The San Francisco Planning Commission will review a request to modify plans for the 55-story mixed-use tower at 10 South Van Ness Avenue in The Hub. Floor areas have been adjusted so that the residential capacity can increase from 966 to 1,012 apartments by adjusting the exterior design or height. Crescent Heights is the project sponsor.
Crescent Heights is making four requests for approval by the commission, the Downtown Project Authorization, Conditional Use Authorization, adopt the shadow findings, and consideration of a variance request about the maximum garage entry width.
The plans have indeed increased in residential capacity from 966 to 1,012 apartments. In addition, the retail capacity has been reduced from 29,440 to 18,950 square feet. The floor area required for parking has also been reduced by a quarter, though overall capacity will remain similar with the use of stackers. Residential open space has also increased from 42,540 to 49,830 square feet, and the POPOS area has reduced nominally from 4,560 to 4,230 square feet.
The 590-foot tall structure will yield around 1.08 million square feet now, with 933,210 square feet for housing, 18,950 square feet for retail and restaurant space, 74,640 square feet for the 259-car garage, and 49,830 square feet for private open space. Unit sizes will vary with 374 studios, 501 one-bedrooms, and 137 two-bedrooms. Additional parking will be included for 421 bicycles.
Kohn Pedersen Fox is the project’s design architect, working alongside the project’s executive architect, IBI Group. Exterior articulation will divide the massing across the 1.2-acre property, with mid-height setbacks of various heights radiating from the central tower. The tower portion is visually separated with setbacks and material types into three blocky masses leaning against each other.
The plans for a 590-foot tall tower make 10 South Van Ness currently the sixth-tallest project in San Francisco’s pipeline, including the stalled 910-foot plans for the Oceanwide Center tower. The tallest project in the pipeline is 50 Main Street, the 992-foot redwood-inspired apartment tower designed by Foster + Partners for Hines. Third in line is Parcel F, an 806-foot tower that was supposed to have started construction two years ago. Fourth tallest in the pipeline is The Cube at 620 Folsom Street, and fifth tallest is 53 3rd Street.
The seventh tallest project in the San Francisco pipeline and a close neighbor to 10SVN is 30 Van Ness Avenue, a 540-foot tall tower designed by Solomon Cordwell Buenz for Lendlease. The project is the only active skyscraper under construction in San Francisco right now.
City records show that the property was sold in August 2014 for $58.25 million. Crescent Heights filed new building permits in June of last year, estimating that construction will cost around $430 million. The construction cost estimate is only inclusive of some development costs, and the overall price tag is certain to exceed the estimated construction cost. The estimated construction timeline and a groundbreaking date have yet to be established.
The Planning Commission meeting is scheduled to start tomorrow, January 19th, at 1 PM. City staff is recommending the commission approve the request with conditions. The meeting can be accessed online. For more information about how to attend and participate, see the meeting agenda on the city website here.