- it's a 550- foot walk from Market Street to Mission Street -- the shopping experience will be something like strolling along vertical indoor streets.

Escalators will take shoppers up from the subterranean concourse level, past a food hall and high-end grocery store, and deposit them in the mall atrium. Cutouts between floors will give visitors spectacular views toward the light-filled dome and rotunda on the fourth level and, not incidentally, encourage the eye to ricochet off shiny merchandise displays.

The cinema on Mission Street will have its own multistory lobby. Visible from the mall interior above Bloomingdale's, the lobby forms one side of the four-story atrium space at the heart of the shopping arcade.

Floors generally will be arranged by price point. The street level is for luxury shops. Slightly less expensive stores will be on the second floor. Contemporary fashion will be on the third floor and restaurants and gift shops on the fourth floor, radiating around the restored rotunda.

Above that, the center is providing 235,000 square feet of Class A office space arrayed in a U shape around the dome on levels five through eight.

On Market Street, the niches in the old Emporium facade, which is almost the length of a football field, will be reopened with boutiques. "We'll have selected street-facing shops to replicate what was done historically and give it less of an imposing feel," Westfield leasing manager Keith Browning said. "It's all in keeping with bringing the street back to life."

The developers say the center will generate $400 million in new sales and attract more than 20 million shoppers a year.

Combined with the adjacent Nordstrom mall, which is also owned by the Westfield-Forest City partnership, the center's 1.5 million square feet will be bigger than either Valley Fair in San Jose or Stanford Shopping Center in Palo Alto.

Westfield, which joined the venture during uncertain economic times in 2003 and helped shoulder Forest City's financial and leasing burden, has begun aggressively marketing the center under its own name. It's the Westfield San Francisco Centre now, the company insists, not the Bloomingdale's project.

"At least for Market and Mission streets, it's going to be a huge boon," said Carolyn Diamond, director of the Market Street Association merchant group and a longtime project booster. "Bloomingdale's will bring in a different population of shoppers, younger and hipper than Nordstrom. And there will be a lot of curiosity seekers during the first year."

Westfield, which has interests in 129 malls in four countries and is one of the largest publicly traded companies in Australia, won't comment on the rents being charged or prospective tenants, saying only that 60 percent of the mall is leased, mostly to retailers who are new to the market.

However, Draeger's, the Peninsula-based grocer, is rumored to be negotiating for the 30,000-square-foot basement grocery space.

San Francisco retail experts, bracing for the flood of new merchants, say average base rents are likely to range from $150 to $300 per square foot, depending on the location in the mall. Luxury boutiques on the first floor closest to the Market Street entrance may go for considerably more.

"They are going to be leasing the majority of the center to everyday retailers that you would find at Valley Fair or Stoneridge (in Pleasanton)," said Julie Taylor, director of retail services at the Whitney-Cressman brokerage. Westfield's huge international presence and its relationships with retailers also mean that it can offer attractive rates, Taylor added.

"They have the ability to lease space in San Francisco at a loss if necessary, because they can offer retailers a portfolio deal," she said. "They can sign up stores to different projects, and the numbers will blend out for them."

Taylor said she believes Westfield is asking $200 to $225 per square foot for prime locations. But surcharges of $64 per square foot for taxes, maintenance and insurance -- four times the average for street-front shops outside the mall -- will push effective rents closer to $300 per square foot for prime space.

Rhonda Diaz, a retail broker at Terranomics in Burlingame, said retailers near Union Square may take a second location in the center, viewing the mall and the square as two different markets.

"Coach, Kenneth Cole, Aldo, Ann Taylor, Bebe, Guess, Lucky jeans -- they may decide to do it," Diaz said.

While most brokers expect the overall effect of the new center to be positive for merchants -- the rising tide theory promoted by Ratner -- Turner Newton, head of mall developer Capital & Counties USA in San Francisco, said stores on the periphery of Union Square may suffer from the new competition.

"The 200 block of Sutter Street won't be affected, but maybe the 100 block will as the center of retail gravity moves south," Newton said. "Powell Street is getting better, and Stockton will stay strong, but (Westfield) could take some business away from Stonestown."

One issue the developers don't like confronting is parking. No parking spaces have been added in the area except for the 450-space Jessie Street garage, across from Yerba Buena Gardens on Mission Street between Third and Fourth streets.

Finding a place to put the car is likely to be an ordeal, if not a nightmare, especially during the Christmas shopping rush and busy convention periods at Moscone Center, which relies on the same Fifth and Mission parking garage that Westfield says will accommodate its shoppers.

Westfield executives downplay the concern. "Our observation is that the garage is pretty accessible and rarely full," project manager Steve Eimer said. But the recent Semicon convention filled the entire 2,500-space facility and surrounding surface lots, causing much parking stress.

But for people who do find a spot or go to the center by BART, Muni or other bus lines -- as city officials insist they will -- this will be a new retail world.

"This is obviously a massive development," said Chris Martin of the Cannery shopping complex at Fisherman's Wharf. "Walnut Creek, Concord, Emeryville and Mill Valley have built their malls, but this is going to put San Francisco front and center again."

[Phoenix Ashes]

Why celebrate suburban-style shopping malls in one of America's most urban settings? Food courts, multiplexes, chain retailers like Bebe and Ann Taylor could be anywhere, and once you're in a mall, you're no longer in San Francisco. You're ANYWHERE.

[VansTripp]

Great news

[612bv3]

I don't know what to think about this place, I'm happy that it'll be open soon, but it might take foot traffic away from Union Square.

[Whose Homepage]

^ I'm afraid I disagree with Phoenix. Both of those SF Centre malls strike me as thoroughly urban. Besides, there are no acres of surface parking in front of them.

As to whether Union Square will experience a decrease in shoppers once the new Bloomie joint opens, bv3: who knows? There will probably be some shift, especially after the opening when everyone wants to come & admire the new shopping palace. But in the long run I guess things will sort of shake themselves out. If the economy is good, and the shopping is good, people will come & spend their money in both places.

[seapug]

i disagree with phoenix ashes too. what the hell would someone from americas biggest subburb know about urbanization anyways.

[VansTripp]

Originally Posted by seapug

i disagree with phoenix ashes too. what the hell would someone from americas biggest subburb know about urbanization anyways.

That's funny to disagree

[sequoias]

looks like a state capitol on steriods.

[GuilhermeC]

It's not anywhere, its SanFran, look at the historic construction, that Emporium is 2 centuries old, that doesn't exist in the "suburbs"

[Phoenix Ashes]

Originally Posted by seapug

i disagree with phoenix ashes too. what the hell would someone from americas biggest subburb know about urbanization anyways.

What would I know? That San Francisco ought to be what it is, not a hipper version of Phoenix. How pathetic that we have such a debased idea of urbanism that shopping malls in real cities make us happy.

[jon jon]

I find it very surprising to read that 1.5 million s.f. would make it the largest mall in the Bay Area.