Hines has filed a preliminary project application revealing for the first time plans to dramatically redevelop the 3.5-acre former PG&E complex, including the tower at 77 Beale Street in SoMa, San Francisco. The proposal includes office modernization, a new residential building at 50 Main Street, and a public-oriented street level. Most dramatically, the 35-story tower will be reskinned with a curtain-wall design by Pickard Chilton.
The project description from Hines shares that “the proposed façade, with a glistening crystalline skin wrapping an unexpected and sculptural form, will be an iconic moment in the city’s skyline and a welcoming beacon within the heart of the city.” While the roof-top height will not be changed, the curtain-wall facade will rise to 530 feet above street level, exceeding its existing height of 492 feet. The tower’s spire, a microwave tower that rises to be 593 feet above the street level, will be removed.
Hines agreed to purchase the PG&E San Francisco Headquarters in May of this year for $800 million, just four days after the SFYIMBY countdown article, highlighting its position as the 33rd tallest structure in the Bay Area planned or built with a rooftop height of 492 feet. The proposed job of reskinning and seismic improvements of the office tower at 77 Beale Street, now to be addressed as 200 Mission Street, is estimated to cost $106 million.
For 200 Mission Street, the building will produce an additional floor level from the garage and reduce parking capacity from 110,850 square feet to 25,200 square feet, using stackers for a garage to hold roughly 150 cars. The proposed ground-level changes will include 5,000 square feet of the new retail area an as-yet-undetermined quantity of public open space. The elevators and restrooms will all be replaced, the exterior stone-clad envelope will be removed and replaced by a high-performance curtainwall skin. The project is aiming to receive LEED Gold certification.
215-245 Market Street contains the 18-story historic office complex. The development will see necessary modernization of interiors as well as a curtain-wall expansion in the lot interior.
The residential tower will replace a two-story parking garage at 50 Main Street. Details have yet to be published.
For the pedestrian, the ground-level area dubbed the Civic Realm will be the main attraction. Given the preliminary nature of this proposal, details on how much public open space will be produced have not yet been established. What is described is a network of landscaped courtyards, performance space, and pocket parks adjacent to new retail. A ‘Wintergarden’ will span 5,000 square feet. Another feature will be the ‘overlook,’ an elevated green terrace within the 200 Mission lobby, available for work, socializing or eating.
Pedestrians will be able to access the privately-owned public open space from all four street frontages. The motto that the planning application uses to describe the design intent is for the public to see the Civic realm as ‘open, active, and inviting.’
Meyers+ is the structural engineer. SFYIMBY has reached out to Hines for comment and is awaiting a response.
The existing building was completed in 1971, designed by Hertzka and Knowles.