San Francisco Development News

[Cal_Escapee]

The MTA has sent out the "Request for Proposals"(i.e. bid request) for digging the Central Subway tunnel and there's a timeline for this project that I thought might never really get going on their web site at http://www.sfmta.com/cms/mcsp/cspcon....htm#topOfPage

Here's a summary:

- Utility relocation along route: Underway

- Digging the 1.7 mile twin bore tunnel: 40 months, beginning "third quarter 2011" (yes, that's this year!)

- Construction of Moscone Station: 49 months beginning "third quarter 2012"

- Construction Union Square/Market St. Station: 56 months beginning "second quarter 2012"

- Construction Chinatown Station: 52 months beginning "second quarter 2012"

- "Trackwork, systems and surface station (in SOMA, before line dives underground)": 60 months, beginning "first quarter 2013"

[peanut gallery]

Here's an update on the Fairmont Hotel rebuild. They are seeking an extension to come back before Planning. Back in October, the proposal failed to get approval and they were supposed to have come back to the Planning Commission within 3 months. The real issue seems to be union jobs at the hotel that may be lost if it's converted to condos.

Mayor Ed Lee wants more time for Fairmont Hotel condo deal
By: Brent Begin 03/13/11
Examiner Staff Writer

The owners of the iconic Fairmont Hotel might receive an extension on a controversial plan to replace 23 stories of hotel rooms atop Nob Hill with luxury condominiums.

Mayor Ed Lee is asking the Board of Supervisors to extend a deadline that already passed in November, allowing the owners of the Fairmont Hotel — current home of the famed Tonga Room Tiki bar — more time to get approval from the Planning Commission. Board of Supervisors President David Chiu, whose district includes the Fairmont, has resisted introducing the legislation himself because of union concerns.

Read more at the San Francisco Examiner.

I'm not all that upset about the delay and possible death of this proposal. The proposed new podium would be a huge improvement, but I'm not very excited about the look of the new tower.

[Cal_Escapee]

Since the new structure would be about the same height as the existing one and not especially distinguished, and the only real architectural improvement as I see it would be getting rid of the big ugly blank walls at the corner of California & Powell--at the loss of the Tonga Room which I consider an SF icon--I'm very much on the fence about this project. If it doesn't happen, it won't bother me much at all.

[peanut gallery]

What do you think about CityPlace losing its financing partner? Hopefully, it's just a bump in road, but losing CityPlace would be unfortunate just as we might get some really good news about Twitter moving to Mid-Market.

[peanut gallery]

And here is the good news. From SFGate:

From the San Francisco Mayor's office:

Mayor Edwin M. Lee today announced that Twitter has contacted the Mayor and the Board of Supervisors expressing their eagerness to stay in San Francisco and sign a six year lease, pending approval of the Central Market/Tenderloin Payroll Tax Exclusion.

Twitter has signed a Letter of Intent (LOI) to occupy the historic Furniture Mart building. The LOI is contingent on the Board of Supervisors' approval of the payroll tax exemption as part of the revitalization efforts in the mid market area.

If the tax exemption does pass as currently outlined, Twitter is committed to signing a lease that will keep the company in San Francisco for six years and likely a subsequent 10-year renewal term.

It will be great to see that building occupied again.

[Cal_Escapee]

Originally Posted by peanut gallery

What do you think about CityPlace losing its financing partner? Hopefully, it's just a bump in road, but losing CityPlace would be unfortunate just as we might get some really good news about Twitter moving to Mid-Market.

I think they will get new financing.

For what it's worth, I recently had this correspondence with them:

March 7, 2011 1:20:30 PM MST

Hi B_______,

Thanks so much for your support and your continued interest in CityPlace. Right now, the developer is concentrating on securing tenants for the project but we'll be starting construction a bit later this year.

Best,
Alexis

.....................................................................................................
Alexis W. Smith ~ Barbary Coast Consulting

www.BarCoast.com ~ www.SFUsualSuspects.com
public relations ~ strategic communications ~ outreach and advocacy


-----Original Message-----
From: B_______
Sent: Thursday, March 03, 2011 11:00 PM
To: info@discovercityplace.com
Subject: When construction?

Hello:

You may not recall but I was someone who testified at the Board of Supervisors in favor of CityPlace. I've been out of town since October. I would just like to know when construction might start on CityPlace. I am very eager to see this project built.


Thank you,

B_________

Note that this person is a PR type and this correspondence happened right around the time the financing was falling through so (s)he may not have known about it, but I met these people at BOS hearing--they really want to build this thing and financing IS available these days.

[Cal_Escapee]

Originally Posted by peanut gallery

we might get some really good news about Twitter moving to Mid-Market.

Note:

San Francisco, unlike most other cities in Silicon Valley, has a 1.5% payroll tax. And even more stunning is that they consider gains on stock options part of payroll, meaning that any San Francisco based company going public or being acquired could get hit with a massive tax bill in the tens of millions of dollars.

They’ve got Twitter jumping through hoops to avoid the tax. The company will be forced to move to a new location in order to get a six year payroll tax break. But only if the Board of Supervisors votes to approve the legislation on Wednesday.

Source: http://techcrunch.com/2011/03/15/san...twitter-zynga/

I didn't know that and boy is it DUMB. Meanwhile, Wednesday was today--I haven't yet read how it went.

[SF1977]

I emailed CityPlace as well. Here is their reply:

Urban Realty’s partner, Commonfund, has been in discussions with its lender for some time. Because the CityPlace properties are part of a larger loan portfolio, Urban Realty has not involved in the discussions. In the meantime, they continue the work of pre-leasing the project, and proceeding with the development of CityPlace. When we know more, we’ll be sure to make that information available.

I really hope they can find financing. Fingers crossed!

[Cal_Escapee]

Re Twitter:

… as Supervisor Ross Mirkarimi astutely noted today, that report (about a payroll tax free zone for Twitter) doesn't include how much money taxpayers would have to shell out for more police and bus service, both of which were included to sweeten the deal. Apparently the people at Twitter (twittians? twitonians? twittites!) fired off a letter this morning saying they would decamp to Brisbane if the City didn't deliver the promised payroll tax relief. And so, in all their majesty, the Board of Supervisors put off this afternoon's scheduled vote until next week.

Source: http://sf.curbed.com/archives/2011/0...tweeted_in.php

[peanut gallery]

^Wonderful. I guess we'll twist in the wind until next week.

Thanks CE and 1977 for following up directly with CityPlace. Sounds optimistic, which isn't surprising considering the source. Better that than defeatism though. These two developments happening in quick succession could create the critical mass needed to really change Mid-Market and lead to other projects getting off the ground (like say Crescent Heights).

[Cal_Escapee]

45 Lansing Take Two: Latest Renderings And Smaller Units Proposed


Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the developer's proposal for increasing the number of units in the building to 320.

While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.



As proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93.

The existing Pollinator Garden and art installation will be maintained until start of building construction, potentially by the end of 2011 or early 2012.

Source: http://www.socketsite.com/archives/2..._proposed.html

Oh my, yes. The recession be over! Onward and UPWARD.

[Cal_Escapee]

Saving the Tenderloin One Tomato at a Time

Via Streetsblog SF comes news of partial funding for the Eddy + Taylor Family Housing in the Tenderloin along with- drumroll, please- a grocery store. The 153-unit building by David Baker + Partners Architects would provide not just needed housing but a retail street-scape and hopefully, decent tomatoes:



We will transform this part of the Tenderloin,” said Donald Falk, Executive Director of the Tenderloin Neighborhood Development Corporation (TNDC), which is developing the planned Eddy and Taylor Family Housing building. ”This is not just smart growth in the conventional sense. Four-hundred people will have a place to call home, with zero parking, because we’re two blocks from Market Street and Muni.”
Affordable housing is one thing, but bringing affordable food within walking is critical to a neighborhood's success. Plus it replaces a parking lot, so it's a total win. The $10,000,000 commitment comes from the Metropolitan Transportation Commission as part of its plans to develop transit-oriented housing- the search is on for additional funding and the project may break ground as early as 2014. Which in planning years is tomorrow. From the renderporn, above, it looks like the classic Baker solution, breaking down monoliths with massing and color. The firm was recently honored by the AIA for its work in Oakland.

Source: http://sf.curbed.com/archives/2011/0..._at_a_time.php

St. Anthony's Foundation Gets the Go-Ahead



Curbed first told you about the St. Anthony Foundation's plan to demolish their current two-story building at Jones Street and Golden Gate Avenue in the Tenderloin back in April of 2010. The foundation wants to build a 10-story building with 90 affordable units for seniors. The nonprofit and Mercy Housing California hooked up with HKIT Architects to design the 99-foot tall building, which you can see above. Yesterday, the project received unanimous approval from the Planning Commission. The building will also have a new dining room, a free clothing shop, and a social work center. The $39 million project is on track to begin in July of 2012.

Source: http://sf.curbed.com/archives/2011/0...he_goahead.php

[peanut gallery]

I'm very excited about both of these projects, which are just a couple of blocks away from each other. If the timelines hold, St. Anthony's should be finishing up around the time Eddy + Taylor begins. With the semi-recently completed Glide housing on Mason, there has been and will be a lot of affordable, quality housing built in the Tenderloin. I sure hope someone can make a go of the grocery store at Eddy and Taylor. I'm sure the neighborhood can use it.

[Lordpenguinton]

Perhaps a Fresh and Easy, Also according to the sign in the window of the former Borders by the ball park, Lucky Strike is moving into or wants to move into that spot.

[Cal_Escapee]

Fresh & Easy also came to my mind, but if Wal-Mart is really serious about penetrating urban markets with a new, smaller format, this could be their opportunity (especially if no one else wants the location).

Yes, Lucky Strike seems to have overcome the opposition of the neighbors for the Borders location. Drunks at all hours are apparently to be preferred to vacant store fronts.

[azza-bazoo]

Hi all, thought I might stop being a lurker to post a follow-up on the Twitter situation -- they got their tax concession from the city and decided to move to the Tenderloin after all.

Twitter is staying in San Francisco and has signed a lease to move our headquarters to Market Square, a historic building in San Francisco’s Central Market neighborhood that is being managed by our new partner and landlord, Shorenstein Properties.

[...]

We are proud that Twitter will be among the first companies moving into the Central Market area and will be playing a role in its renewal with the city and with other businesses, arts organizations, and the numerous community organizations that have been doing hard work in the neighborhood for many years.

From: http://blog.twitter.com/2011/04/twee...francisco.html

(Also, isn't the comment above me spam?)

[Ichiban]

Wait how can this be?!! Why are the Board of Supervisors giving tax breaks to those evil corporations who are going to drive all of the squatters, panhandlers and drug addicts out of the area? SF is going down the toilet.

In other news it looks like there is a movement underway to ban circumcision in the city. Good thing the fine citizens of SF have their priorities straight.

http://www.sfgate.com/cgi-bin/blogs/...entry_id=87788

[Animo]

I actually prefer that the city improves the Tenderloin area and the additional income will help the city and other businesses in the area.

[desertpunk]

A glimpse into the new Metreon remodel:

image hosted on flickr

New Metreon Fourth St. Main Entry by Curbed SF, on Flickr

image hosted on flickr

New Metreon Fourth and Mission by Curbed SF, on Flickr

image hosted on flickr

New Metreon Yerba Buena Gardens and Dining by Curbed SF, on Flickr

[peanut gallery]

^ Accessibility from the street is going to make a huge improvement.

In other news, glass is going onto the PUC Building:

image hosted on flickr


Another corner of the building:

image hosted on flickr


Looking east on Golden Gate:

image hosted on flickr


Looking northwest from Polk:

image hosted on flickr


The Golden Gate side flairs out at the bottom:

image hosted on flickr


The vertical column on Golden Gate:

image hosted on flickr


This is going to be a great looking building.