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Old November 21st, 2013, 11:53 AM   #1
desertpunk
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SAN FRANCISCO | Transbay Block 8 | 168m | 550ft | Pro



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San Francisco's Transbay Block 8 And 550-Foot Tower Back In Play



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Suspended back in 2009 when bids for the property came in "well below the potential value of the site in a healthier real estate market," San Francisco's Office of Community Investment and Infrastructure has just issued a new request for proposals to purchase and develop Transbay Block 8, the one-acre parcel fronting Folsom Street between First and Fremont.



Zoned for a 550-foot tower to rise on the site, the City is seeking proposals for "a high-density, residential project with approximately 740 units, 27 percent of which must be affordable to qualifying households, and ground-floor retail in multiple building types, including a 550-foot tower, townhouses, and podium buildings" as rendered in red above.

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Old November 21st, 2013, 08:47 PM   #2
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Old November 21st, 2013, 11:05 PM   #3
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Plans For A Folsom Street Off-Ramp And Fremont Street Redesign

. . . an Interstate 80 off-ramp currently runs through San Francisco’s Transbay Block 8, the site for a 550-foot residential tower to rise (click designs to enlarge).

In order to increase the size of the Block 8 parcel for the development of up to 740 housing units, the Folsom Street off-ramp will be reconfigured, converting the diagonal off-ramp into a straight off-ramp that ends at Fremont Street with construction slated to start in August 2014:

The existing Interstate 80 off-ramp splits into two different legs, directing traffic in two directions. The northbound Fremont Street leg enables vehicles to travel towards downtown San Francisco and has approximately four times the peak hour traffic as the Folsom Street leg.



[T]he realigned Folsom Street off-ramp will mirror the Fremont Street leg with a touchdown at 90 degrees with the intersection and a tight inside turning radius of 30’. When completed, the intersection will be signalized to allow pedestrians to perpendicularly cross the off-ramps on the west side of Fremont Street. The design of the new traffic signal will be prioritized for off-ramp traffic by remaining in the “green” phase, except when a pedestrian needs to cross.
The Folsom Street off-ramp realignment is scheduled to be finished by February 2015 . . . .


http://www.socketsite.com/archives/2...sign.html#more
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Old November 21st, 2013, 11:21 PM   #4
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For $77 million, I'd try to get the allowable height increased...
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Old November 21st, 2013, 11:52 PM   #5
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For $77 million, I'd try to get the allowable height increased...
It wouldn't work.

The Planning Dept. spent years on the "Transbay District Plan" including all sorts of public input. Every revision reduced heights--the San Francisco way.

Still, the final version linked above caused enough complaints: http://www.sfgate.com/bayarea/place/...ws-3581101.php
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Old November 22nd, 2013, 07:20 AM   #6
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Quote:
Originally Posted by Cal_Escapee View Post
It wouldn't work.

The Planning Dept. spent years on the "Transbay District Plan" including all sorts of public input. Every revision reduced heights--the San Francisco way.
Well at least we can say that despite getting reduced from 1,200' to 1,070', the Transbay tower still ended up much taller than its original conceptual height of only 550'-850'. But NIMBYs do have a strong grip on the city, and planning would have gone for more expansive up-zoning and taller height limits if they could have gotten away with it.
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Old March 12th, 2014, 02:08 AM   #7
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Proposals for Transbay Block 8 Include Potential Starchitect



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Three big builders are in the running to develop Block 8, a 42,000 square foot piece of land that has been zoned for 740 residential units. The project had been shelved for five years, but a request for proposals was reissued last December. All of the developers have lots of experience in the San Francisco market, but one also has a potential starchitect on board: if developer Related California wins the land, they will enlist the services of Rem Koolhaas to design the building. The other two developers vying for the land are Millennium Partners, which was responsible for the Four Seasons San Francisco and the Millennium Tower, and Golub, which developed the 32-story residential tower at 299 Fremont. Each of the three teams will submit a proposal for the land, and each proposal will include an affordable housing element because 27 percent of the building is required to be affordable. Ground floor retail will also be included in each proposal. The future project will be adjacent to a 41-story, 563-unit mixed-use tower at Block 9 that breaks ground this year.
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Old March 18th, 2014, 08:34 AM   #8
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Starchitect Rem Koolhaas selected to build tower at Transbay site



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Dutch superstar architect Rem Koolhaas is getting another crack at San Francisco.

The city’s Office of Community Investment and Infrastructure has selected Koolhaas’ team – led by developer Related California – to design a 550-foot residential tower for a city-owned parcel on Folsom Street, between First and Fremont streets.

The Related/Koolhaas team, which includes nonprofit developer Tenderloin Neighborhood Development Corp., offered $72 million for the parcel. Millennium Partners bid $70 million, while the third team, Chicago-based Golub & Co., was willing to pay $49 million for the property, said OCII project manager Mike Grisso.

The Koolhaas-designed tower will be a mix of condominiums and rental apartments. While it will undoubtedly generate astronomical rents, at least 27 percent of the units must be affordable to residents making 60 percent of area median income — $58,250 for a family of four.

The property is one of 11 properties the city is selling off to raise money for the Transbay Transit Center, the $4.2 billion project under construction at First and Mission streets. Once built out, the new Transbay District will have 4,400 housing units, 1,320 of which will be affordable.

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Old March 18th, 2014, 07:00 PM   #9
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Nice! I wish they'd give us a full rendering though. We got a similar half/lower portion rendering for 41 Tehama, and only that for years until we finally got a full rendering. I hope we don't have to wait that long for this one too
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Old March 22nd, 2014, 12:09 PM   #10
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Amazing to see so many proposals in this area.
This Koolhaas design looks pretty cool, also at street level.
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Old April 18th, 2014, 11:38 PM   #11
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new renderings:





http://www.sfgate.com/bayarea/place/...#photo-6180839

Kind of boxy (i was hoping the top would be less boxy than the rest), but not bad. I hope we get some higher quality renderings soon. Also, I'm guessing this more like 600', because as always for SF, the initial height number given (550' in this case) is to roof level of occupied floors, and excludes any mechanical penthouses, crowns, spires, etc.
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Old April 19th, 2014, 06:45 AM   #12
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Looks really good. Love the texture. This whole neighborhood is starting to get very architecturally interesting.
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Old April 21st, 2014, 10:03 PM   #13
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Will that rainbow effect come from colored glass or lighting?
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Old April 21st, 2014, 10:59 PM   #14
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Will that rainbow effect come from colored glass or lighting?
I think that's "poetic license". SF does have some amazing sunrises and sunsets though.
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Old June 10th, 2014, 10:15 PM   #15
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Urban Living Room Will Surround Transbay Block 8 Tower



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Plans for Transbay Block 8 are anchored by a gleaming new 550-foot tower from starchitect Rem Koolhaas's firm OMA, but the the space surrounding the tower is also taking shape and the renderings are stunning. The block is designed to be open to the public, with a mid-block passage between Folsom and Clementina streets that opens up to what Fougeron Architecture, the local firm responsible for the site's podium and mid-rise buildings, is calling an urban living room. The space will be lined by retail shops on the Folsom Street side and could transform into an outdoor cinema under "twinkling Tivoli lights" or a farmer's market with pop up stalls.








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Old March 13th, 2015, 10:48 PM   #16
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Another Million Budgeted For Delayed Folsom Street Off-Ramp Project
March 13, 2015
Folsom Street Off-Ramp Construction

Having already increased the budget for the realignment of the Folsom Street off-ramp from $2,883,900 to $3,479,541, the City is now slated to add another $1.2 million, for a total project cost of $4,679,541 and counting, 62 percent over the project’s original budget.

. . . the cost overruns are primarily due to the discovery of higher than expected levels of motor oil and lead in the soil below, soil which has been stockpiled and covered on site, as pictured above, for testing and proper disposition.



The piles, however, have been preventing work on the off-ramp from proceeding as planned. And as such, the realignment, which was originally scheduled to be completed last month, isn’t expected to be finished until June at the earliest.

The realignment will clear the way for the 550-foot tower designed by Architect Rem Koolhaas and the Office for Metropolitan Architecture (OMA) to rise on the Transbay Block 8 site, with the potential for a Whole Foods on the corner.
http://www.socketsite.com/archives/2...-off-ramp.html
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Old March 13th, 2015, 11:18 PM   #17
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can't wait for this area of the city to fill out and grow the fantastic skyline.
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Old April 22nd, 2015, 08:02 PM   #18
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Developer Cuts 99 Units From Transbay Tower Citing Market Demand
April 21, 2015

. . . based on the market demand for larger units and a redesigned tower core, Related has cut 99 units from their Transbay Block 8 development plans, a cut which includes the loss of 27 BMR units . . . .

“As the building design progressed the Development Team enlarged the tower building core for the adequate number of elevators and increased the size of the core walls due to load requirements. The Development Team also studied the market and learned that the market demand is for unit sizes larger than originally proposed. As a result, the total number of units has declined from 653 to 554.”
And as the total number of units has declined from 653 to 554, the number of affordable units the development will include has declined as well (from 177 to 150), “but remains at 27% of the total.”

The redesigned plan for the Transbay Block 8 Tower now includes 124 market-rate condominiums (down from 162) across the top 23 stories of the tower, with 280 market-rate rentals (down from 314) on floors 8-31.

The project’s 150 below market rate rental units, which are earmarked for San Francisco residents earning up to 50 percent of the area median income, will be located in the tower’s podium (floors 1-8) and the adjacent mid-rise building.

Related has also reduced their previously proposed grocery store space by 45 percent, which means Whole Foods is out and the developer is now seeking a “comparable” type of grocery to fill the space.

http://www.socketsite.com/archives/2...et-demand.html

In other words, fewer, larger units. The overall envelope of the project remains the same.
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Old April 22nd, 2015, 08:06 PM   #19
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Originally Posted by optimusprimal1 View Post
can't wait for this area of the city to fill out and grow the fantastic skyline.

http://sfocii.org/modules/showdocume...ocumentid=7823
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Old February 16th, 2017, 09:45 PM   #20
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Upcoming Transbay Tower Revised by Pelli Clarke Pelli
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Pelli Clark Pelli with HKS Architects has made design revisions to their Transbay Parcel F proposal, the final building expected to rise within the transformative Transbay District in San Francisco. The 64-storey tower at 550 Howard Street now features a gentler overall expression, swapping hard right angles and asymmetry for a softer and more elegant sculptural identity.
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