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Old May 31st, 2013, 04:59 AM   #1
desertpunk
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Originally a 3 tower development dating back several years, 50 First Street has been pared to two towers with a third building at the site to be restored.

As 50 First Street Plans Gel, Three Towers Become Two


http://sf.curbed.com/archives/2013/0...et_project.php

Quote:
Having been on hold for a few years, the plans for a few big towers to rise at First and Mission, a.k.a. the 50 First Street site, have been reworked and resubmitted to Planning.

As currently envisioned, the existing office/retail buildings at 50 First, 62 First, and 76-78 First would be razed to make room for a 850-foot tall, 59-story tower fronting First Street as well as a 605-foot tall, 56-story tower fronting Mission Street.

The 850-foot First Street Tower One would contain 1,220,000 square feet of office space over ground-floor retail, as was previously proposed, with a garage for up to 187 cars.



Plans for the 605-foot tower fronting Mission now call for 500 residential units over ground floor retail and a five level subterranean parking garage with 136 parking spaces. Earlier plans to include hotel and entertainment components in the tower have been dropped.

Plans for a third tower on the corner of First and Mission have also been dropped and the existing building at 88 First Street would be rehabilitated as part of the 50 First project.

Noting that because of its height, "the proposed [850-foot] Tower One would stand out as a major landmark on the skyline," and as such, "the design should exceed conventional standards and should be a stellar piece of contemporary architecture comparable to the best tall buildings worldwide," the Planning Department has offered a few suggestions for the tower's design, the images of which above are simply placeholders at this point:

Consider design options that sculpt the building to create a unique feature on the skyline. The top of Tower One should feature a dynamic and interesting top that presents an interesting profile. To the extent that shadow considerations, based on further analysis, might prevent major additional decorative rooftop elements from rising above a height of 850 feet, the Department expects a reduction of sufficient occupied space at the top of the building below 850 feet to allow for a satisfying sculpted building top within the 850-foot height envelope.

As part of the project, Jessie Street would be rerouted and the portion of Tower One that spans the existing Jessie Street route would be converted into a three-story public galleria (Jessie Street Galleria); Elim Alley would be converted to a two-story galleria with lobby and retail uses (Elim Alley Galleria); and a public plaza would sit at the base of Tower Two.

----





Last edited by desertpunk; April 27th, 2016 at 01:52 AM.
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Old May 31st, 2013, 07:12 AM   #2
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Is this instead of canceled Renzo Piano towers?
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Old May 31st, 2013, 02:18 PM   #3
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Looks nice
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Old June 1st, 2013, 07:53 PM   #4
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Very nice!
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Old June 4th, 2013, 04:48 PM   #5
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Nice, if the cladding will be good too these towers will be fantastic.
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Old June 5th, 2013, 12:49 AM   #6
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That's an elegant design. I love it.
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Old June 5th, 2013, 01:26 AM   #7
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I'm a little confused by what I'm reading. Are those drawings the "placeholder" designs suggested by Planning? Or are those what have actually been designed by SOM? And who is the developer?

Getting this tower built will go a long way towards bridging that gap between the One Rincon Hill towers and the rest of the skyline. There's a reason most renders of the Transbay Tower show a bunch of those other towers completed to the south -- the skyline looks awkward as hell without them, like a mountain whose southern half has collapsed into the sea.

These drawings are nice, but I think the nearby Millennium Tower has already done the catty-cornered-twin-peaks design admirably, and this runs the risk of looking like a curvy retread of the same idea. If I had my druthers, I'd love a proper spire here, something SF is sorely missing.
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Old June 7th, 2013, 11:49 AM   #8
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Here's the new developers:

Deal Reached For Massive First And Mission Street Towers Site

Quote:
June 6, 2013

As we first reported two weeks ago, the plans for a couple of big towers to rise at First and Mission streets were recently reworked and resubmitted to Planning with designs for an 850-foot-tall office tower fronting First Street, a 605-foot-tall condo tower fronting Mission Street, and a renovation of the 88 First Street building on the corner rather than a third tower as was originally proposed.

Today, TMG Partners and Northwood Investors tentatively agreed to pay $122 million for the site in United States bankruptcy court having "hammered out [a deal] between investor David Choo, the previous owner of the site, and MS Mission Holdings, which had bought the loan on the property and foreclosed on it after Choo had defaulted."

With the disputed ownership of the site now settled (Choo was contesting the foreclosure), expect the project to quickly power up.
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Old June 12th, 2013, 04:17 AM   #9
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Condos and Offices Proposed for South Beach Towers




Quote:
With updated plans submitted to the Planning Department, the 50 First Street project is officially back in play. Way back in 2006, the original plan for the site was a cluster of Renzo Piano designed towers, including two at 1,200 feet tall. Then in 2010 plans were changed to three SOM-designed towers, including 266 hotel rooms and a theater. The latest design, which ditches the hotel and theater, calls for two towers: an 850 foot, 59-story office tower and a 605 foot condo tower with 56 floors. Including a proposed rehab of the existing 88 First Street, a total of 605 dwelling units and over 1.2 million sq. ft. of office space is expected. With TMG Partners/Northwood Investors having completed a purchase of the 7-parcel site this week for $122 million, expect to hear plenty more about this project in the near future.
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Old June 30th, 2013, 04:49 PM   #10
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The parcels of land for these towers have now been purchased, and the developer is going to have a design competition for the towers. SOM will be one of the architectural firms in the competition, so we may still see the current design or similar get built, or it may end up as something completely different (if so, hopefully as good-looking, or better).

http://news.theregistrysf.com/tmg-pa...y-acquisition/

Quote:
SAN FRANCISCO (June 26, 2013) – In a joint venture, TMG Partners, one of the San Francisco Bay Area’s largest mixed-use property developers, and Northwood Investors LLC (“Northwood”), a leading privately-held global real estate investment and management firm, announced today the acquisition of an assemblage of parcels at First and Mission Streets in San Francisco. The partnership plans to develop two towers with approximately two million square feet of office, retail and residential improvements on the 1.17-acre development site.
http://www.bizjournals.com/sanfranci...architect.html

Quote:
The previous owner had engaged Skidmore Owings & Merrill to design the project. While SOM will almost certainly be in the running, the new owners have decided to start from scratch.

“TMG Partners and Northwood Investors are starting fresh with what will be a dynamic design to both accommodate the diversity of tenants and residents and to befit the what will be the biggest and most prominent Transbay District site besides the Transit Tower itself,” the groups said in a statement.
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Old March 27th, 2014, 03:25 AM   #11
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Foster + Partners Tapped For Two Towers At First And Mission

Foster + Partners will team with Heller Manus Architects to re-design the two towers to rise at First and Mission. The two million square foot project includes an 850-foot office tower fronting First Street and a 605-foot condominium tower fronting Mission.

The existing 88 First Street building on the corner between the two towers to rise will be renovated rather than razed for a third tower as was previously proposed.

. . . the 850-foot tower will contain 1,220,000 square feet of office space over ground-floor retail with a garage for up to 187 cars while the 605-foot tower will contain up to 500 residential units over ground-floor retail and a five-level subterranean parking garage for 136 cars.

From Lord Foster, Founder and Chairman of Foster + Partners, with respect to the project, the condominium portion of which will be taller than any residential project on the West Coast:

The First and Mission towers are incredibly exciting in urban and environmental terms bringing together places to live and work with the city's most important transport hub, the project further evolves a sustainable model of high density, mixed-use development that we have always promoted.
The 605-foot residential tower reflects the scale of San Francisco's existing tall buildings, while the 850-foot hotel, residential and office tower rises above it as a symbol of this new vertical city quarter. The super-sized office floor plates will give tenants a high degree of flexibility, and their open layout is supported by an innovative orthogonal structural system developed for seismic stability.
The point where the towers touch the ground is as important as their presence on the skyline. At ground level, the buildings are open, accessible and transparent their base provides a new 'urban room' for the region, and the new pedestrian routes through the site will knit the new scheme with the urban grain of the city . . . .


(Existing structures)

http://www.socketsite.com/archives/2...firs.html#more
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Old July 23rd, 2014, 08:02 PM   #12
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Quote:
A gasp-inducing plan for S.F. skyline, from the ground up
John King
Updated 7:59 am, Wednesday, July 23, 2014





A new pair of towers proposed for downtown San Francisco would include the city's second-tallest building - and perhaps its most startling public space, an open-air plaza set beneath the main tower's elevated first floor.



The project straddles the northwest corner of First and Mission streets, with a 605-foot tower on Mission and a broad 910-foot high-rise on First. By comparison, the Salesforce Tower under construction on the southeast corner will top off at 1,070 feet.

Amid all this, plans for the project submitted to the city call for three small buildings at the northwest corner to remain, fragments of the aged city among the colossi of the new.



. . . If built as now envisioned, the San Francisco tower would be . . . futuristic, with brawny structural columns slicing across a mid-block space 80 yards wide. Except for the elevator lobbies at the rear of the plaza the tower would begin 70 feet in the air, clad in glass and held in place by diagonal columns forming giant X's along the outer walls.

"The way you walk along and through that building will be different from anything that you've encountered before," promised design director Stefan Behling of Foster + Partners, which is working on the project with local architecture firm Heller Manus. "The goal is that it will be fully public, open to the air. ... A space of this scale has the potential to make people go 'wow' " . . . .

If the main tower is unusual in terms of how it meets the skyline and the street, the girth is a throwback to towers of the past.

The lower 20 stories or so would be 240 feet wide, equal to the broad side of the slab towers at Embarcadero Center. Those floors would hold 31,000 square feet of space, much larger than the floor dimensions of downtown office buildings from the past 15 years. Lower floors at Salesforce Tower, the high-rise across the way set to open in 2017, will be 26,600 square feet.

These dimensions are allowed under the city's plan approved in 2012 for the blocks around the Transbay Transit Center. The only bulk requirements are that towers above 550 feet in height must be 25 percent more narrow at the top than the bottom, which the proposed design does by tapering the north and south sides - a taper that also keeps the building from casting excessive shadows on nearby public parks.



Developer Covarrubias said the target is for the project to be approved next summer, with construction to begin in early 2016. While the paperwork has just been filed, details of the project were shown last month to city planners in a session that included a presentation from Lord Norman Foster, who founded his firm in 1967 and has received such honors as the Pritzker Architecture Prize and the American Institute of Architects' Gold Medal . . . .
http://www.sfgate.com/bayarea/place/...#photo-6631477
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Old July 23rd, 2014, 08:08 PM   #13
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Note to mods: The proposed heights are now 605 ft and 910 ft.
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Old July 23rd, 2014, 08:40 PM   #14
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It looks like a nice design by itself, but I feel like it looks too fat and awkward on SF's skyline. Should have kept the SOM design for this one.
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Old July 23rd, 2014, 09:02 PM   #15
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I tend to feel the same and I bet it gets plenty of criticism over that. Nevertheless, this site has been vacant for decades. I'm ready to see almost anything built there, and both the ground floor open space and Fosters cachet are big plusses.
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Old July 23rd, 2014, 09:13 PM   #16
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Whoa. That is definitely... intriguing? As you guys have noted, it's pretty fat, especially compared to the original design. However I do like that it seems to be synthesizing the general form of Salesforce Tower and the external cross-bracing of Heller Manus's 181 Fremont. Those three towers all complement one another nicely, and are steering us towards a coherent "San Francisco Style."

I'd say my favorite thing about it is the impact on the skyline -- or more specifically, the impact on Salesforce Tower's impact on the skyline. SF Tower won't stand out like a 6' 8" kid playing middle school basketball anymore.

EDIT: Holy crap. I hadn't read more than the headlines of the article, but now there's a ton more food for thought here.

1) That pedestrian plaza is going to give me the willies, with nearly all of the tower hanging 70 ft. overhead. Reminds me of the unnerving sensation you get walking near Rainier Tower in Seattle or Citicorp Center in New York. Of course, it'll be a little different, because the support columns are going to be spread around the edges, as opposed to the tower balancing on a core in the middle, but still...

2) Also on the plaza: this is lovely in theory, but wouldn't a retail street-wall be better? Urban plazas are frankly usually pretty uninviting... except to the homeless! And those renders depict a hell of a lot more sunlight than the space is likely to actually get. A cool solution would actually be to create a couple of pedestrian street/alleys cutting through the underside of the building, with retail "mini-buildings" on all sides. This exoskeletal structure certainly seems like it would support such a design, and I think ultimately that would both get more use, and create more revenue for the developers.

3) That exoskeleton though... that is genius. Traditional highrises have had a hard time attracting tech tenant because they want big open floorplans. Well, this solves that, by allowing for not only huge floor plates (31,000 sq. feet as compared with SF Tower's 26,600) but unbroken floor plates, so future tech employees could chuck a frisbee to one another from one corner of the floor to the other.

AND it's apparently flexible and earthquake resistant, so... double win!
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Last edited by MarshallKnight; July 23rd, 2014 at 09:32 PM.
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Old July 23rd, 2014, 09:59 PM   #17
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Too bad it isn't slimmer. Nice project though.
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Old July 23rd, 2014, 11:10 PM   #18
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Quote:
Originally Posted by MarshallKnight View Post
. . . on the plaza: this is lovely in theory, but wouldn't a retail street-wall be better? Urban plazas are frankly usually pretty uninviting... except to the homeless! And those renders depict a hell of a lot more sunlight than the space is likely to actually get. A cool solution would actually be to create a couple of pedestrian street/alleys cutting through the underside of the building, with retail "mini-buildings" on all sides. This exoskeletal structure certainly seems like it would support such a design, and I think ultimately that would both get more use, and create more revenue for the developers.
They are kind of using your multiple alleys idea in their own way:


http://www.sfgate.com/bayarea/place/...#photo-6630096

And I don't think the absence of a street wall in this location is a problem because of the retention of the older structures on the corner which contain retail (actually, at least one very popular lunch spot). Having a covered spot (very covered) for people to sit and eat lunch in this downtown/business area will be a plus--the terminal-top park and open plaza at the Salesforce Tower and terminal across the street is open to the sky . . . and rain in SF's sometimes drippy winters. Sunlight in this part of town is practically a myth--when it isn't raining (in winter) it's gray and foggy (in summer) and when the sun is shinning in this particular neighborhood the city's tallest buildings put most of the street level in shade. So being below the building--and thus out of any hope of sun--isn't really giving up much (except maybe some of the frequent stiff wind along with the rain).

Actually, Foster seems enamored of the multiple alleys around the structure so they may make more of them, leading into the ground floor space, than the renders make clear.
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Old July 23rd, 2014, 11:21 PM   #19
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That's what I'm hoping. Even just a couple little retail kiosks filling the space would make it feel less cavernous and more intimate. Also, I hope they come up with some cool nighttime illumination for the public space, maybe some ethereal hanging lanterns or something, to take advantage of the unique vertical nature of the space.
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Old July 23rd, 2014, 11:54 PM   #20
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I'm very okay with this.
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