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  #8441  
Old Posted Apr 16, 2017, 3:28 AM
WildCowboy WildCowboy is offline
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A few notes about the UCSF project that I *think* Socketsite is misunderstanding:

- There are 130 parking spaces in the project, but NONE of them are available for residents' cars. 95 of them are to accommodate existing office workers at UCSF's office building next door at 654 Minnesota. Some of their parking will be going away with the residential project, and UCSF is also trying to reduce the number parking on the street. The remainder of the spaces in the residential project will be loading/unloading/service use and ride sharing vehicles.

This housing is for UCSF students...most don't have cars and don't need them. UCSF did something similar but much smaller at 130 Irving by the Parnassus campus. No onsite parking and residents are not allowed to apply for residential permits. It appears to be a successful model for this demographic. UCSF surveyed its target student demographic for the Minnesota Street project and 84% said they'd be willing to live there even if they weren't allowed to have a car.

- I have not seen in any UCSF documentation that they are funding community parking lots in Dogpatch. What they have said is they are creating two new surface parking lots on their existing campus acreage (one on the main "North" campus and one on the upcoming "East" campus across Third from the hospital) to help accommodate growing demand from all of their projects. These are TEMPORARY lots that will eventually be replaced by garages as the land becomes needed for buildings. UCSF's Mission Bay campus is a ~40 year buildout, so it's understandable they have been and will continue to use low-cost surface parking where possible until they start running out of space. They briefly mention possible off-site parking near Crane Cove if needed in the 2020 timeframe, but this would appear to be a temporary situation as well.

- As for the buildings themselves, UCSF would probably like to go taller, but they are maxing out the zoned heights on those sites. As a state entity, UCSF technically isn't bound by those restrictions but they always try to follow them in an effort to be a good neighbor and minimize potential difficulties. The renderings being shown are a work in progress and at this stage appear to be mostly massing renderings, as facade designs are still being considered. The project includes 4500 square feet of neighborhood-serving retail, intended to be a small grocery store that Dogpatch residents have been clamoring for.

(More info on all of this is in UCSF's presentation from earlier this week.)
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  #8442  
Old Posted Apr 18, 2017, 12:09 AM
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Jerry of San Fran Jerry of San Fran is offline
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The Former St. Joseph Catholic Church

4/17/2017 10th St. at Howard St. This building which has some sort of historical designation is being re-purposed as an office space. The process is taking many years to complete. Due to declining attendance of the church & because the CC church could not afford the seismic upgrade the church sold the property.

I love the color of the exterior - much nicer than that flesh tone previously applied. The grey color brings out the architecture to my eye. Notice the seismic bracing on the south side of the structure. This is going to be a beautiful building when complete.

The slate roof tiles were removed, a new roof installed & the slate put back on. I was wondering if the crosses would be removed but they are being refinished & will remain. There is still a lot of work to be done. The bell towers are in a bad state of decay.

This is not great architecture but I am glad to see it rehabilitated as this kind of building will never be built again in San Francisco. Well, the new Greek Orthodox Church on Valencia Street is an exception.

Across the street is a new apartment building in construction & next door to the former church some more building in the near future. Lots of changes on the block!


The Former St. Joseph Catholic Church by Apollo's Light, on Flickr
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  #8443  
Old Posted Apr 18, 2017, 5:59 AM
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Bunch of Tenderloin news:

Quote:
Exclusive: 13-story Tenderloin tower proposal adds to wave of housing
Apr 17, 2017, 1:21pm PDT
Roland Li
Reporter, San Francisco Business Times

A Tenderloin parking garage could be replaced by a 13-story tower under a new housing proposal . . . .

Architect Brick LLP has filed preliminary plans for a 115-unit residential building at 550 O'Farrell St. Plans call for 86 market-rate units and 29 affordable units. If approved, the project would be one of the only market-rate San Francisco housing projects with 25 percent affordable units without a public subsidy or upzoning . . . .

A two-story, 119-space parking garage would be demolished and replaced with 86,984 square feet of residential space, 1,442 square feet of retail and 21 parking spaces. Around the country, developers have been seeking to build fewer parking spaces in dense urban areas near public transit. Reducing parking allows more space for housing and cuts down on project costs.

The project includes open spaces on the second floor and rooftop, as well as private balconies, totaling 7,786 square feet.

The Tenderloin has long been one of San Francisco's most impoverished neighborhoods. A surge of new housing projects in the area and nearby Mid-Market is bringing new investment, but also concerns that residents will be pushed out. The area has remained a haven for low-income residents because many of the building are owned and operated by nonprofits.

New investment can benefit the neighborhood if existing residents are protected, said Randy Shaw, executive director of the Tenderloin Housing Clinic, one of the nonprofit operators of supportive housing.





http://www.bizjournals.com/sanfranci...e-housing.html

Quote:
Exclusive: Two Tenderloin housing projects for S.F.'s "missing middle" to break ground
Apr 5, 2017, 2:35pm PDT Updated Apr 6, 2017, 9:49am PDT

Roland Li
Reporter, San Francisco Business Times

Two Tenderloin housing projects will start construction this year in an effort to boost San Francisco's "missing middle" housing supply.

The projects totaling 231 units by developer Forge Land Co. at 145 Leavenworth St. and 361 Turk St. are using pre-fabricated steel, which will bring construction costs down.

Units will also be small, ranging from 250 square feet to 440 square feet. That enables Forge to target rents just over $2,000 per month on average, less than typical new projects, which rent for $3,000 or more per apartment.

"It's really designed for the bulk of the workforce," said Richard Hannum, CEO of Forge Land Co.

He said market-rate rents would be affordable – defined as being no more than 30 percent of salary – for people making up to $80,000 per year, slightly above San Francisco's average wage. Rents haven't been finalized yet . . . .

Twelve percent of Forge Land Co.'s units will also reserved for those up to 40 percent of area median income under the city's inclusionary housing requirements. The city didn't initially require "group housing" projects with small units to include affordable housing but changed its policy in 2015.

CollinsWoerman is the architect of the projects . . . .

The pre-fabricated steel will be assembled in California's Central Valley. "This is all being made in the U.S. We will fabricate all the parts in the Central Valley. We don't need to go to the remote countries elsewhere," said Hannum . . . .

http://www.bizjournals.com/sanfranci...le-prefab.html

Apropos some earlier back and forth, the Tenderloin and this target market are among those where I think limited or even no on-site parking are appropriate. These are not pied-a-terres for rich folks but homes for what San Francisco (sadly) calls the middle class. Anyway, I totally go with the developer's choices in the matter and I hope the Planning Dept. does too.

Last edited by Pedestrian; Apr 18, 2017 at 5:56 PM.
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  #8444  
Old Posted Apr 18, 2017, 6:11 AM
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Quote:
Originally Posted by Jerry of San Fran View Post
4/17/2017 10th St. at Howard St. This building which has some sort of historical designation is being re-purposed as an office space. The process is taking many years to complete. Due to declining attendance of the church & because the CC church could not afford the seismic upgrade the church sold the property.

I love the color of the exterior - much nicer than that flesh tone previously applied. The grey color brings out the architecture to my eye. Notice the seismic bracing on the south side of the structure. This is going to be a beautiful building when complete.

The slate roof tiles were removed, a new roof installed & the slate put back on. I was wondering if the crosses would be removed but they are being refinished & will remain. There is still a lot of work to be done. The bell towers are in a bad state of decay.

This is not great architecture but I am glad to see it rehabilitated as this kind of building will never be built again in San Francisco. Well, the new Greek Orthodox Church on Valencia Street is an exception . . . .
- Agree the new color is better and probably closer to the original

- The roof work is standard. Modern (i.e. the last 150 years or so) slate and tile roofs, unlike ancient ones, were more decorative than waterproof. They depend on a waterproof membrane under the tiles or slate and that deteriorates over time in spite of the protection the tiles provide. Because this work is labor intensive and thus expensive (removing the tiles, replacing the membrane and replacing the tiles), too may homeowners opt to save money by having original tile roofs replaced with shingles or other types of roofs. That makes me sad.

- I disagree with you about the architecture. I've always loved this church and hoped it would find new life as something. It's certainly typical of so many late 19th century/early 20th century urban churches, most of which were built with vast numbers of small contributions from devout adherents to their faith. And these were people without a lot of money in most cases. As for the crosses, I'm pretty sure they would be covered by the protection of the historic designation and can't be removed.

- Finally you mentioned the seismic bracing. My favorite example of seismic retrofitting on a church is St. Dominic's on Post St. There, the basic architectural style was Gothic so they added flying buttresses just as a medieval architect would have and it works wonderfully.

Last edited by Pedestrian; Apr 18, 2017 at 3:22 PM.
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  #8445  
Old Posted Apr 19, 2017, 7:10 PM
botoxic botoxic is offline
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Those old, familiar skyline views, they are a changin'

Potrero Hill

anthony_romello on Instagram

Bernal Heights

knucklesamwick on Instagram
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  #8446  
Old Posted Apr 19, 2017, 10:54 PM
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Seems like we have a conflict here:

Quote:
San Francisco senator calls for more market-rate housing
BY ADAM BRINKLOW APR 19, 2017, 10:51AM PDT

State Senator Scott Wiener took to Medium over the weekend to pen a nearly 1,700-word essay on the merits of new market-rate housing construction in the Bay Area and California.

In piece titled “Market-Rate Housing Isn’t a Bad Word, and We Won’t Solve the Housing Crisis Without It,” Senator Wiener alleges that lawmakers and community groups show “skepticism and even hostility” toward any new construction that is not “exclusively or largely [focused] on publicly subsidized, income-based affordable housing,” creating a culture of anger toward those who want to sell new homes at market rates.

To underscore the need for more housing, the senator breaks out some cold hard numbers: “According to California’s Legislative Analyst, the state needs to produce about 180,000 units of housing a year to keep up with [population] growth. In practice, we produce less than half that” . . . .

So okay, just build more affordable housing if that’s what people want. But Wiener says, pointedly, “We will never — and I truly mean never — produce enough of that housing to satisfy” all of our housing needs.
http://sf.curbed.com/2017/4/19/15358...housing-wiener

Quote:
San Francisco to Mission developers: Pay up or don't build
Apr 19, 2017, 2:50pm PDT
Roland Li
Reporter, San Francisco Business Times

Mission activists won two housing battles on Tuesday, as the San Francisco Board of Supervisors voted to require developers to spend more money to get their projects green-lighted.

The Board approved developer Lennar Multifamily Communities' (NYSE: LEN) 1515 South Van Ness Ave. project after the developer agreed to pay $1 million for affordable housing and dedicate some workshop space at subsidized rents. The developer had previously committed to 25 percent affordable units at the 157-unit project, one of the highest levels for a private project.

Supervisors also delayed a vote for a second time on Axis Development Group's 117-unit 2675 Folsom St., where opponents seek more affordable housing concessions . . . .

The moves are evidence of the political and economic clout of groups like the Calle 24 Latino Cultural District and Mission Economic Development Agency, which have been fighting for more concessions from market-rate developers.

The groups have said that market-rate housing projects will hurt the existing Mission community by attracting wealthier newcomers and raising rents. They want developers to contribute more affordable units, hire union labor and provide more community benefits . . . .

"We're definitely not against market-rate building ( ). It can be a great source of extra funds. We need to make sure it's done in a holistic plan," said Medina. MEDA and its nonprofit partners develop affordable housing on public sites that have been donated or sold to the city by private market-rate developers.

Erick Arguello, president of the Calle 24 Latino Cultural District, appealed the Axis project.

Arguello is seeking 30 to 33 percent affordable housing on-site, 100 percent union labor and preservation of an existing mural on the site . . . .
http://www.bizjournals.com/sanfranci...962&j=77982551
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  #8447  
Old Posted Apr 20, 2017, 12:51 AM
ChargerCarl ChargerCarl is offline
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^fucking extortion
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  #8448  
Old Posted Apr 20, 2017, 3:19 PM
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Quote:
Originally Posted by Pedestrian View Post
Weiner was a marginal moderate when he was on the Board of Supervisors. MEDA is an economic terrorist organization and should be treated as such. State law can override local control, which is the purpose of Weiner's legislation.
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  #8449  
Old Posted Apr 20, 2017, 6:55 PM
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Quote:
Originally Posted by coyotetrickster View Post
. MEDA is an economic terrorist organization and should be treated as such.
Lol you can't be serious.
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  #8450  
Old Posted Apr 20, 2017, 7:11 PM
pseudolus pseudolus is offline
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Lol you can't be serious.
Performance art?
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  #8451  
Old Posted Apr 20, 2017, 8:45 PM
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Various projects from ~30 minutes ago. Check out the glass on the lobby of SF Tower, and how close you can see Park Tower from the sidewalk. Click for larger pics.



















Bonus pic from Japantown Cherry Blossom Festival this past weekend!

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  #8452  
Old Posted Apr 20, 2017, 10:01 PM
pseudolus pseudolus is offline
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Originally Posted by fimiak View Post
Various projects from ~30 minutes ago. Check out the glass on the lobby of SF Tower, and how close you can see Park Tower from the sidewalk. Click for larger pics.
Thanks, fimiak!
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  #8453  
Old Posted Apr 21, 2017, 6:54 AM
timbad timbad is online now
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office building on Townsend at Sixth



100 Hooper



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  #8454  
Old Posted Apr 21, 2017, 8:37 PM
SF_Everest SF_Everest is offline
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From many vantage points 181 Fremont has the same apparent height as One Rincon due to it being on Rincon Hill. Can't wait for Oceanwide to round out and bring up the Transbay hump.

Also, since Mission Bay is almost replete with brand new squat office buildings, my prediction is that the next future wave of towers will start to creep west (like the Mexican Museum) toward the Hub where there are older buildings ready to be demolished.
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  #8455  
Old Posted Apr 24, 2017, 9:13 PM
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Jerry of San Fran Jerry of San Fran is offline
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1335 Folsom Street at Dore

I passed by the site today & see at last work on a six story building. Pictures by me. As far as I can tell this is what the building will look like - quite different from what Socket Site showed in 10-06-2014. The site is across the street from the Powerhouse bar. The rendering is from https://www.buzzbuzzhome.com/us/1335-folsom-st One of the pictures at the site shows all kind of activity on the street which is ridiculous. The area is still a bit industrial.

1335 Folsom at Dore Alley by Apollo's Light, on Flickr
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  #8456  
Old Posted Apr 25, 2017, 2:51 PM
SF_Everest SF_Everest is offline
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B of A Building AKA Triple Nickel has 1.8 square ft. compared to Salesforce's 1.4 and from many angles still has the most mass on the skyline (coupled with its dark black granite while other prominent buildings are shades of white). The width of Oceanwide Center should be a nice balance once it's completed.
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  #8457  
Old Posted Apr 26, 2017, 9:43 PM
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150 Van Ness 04/26/2017

The last concrete pour is scheduled for 08/10/2017. This view is from the 14th floor of the Essex Fox Plaza.

Unfortunately this will be the last photo from the 14th floor as there will be a larger laundry room opening next week. I will have to depend on a friend on the 24th floor in the future to get photos.

This future 14 story building will be apartments.

150 Van Ness Avenue by Apollo's Light, on Flickr
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  #8458  
Old Posted Apr 27, 2017, 3:49 AM
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^^^ Nice shot, Jerry.

Also, a pretty nice and expansive view of the skyline with what was, and will be, 'The Hub' in the foreground.


Downtown San Francisco
by Brock Whittaker Photography, on Flickr
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  #8459  
Old Posted Apr 27, 2017, 5:33 AM
timbad timbad is online now
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Quote:
Originally Posted by 1977 View Post
...a pretty nice and expansive view of the skyline with what was, and will be, 'The Hub' in the foreground.
...
looking forward to watching the Hub grow. it is encouraging they are paying so much attention to the sidewalk-level experience.

down in Dogpatch area, the project at Third and 23rd is shedding its scaffolding. this is the 'back' on ?Minnesota:



still putting finishing touches on the project a block to the west of the 22nd St Caltrain station:



probably the biggest surprise from my walk was noticing that work has started on chipping away the east side of Potrero Hill for what I assume is this project







the view from above



and here a view of the work chipping away at the south side of the Hill for Rebuild Potrero:

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  #8460  
Old Posted Apr 27, 2017, 6:32 AM
timbad timbad is online now
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this is the former McDonald's site on Third and Townsend, future hotel



Clementina Alley behind Solaire



from further away



the passageway between Lumina and the MTC building







Fifth and Folsom



Sixth and Howard





Folsom and Rausch



Ringgold Alley itself, behind the Horror on Harrison, is getting redone, so there may be one little positive coming out of this project, but the alley is otherwise just drained by the look of the new development. still trying to be hopeful that some finishing touches improve things





another one that worries me is the one on Brannan between Seventh and Eighth. massive blocks with not much variation other than texture. I know, sort of matches historic feel of this neighborhood, but I still think some height or visual differentiation would have been better. we'll see, they're not done.







its sister at 1 Henry Adams

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