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  #1  
Old Posted Oct 29, 2006, 5:58 AM
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SAN FRANCISCO | 535 Mission Street | 380 FT / 116 M | 27 FLOORS

This project seemed to be taking up space in the 555 Mission thread, so I guess it deserved its own thread ... finally.

535 Mission Street, according to its old design, will be 380' with 27 floors.

Old Residential Rendering:

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Last edited by Reminiscence; Jun 27, 2007 at 4:01 AM. Reason: Updated Information
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  #2  
Old Posted Oct 29, 2006, 6:16 AM
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Quote:
Developer drops plans for condo tower
SoMa site's new owner says it wants to build offices there
San Francisco Business Times - April 21, 2006
by J.K. Dineen
Spencer Brown
Charlie Kuffner: "Stars are starting to align."
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Citing an "overheated" residential construction environment, developer Monahan Pacific has scrapped plans to build a condominium tower at 535 Mission St. and has unloaded the prime south financial district land to Beacon Capital Partners for $30 million.

While the property is approved for a residential complex, a spokesman for Beacon Capital confirmed the company plans to build an office tower on the site, the latest example of what is shaping up to be a revival of new Class A office construction in San Francisco. In addition to the 535 Mission St. site, Tishman Speyer is expected to break ground this year on an office building at 555 Mission St., and Shorenstein Properties is actively seeking tenants for a 350 Bush St. highrise.

Jeff Hutchinson, Monahan Pacific's director of acquisition and finance, said the company had hoped to develop the land as a 34-story housing complex but a "super-heated environment" put construction costs 40 percent above what they were in 2004 when the company finished its 166-unit building at 199 New Montgomery St. Monahan Pacific bought 535 Mission two years ago for $19.2 million.

"It seems like the labor and construction issues were going to get worse before they get better," he said. "The cost environment gave us some pause along the way."

Hutchinson said the project would have been competing for labor and materials with a spate of skyscrapers under construction, including 301 Spear St., One Rincon Hill and Millennium Partners' towers at 301 and 333 Mission St.

"With all the residential that is being built, it's tough to get a crew," said Hutchinson. "We would have been fighting for a tower crane reservation. There is a waiting list for man lifts. Given that type of environment and given that it was going to get worse before it would get better, it was not readily apparent that the costs would settle."

In a sense, the 535 Mission property has come full circle. During the economic downturn, the Hines real estate investment trust abandoned plans to develop an office tower on the site, clearing the way for Monahan to snap it up in 2003 to take advantage of the explosion of demand for high-end condo towers in downtown neighborhoods.

Charlie Kuffner, president of Swinerton Builders, said he now sees residential highrise softening slightly and that "the stars are starting to align so that office makes more sense." That the 535 Mission site has been pulled by market forces from office to condo and back again, makes it a telling microcosm of the overall trends, Kuffner said.


"That site has an interesting tale to tell," said Kuffner.

Hutchinson said his company could have sat on the property until construction costs went down, but that is not the way Monahan Pacific operates.

"We are a development firm -- we were either going to build or move on and do something else with the capital," he said.

The rise in construction costs over the past few years has been staggering. A study by Webcor showed the price of roofing, glass, aluminum, drywall and metal stud jumped by more than 25 percent in 2005. Glenn Gabel, senior vice president of Webcor, said crane towers are "at a premium right now in the Bay Area and continue to get more expensive, but they are available."

"Is the market overheated in construction? I don't know that I'd use that term. But most contractors are pretty well stretched. There are selected trades where it's difficult to get participation," he said.

Over the past year, Beacon has become a major player in the downtown office market, snapping up 50 Beale St., 100 California St., and 1 Sansome St., as well as two other buildings. Beacon Capital Partners Chairman Alan Leventhal did not return a call seeking comment, but last year he told the Business Times that "San Francisco has the type of long-term fundamentals we like, with the highly educated workforce, great financial centers, teaching facilities and research."

Tim Maas and Tony Crossley of Colliers represented Monahan Pacific and John Cecconi represented Beacon in the transaction.

Source: http://www.sfnewdevelopments.com/blo...a/535-mission/
Beacon has been on a buying spree lately and appears to be serious about becoming a major player in SF real estate:



That suggests they didn't buy the 535 site to fool around and we can hope construction could get underway as soon as the cumbersome SF planning process allows.
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  #3  
Old Posted Oct 29, 2006, 6:26 AM
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Fighting for cranes, wow. I bet 10 years ago they were probably dumping cranes in the Pacific because they didnt want them. Now, we see a changing of times in SF and with Beacon coming into the city, aparently this isnt the last we've heard of them. 403' seems a little too short for that site. It should be more like 503' - 515', to mirror more or less 555 Mission Street.
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  #4  
Old Posted Oct 29, 2006, 6:30 AM
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Office floors usually are 4 m or 13 ft, not barely over 3 m or 10 ft here, so its good that there will be some height added on to the tower. As for the cranes around downtown SF, it's looking a bit more like Dubai.
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  #5  
Old Posted Oct 29, 2006, 6:37 AM
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If they used about 13' (4m) per floor and increased the number of floors to 40 or so, then they would end up with roughly 520' (159m), which, I would think, is more appropriate for this tower.
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  #6  
Old Posted Nov 18, 2006, 9:37 AM
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I guess this thread title needs to be changed since new office 535 Mission is a 27 story office tower.
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Old Posted Nov 18, 2006, 8:04 PM
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Have they announced any new details other than the change of number of floors? Height-wise? Design-wise?
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  #8  
Old Posted Nov 19, 2006, 12:24 AM
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No, but I'm guessing the tower is around 350', 106 m tall since office floors usually are 13', 4m tall. (27*13')
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  #9  
Old Posted Jan 9, 2007, 8:16 PM
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This SF Business Times article from January 1st only has a few tidbits of new information - the architect/engineer, which should read Hellmuth, Obata, & Kassabaum - plus the fact that the application has been filed with the San Francisco Planning Department.

Quote:
New speculative office development and the battle to reel in big marquee anchor tenants will drive much of the commercial real estate conversation during 2007.

With vacancy rates in San Francisco quickly sinking into the single digits, brokers and tenants will be jockeying for position around two speculative office buildings that broke ground in the fourth quarter -- Tishman Speyer's 555 Mission St. and Lowe Enterprises' 500 Terry Francois Blvd. In addition, McCarthy Cook and RREEF, co-owners of China Basin Landing, will be vying to lure users to the 275,000-square-foot addition they are putting on top of that 825-foot-long Mission Bay property.

Meanwhile, Wilson Meany Sullivan and Shorenstein Properties are ramping up marketing of two entitled projects: the fourth Foundry Square building and 350 Bush St., the only unbuilt highrise site in the financial district north of Market Street.

In addition to projects under construction and those that were entitled during the last economic cycle, the San Francisco Planning Department is starting to see applications for new large office projects trickle in.

These include a pair of green office towers proposed in the south financial district -- 222 Second St. and 535 Mission St. -- as well as proposed expansions of buildings at 100 California St. and 120 Howard St.


For the past two years, Beacon Capital Partners has been the most active buyer of downtown San Francisco real estate, grabbing 100 First St., 1 Sansome St., 50 Beale St., 120 Howard St., and Rincon Center -- a total of 3.1 million square feet of prime space.

Now the Boston-based landlord is looking to jump into the development game.

Beacon has filed an application to construct a LEED-certified 27-story tower at 535 Mission St., a site the firm acquired last spring from Monahan Pacific.

But the 350,000-square-foot proposed building, being designed by Hekkmuth, Obata + Kassabaum, is not the only new space Beacon is aiming to build.


The company has also filed applications to add five stories to two of its existing buildings, 120 Howard St. and 100 California.
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  #10  
Old Posted Jan 30, 2007, 6:41 AM
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So long, farewell...

The parking lot that 535 Mission would replace...



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  #11  
Old Posted Jun 26, 2007, 10:58 PM
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Today on the site there is a Planning Dept. notice that this building is on the agenda for the Planning Commission meeting of July 12 for approval of various exceptions to the planning code. The notice says the building is now 27 stories/380 ft. This is consistent with what the Business Times said back in January so perhaps it's time to amend the title of the thread?
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  #12  
Old Posted Jun 27, 2007, 4:03 AM
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I've also changed the description of the project on the first post. Despite its being cut down somewhat, its good to finally hear some news on this project.

Also, it might be a little early to ask, but has there been any insight to a possible redesign of the tower? This one doesnt look all that bad, but it could be better in my opinion.
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Last edited by Reminiscence; Jun 27, 2007 at 4:42 AM.
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  #13  
Old Posted Jun 27, 2007, 5:04 PM
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^^^Clearly it has been redesigned since it's the redesign that will (or won't) be approved July 12, but I looked everywhere I could think of for a new rendering and couldn't find one.
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Old Posted Jun 27, 2007, 9:03 PM
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^^^ Right, I thought so. I hope they actually went though (or will go through), the process of actually redesigning it (much like they did with Infinity) and not just take its current design and shrink it down for size.
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Old Posted Jun 27, 2007, 10:36 PM
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^^^I think they had to do some significant redesign since they are now moving forward with it as a "green" building, I believe, which it wasn't before.
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  #16  
Old Posted Jul 2, 2007, 10:36 PM
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The Planning Commission hearing on this building has been rescheduled for July 19 vs July 12.
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  #17  
Old Posted Jul 20, 2007, 12:09 AM
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New information: 294 ft., 22 stories.
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  #18  
Old Posted Jul 20, 2007, 2:06 AM
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^ where did you get your figures? according to the planning department's website...

535 MISSION STREET, South side between 1st and 2nd Street, Lots 68 and 83 in Assessor’s Block 3721 – Request under Planning Code Section 309 for Determination of Compliance and Request for Exceptions to setback and separation of towers, ground level wind currents, and bulk requirements, for the construction of a 27-story (plus mechanical penthouse), approximately 380-foot tall building containing approximately 293,760 square feet of office space, approximately 3,700 square feet of retail space, and approximately 12,600 square feet of parking on one underground level, with approximately 32 parking spaces using valet operation. The Project also includes approximately 6,000 square feet of open space in a combination of exterior open space, interior greenhouse and improvements to Shaw Alley. This project lies within a C-3-O (Downtown Office) District, Transbay C-3 Special Use District, and is within a 550-S Height and Bulk District.
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Old Posted Jul 20, 2007, 3:51 AM
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^^^That's also what's posted at the site (380 ft.).
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  #20  
Old Posted Jul 20, 2007, 4:41 AM
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a little birdie told him
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