HomeDiagramsDatabaseMapsForum
     

Go Back   SkyscraperPage Forum > Global Projects & Construction > Proposals


 

 
Thread Tools Display Modes
     
     
Prev Previous Post   Next Post Next
     
     
  #1  
Old Posted Nov 27, 2014, 8:38 AM
simms3_redux's Avatar
simms3_redux simms3_redux is offline
She needs her space
 
Join Date: Sep 2005
Location: San Francisco
Posts: 2,448
SAN FRANCISCO | 5M Development | 470, 400, 200 & 174 FT | 40 FLOORS

5M stands for 5th and Mission, the project's location in the SOMA neighborhood of San Francisco.

In late 2007, Hearst, owner of the San Francisco Chronicle, and of the 3.9 acres containing 20 separate parcels (the site in question) issued an RFP to developers, either to develop the site (in partnership) or to buy the site.

Shortly after, Hearst chose Forest City to develop the site in partnership with Hearst. Forest City is also developing Pier 70, which after successful community outreach was approved by the general public earlier this year, and they are developing a few other notable projects in SF, including a successful apartment project in the Castro district, with a market hall/food emporium on the ground floor.

After Forest City was chosen, with the Chronicle's woes (and other newspaper publishers) vacated some space in their building, allowing for opportunity for immediate repurposing. Forest City then interviewed 70 people in community focus groups and talked to 45 local organizations. The result was the hiring of Alex Michels, founder of Hub SOMA and Hub Berkeley, to create a new non-profit, 5M.org.

Quote:
The nonprofit, 5M.org, is a collaboration between Forest City and Intersection for the Arts, and is being kicked off with a $777,000 grant for “placemaking” from ArtPlace, a consortium of foundations, federal agencies, and financial institutions. Other 5M tenants involved in the project are: the Hub, which supports social entrepreneurs; and TechShop, a do-it-yourself workshop that gives members access to tools, equipment, instruction and a creative community.

The new nonprofit launches as Forest City is gearing up to file a preliminary application for a major development of the 4.5 acre property the Hearst Corp. — the parent company of the Chronicle — owns at Fifth and Mission.
source

Further description of the non-profit activities fostered by Forest City on the site since 2009 below:

Quote:
Michel said the idea for a separate nonprofit organization grew out of community meetings focused on the 5M Project redevelopment. In talking to neighbors “there was a strong request to make this a permeable campus.” He said the nearly 2,000 small businesses (many of them one-person organizations) and nonprofits based at 5M are doing “breakthrough entrepreneurial and cultural work” and “5M.org’s goal is to help the community gain access to and participate with the resources in their own backyard that are driving the emerging economy.”

The creation of 5M “reflects Forest City’s deep interest in having the project be interwoven into the community,” Michel said. “How many developments in the area have their back to the street and their back to the community and are not really engaging the community?”

The idea is to open up the campus to neighborhood residents and local kids who may not have access to the cutting edge technology, capital, entrepreneurship and equipment that exist at 5M, Michel said. There will be pre-professional internships, after school programs, job training, large-scale public art projects, artist residencies and attempts to engage local youth with 5M partners to address neighborhood issues. In addition to Hub SoMa, TechShop and Intersection for the Arts, 5M is home to San Francisco School of Digital Filmmaking, Twitter co-founder Jack Dorsey’s mobile payments company Square and SFMADE, an nonprofit promoting local manufacturing.

....

“It’s not conceived to generate positive feedback for the development, but I do think having this program with this mission will contribute to the shaping of the development,” she said. “Here is this community process and this idea comes out of it that can live on its own.”

http://www.5mproject.com/


In 2012, 5M was a Finalist for Best Community Impact by the SF Business Times.

In 2013, Yahoo replaced Square (who last year moved HQ to larger space in Mid-Market) as a 60,000 sf lease in the 300,000 sf Chronicle Building.

Jumping forward to 2014, Forest City has been as carefully planning its master development at 5M as it has been planning Pier 70, which won voter approval this year at the ballot box. As early as 2011, Forest City's plan was to have their project approved in 2014 with construction to commence in either 2015 or 2016 and last through 2026.

On October 15, 2014, Forest City submitted a 740 page EIR for the development. On November 20, it held a public hearing, kicking off a large political and community process that will determine what eventually gets built.

Quote:
Forest City is pitching two scenarios. The "office scheme" would give the site 871,900 square feet of office space and 914 housing units. The "residential scheme" would provide 598,500 square feet of office space and 1,209 housing units. The residential scheme would also include 59,100 square feet of shared open space, about 15,000 more than the office plan. Both office space and housing are of course in high demand and short supply in San Francisco. One of the difference makers could be the office space cap that the city expects to bump into next year because of the 1980s law enacted under Prop. M.

The project is in the city's queue for office space approval by the second quarter of next year, which would likely allow it to get space allocation before the city is expected to hit its limit, ...
source

An important part of the pitch is that 25% of residential units will be built on and/or off-site as affordable units.

On November 6, 2014, Forest City and its architect Kohn Pederson Fox released the first official renderings and set of detailed plans.

Quote:
The developer is also pushing more plans that allow it to tilt its mix of housing and office toward more office. It prefers to build 871,900 square feet of office space and 914 housing units rather than 598,500 square feet of office space and 1,209 housing units.
source

On November 20, the day that Forest City held its first public hearing, the San Francisco Planning Department introduced a proposal for SOMA office developers to pay additional impact fees to help keep non-profits from being priced out of the city. It would be an unprecedented move. Additionally, planners want to enforce Proposition K, which voters recent approved, to mandate that 33% of all housing units created would be available to middle and lower income residents. Office developers already pay $24/sf to subsidize housing and there is not much room to allow for more before development is completely non profitable.

According to SFGate,
Quote:
The first phase calls for 280 rental units in a 200-foot building on the corner of Minna and Mary alleyways, and 580,000 square feet of office space in a 400-foot tower at Fifth and Howard streets. The developer has committed to making 25 percent of the 280 units below market rate. A second residential tower, on Fifth Street between Mission and Howard streets, would likely come in a second phase. That building would be 472 feet, and would likely be sold to a for-sale condo builder. Forest City only builds rental housing.

The project calls for two open spaces — a 12,000-square-foot “Mary Square” next to the 280-unit building and a 22,000-square-foot green space on the roof of The Chronicle building, which will be preserved. The rooftop garden will have a separate public elevator, according to Audrey Tendell, vice president of development for Forest City.
source



RENDERINGS


source


source


source


source




source


source

Mary Street view looking south

source


source


source

Minna Street view on Mary Court

source

View of Chronicle Building rooftop

source

Mid-rise Residential

source

High-rise Residential

source

Office Building

source

Office Building

source

Looking East down Howard

source


source



A Full Copy of the November 20 presentation (complete with renderings and diagrams) can be found HERE.

I look forward to tracking this one with you all over the next decade (hopefully sooner).
Reply With Quote
     
     
End
 
 
 

Go Back   SkyscraperPage Forum > Global Projects & Construction > Proposals
Forum Jump


Thread Tools
Display Modes

Forum Jump


All times are GMT. The time now is 8:02 AM.

     

Powered by vBulletin® Version 3.8.7
Copyright ©2000 - 2019, vBulletin Solutions, Inc.