Articles by Andrew Nelson

Empire Theater circa 1975, image via SF Planning Department

Residential Redevelopment Revealed For Empire Theater in West Portal, San Francisco

5:30 am on January 6, 2026 By Andrew Nelson

Preliminary permits have been filed for the demolition of the vacant Empire Theater at 85 West Portal Avenue in San Francisco’s West Portal neighborhood. The building has been vacant since Cinemark closed the location in February 2021, with plans to replace it with a nine-story apartment complex with ground-floor retail. Jesse Appleton, co-managing member of Empire West Portal, LLC, is listed as the property owner and applicant.

Plans Published For 4095 Pacific Boulevard, San Mateo

5:00 am on January 6, 2026 By Andrew Nelson

Initial plans have been published for a six-story residential development at 4095 Pacific Boulevard in San Mateo, San Mateo County. The substantial proposal could produce over two hundred apartments near the city’s border with Belmont. The Belmont-based real estate investment and management firm, McLellan Company, is responsible for the application.

1130 Oxford Street, image via Google Street View

Preliminary Application For 1130 Oxford Street, Berkeley

5:30 am on January 5, 2026 By Andrew Nelson

Preliminary permits have been filed for new housing at the former Oxford Elementary School campus in Northbrae, Berkeley. The property at 1130 Oxford Street has been vacant since a 2020 study identified structural earthquake vulnerability. Panoramic Interests is responsible for the application, having purchased the lot from the Berkeley School District for $3 million last October.

Mary Avenue Affordable Housing project Building 1 pedestrian view, illustration by KO Architects

Permits Filed For Mary Avenue Affordable Housing, Cupertino

5:00 am on January 5, 2026 By Andrew Nelson

New building permits have been filed for the Mary Avenue affordable housing proposal in Cupertino, Santa Clara County. The proposal looks to replace street parking with 40 apartments across two narrow buildings. Charities Housing is responsible for the application.

2211 F Street, rendering by Vrilakas Groen Architects

New Building Permits Filed For 2211 F Street in Midtown, Sacramento

5:30 am on January 4, 2026 By Andrew Nelson

New building permits have been filed for a small mixed-use development at 2211 F Street in Midtown, Sacramento. The application will split the property to replace a portion of a surface parking lot in front of a now-vacated Rite Aid building with 33 apartments and ground-floor retail. Sutter Capital Group is responsible for the application.

100 Thomas Place aerial view, rendering by SDT Architects

Senior Living Facility Approved For 100 Thomas Place in Strawberry, Marin County

5:30 am on January 3, 2026 By Andrew Nelson

Marin County has approved plans for a five-story senior living facility at 100 Thomas Place in Strawberry, a census-designated place. The project aims to deliver housing for independent living and assisted residential care. Spirit Residential Group LLC is responsible for the application, filing on behalf of the property owner, Nijjar Living Trust.

1000 South De Anza Boulevard facade elevation, illustration by LPMD Architects

Approval Granted For 1000 South De Anza Boulevard in San Jose

5:30 am on January 2, 2026 By Andrew Nelson

The San Jose Planning Department has approved a seven-story residential infill at 1000 South De Anza Boulevard near the city’s border with Cupertino. The application invokes the Builder’s Remedy to circumvent certain local zoning restrictions and permit the construction of more than 100 new apartments. Borello Asset Management is the project owner and developer.

1025 Howard Street, rendering by Stanton Architecture

Formal Permits For 1025 Howard Street in SoMa, San Francisco

5:30 am on January 1, 2026 By Andrew Nelson

Formal permits have been filed for a nine-story apartment complex at 1025 Howard Street in SoMa, San Francisco. The project is expected to deliver more than a hundred rental apartments to the corner lot. Developer David O’Keeffe is listed as the property owner, operating through Cogac LLC.

645 48th Avenue western facade of the lower structure, rendering by Stanley Saitowitz Natoma Architects

Preliminary Permits For Cliffside Apartments in Vista Del Mar, San Francisco

5:00 am on January 1, 2026 By Andrew Nelson

Preliminary permits have been filed for a new apartment enclave in the Vista Del Mar neighborhood of San Francisco. The project, dubbed Sutro Cove, would replace two cliffside homes at 641-645 48th Avenue with twenty new for-sale apartments. Stanley Saitowitz Natoma Architects is responsible for the application and design.

15 Marina Boulevard aerial view, rendering by Arquitectonica

SFYIMBY Year in Review: December 2025

5:30 am on December 31, 2025 By Andrew Nelson

For the last twelve days of 2025, SFYIMBY will continue our tradition of reflecting on the biggest stories we’ve covered each month across the region. December provided plenty of headlines for twenty-something story towers, most…

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Articles by Andrew Nelson

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