SAN FRANCISCO | 98 Franklin St. | 320 FT | 31 FL

[Pedestrian]

Exclusive: Elite private school proposes 320-foot tower in S.F. development hotspot
Nov 17, 2016, 8:01am PST Updated Nov 17, 2016, 1:21pm PST
Roland Li
Reporter
San Francisco Business Times

San Francisco's French American International School has submitted plans for a mixed-use 31-story tower in a neighborhood primed for more density.

The K-12 private school's preliminary proposal at 98 Franklin St. calls for a 320-foot highrise with 301 residential units atop lower-level school facilities. The site is within the city's Market Street Hub study area, where the city seeks to increase heights for more housing, public space, transit and space for artists. The plan is expected to be approved by the end of 2018. The 98 Franklin St. site currently has a height limit of 85 feet and would require the Hub plan's zoning changes to move forward.

The project's preliminary project assessment (PPA) calls for 280,650 square feet of residential space, 70,000 square feet of academic space in four floors, 5,900 square feet of retail and 15,240 square feet of open space . . . .

http://www.bizjournals.com/sanfranci...ousing.html#g7

[fflint]

Impressive bulk and height for the area.

[Pedestrian]

No Red Flags for Proposed 320-Foot-Tall Hayes Valley Tower
February 8, 2017

San Francisco’s Planning Department has completed its preliminary review of the French American International School’s proposed 320-foot tower to rise on its parking lot site at 98 Franklin Street in Hayes Valley. And beyond the proposed height, for which the school has a plan, the Department didn’t raise any substantial red flags.

While the Franklin Street site, which includes a spur to Market, is currently only zoned for development up to 85-feet in height, it falls within the borders of San Francisco’s Market Street HUB Project, which includes increased building heights of up to 600 feet.

And while the City’s draft plan for the 98 Franklin Street parcel had envisioned a height limit of 160 feet, the school is requesting that it simply be doubled to 320 . . . .

http://www.socketsite.com/archives/2...comment-277666

Wow. This thing is getting better treatment than I imagined. Maybe being an "elite private school" carries benefits. Or maybe somebody with power in the Planning Dept. sends a kid there.

[Pedestrian]

. . . the Hub will be upzoned to include up to 9,000 new housing units and over 50,000 square feet of public space like parks and plazas.

But the city is juggling a complex panorama of projects with the need to push the plan through quickly as construction costs rise for developers.

“The whole point of doing this rezoning is to increase housing capacity and address housing issues,” said Josh Switzky, the city’s land use program manager.

. . . (the project) at 98 Franklin St. will be approved in the rezoning plan itself. Related California and the French American International School are planning a 36-story tower with a high school on the bottom and apartments above at 98 Franklin — the first mixed-use project of its kind in San Francisco (see story below) . . . .

Delays to the rezoning process have caused other developers to pursue their projects outside the specific plan . . . .

https://www.bizjournals.com/sanfranc...a-new-hub.html

Developer and elite private school team up on San Francisco's first high school and housing tower
By Blanca Torres – Reporter, San Francisco Business Times
Aug 30, 2018, 2:42pm PDT Updated Sep 13, 2018, 12:27pm

A new type of mixed-use highrise is coming to San Francisco. Developer Related California and the French American International School are working on a plan to build a 36-story tower with a high school on the bottom and apartments on the top.

While developers have built other types of mixed-use projects — housing and retail or housing and office space are relatively common combinations — no one has built a highrise consisting of a school and housing in San Francisco . . . .

Architecture firm SOM is designing the tower at 98 Franklin St. Plans call for a 365-foot tower with five stories for the high school and 31 stories for 345 apartments. The school submitted preliminary plans for the tower back in 2016 before it made the partnership with Related official . . . .

The high school part of the tower will house up to 400 students and will consist of mostly classroom space. French American, a private school, operates an urban campus with close to 1,100 students from pre-school to high school in other nearby buildings on Oak Street . . . .

. . . after the building is completed, the school will own the land under the tower and the school portion of the building while Related will own the apartment portion.

The developer and the school worked out a deal where Related will pay French American to buy a portion of the development. That money will then help the school fund the new high school . . . .

The Hub plan is expected to be adopted by the end of 2019, but the plan has already hit at least one delay. It was originally scheduled for adoption in November 2018. Witte anticipates construction could start on 98 Franklin in 2020 with an opening date in 2023.

https://www.bizjournals.com/sanfranc...an-school.html

[Pedestrian]

Related California's 36-story 'Hub District' tower poised for initial approval
By Laura Waxmann – Staff Reporter, San Francisco Business Times
May 27, 2020, 3:05pm PDT Updated 15 minutes ago

After plans for two massive towers proposed for the Mid-Market Hub District were advanced by the San Francisco Planning Commission last week, the panel will consider a third mixed-use tower in the area on Thursday.

Developer Related California is proposing a 365-foot, 36-foot tower at 98 Franklin St. It would feature 345 residential units situated atop a five-story podium slated to serve as the new home of the French American International High School, as well as some 3,200 square feet of retail space on the ground floor.

In order to advance the project, the Planning Commission must approve a downtown project authorization and grant Related a number of code exemptions, among other actions. The commission must also vote to adopt the findings of a shadow report for the project, which is expected to cast shadows that could potentially impact the Page and Laguna Mini Park, Patricia's Green, Koshland Community and Learning Center and a future park site at 11th and Natoma streets.

Planning department staff is recommending that the commission grant these initial approvals on the grounds that the project will transform a surface parking lot into new rental housing, with 69 units offered at affordable rates to households earning 50% of the area median income.

https://www.bizjournals.com/sanfranc...BLZDh0cm5obiJ9

Apparently it's grown taller by 45 ft.

[Pedestrian]

Some better renderings courtesy of discovery by Jerry of San Fran. And the best part: It keeps getting taller. 320 FT-->365 FT-->397 FT (now, incl parapet)














Images: https://sfyimby.com/2021/02/new-buil...francisco.html

[homebucket]

Originally Posted by Jerry of San Fran

98 Franklin - at last there are some drawings of the building as permits have been filed. An attractive addition to the Market/Van Ness area. You can link here for several great images:

https://sfyimby.com/2021/02/new-buil...francisco.html

Some fresh renderings courtesy and Jerry and SFYIMBY. Feel free to check out the link for more.

Edit: see above for photos

[NYC2ATX]

The renderings above that depict all the other towers coming to the area, they're just gems in their own right. I appreciate any optimism about these towers all being seen to completion.

[Pedestrian]

Originally Posted by NYC2ATX

The renderings above that depict all the other towers coming to the area, they're just gems in their own right. I appreciate any optimism about these towers all being seen to completion.

They are all housing so that's in their favor. There are really only 3 new ones seen in the rendering other than 98 Franklin. One of them, One Oak seems perpetually delayed. One, 10 S. Van Ness, has a reasonable amount of momentum behind it. The last one, 30 Van Ness, seems likely to wait for the next boom.

But I am encouraged that the subject of this thread has the school in the podium. For the school to be involved suggests to me it's likely to get built--I doubt they would get involved with something that's "pie in the sky" I wouldn't think. Other examples of towers with significant non-retail uses on lower floors--706 Mission (Mexican Museum) and 30 Otis (SF Ballet School)--are among recent projects that moved along expeditiously, seemingly in spite of economic conditions.

[deanstirrat]

yay, taller!

[homebucket]

Originally Posted by deanstirrat

yay, taller!

That too. If constructed today, it would be our 60th building that is 400 ft or taller. 61st if we include 30 Van Ness, since that one is currently u/c.

Just for funsies, DTLA currently only has 35 such buildings 400 ft or taller.

[deanstirrat]

Originally Posted by homebucket

Just for funsies, DTLA currently only has 35 such buildings 400 ft or taller.

Slay

[jbermingham123]

Originally Posted by deanstirrat

Slay

Ah, a fellow gen z member.. we are somewhat rare around here. slayyy king

[deanstirrat]

Originally Posted by jbermingham123

Ah, a fellow gen z member.. we are somewhat rare around here. slayyy king

I would assume so. I really have no idea how people even find this site. It's never at the top of any google searches. I only stumbled my way here about a year ago and I don't really remember how. Gen Z will force urbanization upon the unwashed masses.

[Jerry of San Fran]

3/11/2023 - Saw this notice on a fence at Market Street /Van Ness today announcing modifications. Go to https://sfplanning.org./notices for detailed information. I could not see what the modifications are.

98 Franklin Street, San Francisco

[Jerry of San Fran]

3/11/2023- Saw this notice today on a fence at Market St. & Van Ness. The notice is for a hearing this month to extend the temporary parking lot for 5 years. Of course what that means the project will probably not happen for 5 years from now which is not surprising. This part of the property on Market St. is connected to the 98 Franklin Street development.

1510-1520 Market Street, San Francisco

[Jerry of San Fran]

3/18/2023 - The developer wants to add more height to the building and make the whole building market rate with the possibility of lower income housing at another site. See Socket Site for details: https://socketsite.com/

[homebucket]

More Height for Market-Rate Tower Closer to Reality
March 17, 2023

As we revealed at the end of last year, a modification to the approved plans for Related California’s 365-foot-tall tower to rise on the parking lot parcel at 98 Franklin Street, at the intersection of Oak, was in the works, a modification which would increase the tower’s height to 400 feet and yield 385 residential units, up from 345 apartments as approved, along with 85,000 square feet of space for a new French American International High School within the tower’s 5-story podium, 3,000 square feet of ground floor retail space, and a basement garage for 110 cars.

As we outlined at the time, a building permit for the development has already been requested, and was in the works, but is on hold pending approval of the additional height and plans. And clearing the way for the modification’s approval, San Francisco’s Planning Department has now amended the Environmental Impact Report for the tower, allowing for the additional height.

At the same time, Related is also seeking approval for the tower to be 100 percent market rate, eliminating the previously proposed inclusion of on-site affordable units and offering to dedicate the razed parcel at 600 Van Ness Avenue, which was previously entitled for a 168-unit development, for the potential development of affordable units, at some point in the future, instead.

https://socketsite.com/archives/2023...o-reality.html

[Jerry of San Fran]

8/9/2023 More height has been approved. The height for this forum should to be updated.

Quote Socket Site
"Once again, as we revealed at the end of last year, a modification to the approved plans for Related California’s 365-foot-tall tower to rise on the parking lot parcel at 98 Franklin Street, at the intersection of Oak, was in the works, a modification which would increase the tower’s height to 400 feet and yield 385 market-rate residential units, up from 345 apartments which were to be a mix of market rate and below market rate (BMR) units as approved, along with 85,000 square feet of space for a new French American International High School within the tower’s 5-story podium, 3,000 square feet of ground floor retail space, and a basement garage for 110 cars.
As we outlined at the time, a building permit for the development had already been requested but was on hold pending approval of the additional height and plans, with San Francisco’s Planning Department having subsequently amended the Environmental Impact Report for the proposed tower, clearing the way for the additional height.
A Development Agreement and plans for the taller, 100 percent market-rate tower have now been formally approved, an agreement which includes the dedication of the razed parcel at 600 Van Ness Avenue, which was previously entitled for a 168-unit development, to the City for the potential development of affordable units, at some point in the future, in lieu of including any BMR units in the tower at 98 Franklin Street; a waiving of some standard impact fees; and a five year window within which to break ground versus three years as typically approved."

https://socketsite.com/archives/2023...-approved.html