Articles by Andrew Nelson

1234 Great Highway seen from across Lincoln Way, low-resolution illustration by Cahill Contractors

Preliminary Permits Resubmitted For 1234 Great Highway, San Francisco

5:30 am on July 15, 2026 By Andrew Nelson

Preliminary permits have been resubmitted for the oceanfront affordable housing complex at 1234 Great Highway in San Francisco’s Outer Sunset neighborhood. The overall scale for the proposal remains unchanged since our previous coverage, including 199 rental apartments across an eight-story residential building and a single-story adult day health care center. Tenderloin Neighborhood Development Corporation and Self-Help For The Elderly are joint developers.

2629 Lombard Street conceptual design, rendering by Studio 12 Architecture

HC-SF Proposal for 2629 Lombard Street in Cow Hollow, San Francisco

5:30 am on July 14, 2026 By Andrew Nelson

Plans have surfaced for a six-story residential infill at 2629 Lombard Street in San Francisco’s Cow Hollow neighborhood. The initial plans look to replace a two-story house a couple of blocks away from the Presidio. Studio 12 Architecture is responsible for the filing and design.

470 West San Carlos Street, rendering by BDE Architecture

Meeting Tomorrow For 470 West San Carlos Street, San Jose

5:00 am on July 14, 2026 By Andrew Nelson

The San Jose Planning Director’s Hearing is scheduled tomorrow morning to review the site development permits for the eight-story residential project at 470 West San Carlos Street just outside Downtown San Jose, Santa Clara County. The project could add 276 apartments and parking to a cleared parcel, formerly occupied by an auto shop and three single-family houses. Urban Catalyst is responsible for the application and had previously announced that construction was scheduled to start late last year.

85 West Portal Avenue establishing view, rendering by Handel Architects

Formal Application For Empire Theater Redevelopment in West Portal, San Francisco

5:30 am on July 13, 2026 By Andrew Nelson

Formal permits have been filed for plans to replace the vacant Empire Theater with housing at 85 West Portal Avenue in San Francisco’s West Portal neighborhood. The nine-story proposal would add several dozen apartments above ground-floor retail in the heart of the low-slung neighborhood. DM Development is overseeing the application on behalf of the property owner, Empire West Portal LLC.

3896 Stevens Creek Boulevard view overlooking Saratoga Avenue, rendering by TCA Architects

Final Approval For 3896 Stevens Creek Boulevard, San Jose

5:00 am on July 13, 2026 By Andrew Nelson

Final approval has been granted for a large apartment complex at 3896 Stevens Creek Boulevard in San Jose’s Meridian neighborhood. The development is expected to replace a small retail center with 575 apartments. Holland Partner Group is the project sponsor.

Affordable Housing Opens At 78 Haight Street in Hayes Valley, San Francisco

5:30 am on July 12, 2026 By Andrew Nelson

City officials and the project team recently gathered to celebrate the grand opening of 78 Haight Street in San Francisco’s Hayes Valley. The seven-story affordable housing project has added 64 units to a parcel along the former Central Freeway corridor, demolished after the Loma Prieta Earthquake. Tenderloin Neighborhood Development Corporation is the project’s developer, and Guzman Construction Group and Suffolk formed a joint venture to oversee construction.

167 Coleridge Street, rendering by F2 Design

Plans Revealed For 167 Coleridge Street in Bernal Heights, San Francisco

5:30 am on July 11, 2026 By Andrew Nelson

Plans have been published for a potential duplex at 167 Coleridge Street in Bernal Heights, San Francisco. The proposal looks to replace a much-disparaged single-family house, the listing for which gathered public attention courtesy of an article published in the San Francisco Standard. F2 Design is the project architect and developer, filing through ELE Development LLC.

Groundbreaking For 11 El Camino Real, San Carlos

5:30 am on July 10, 2026 By Andrew Nelson

Construction has officially started following the groundbreaking ceremony at 11 El Camino Real in San Carlos, San Mateo County. The project is replacing a former CVS pharmacy with over two hundred rental apartments between the Belmont and San Carlos Caltrain Stations. SummerHill Apartment Communities is the project developer.

2032 Francisco Street, image via Google Street View

Preliminary Permits For 2032 Francisco Street, North Berkeley

4:30 am on July 10, 2026 By Andrew Nelson

Preliminary permits have been filed for a six-story apartment complex at 2032 Francisco Street near Downtown Berkeley, Alameda County. The proposal looks to replace a preschool with 40 apartments between Shattuck Avenue and Milvia Street, just a few blocks away from the intersection of Shattuck and University Avenue. The Berkeley School is listed as the property owner.

2700 Shattuck Avenue establishing view, rendering by SDT Architects

Meeting Tonight For 2700 Shattuck Avenue, South Berkeley

5:30 am on July 9, 2026 By Andrew Nelson

The Berkeley Zoning Adjustment Board is expected to review plans tonight for an eight-story mixed-use complex at 2700 Shattuck Avenue in South Berkeley, Alameda County. The proposal would add over three hundred apartment units and retail across from the Y-shaped intersection between Shattuck Avenue and Adeline Street. Hudson McDonald is responsible for the application.

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