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Plans for rising Mid-Market threaten to create aesthetic tangle – SFGate

It’s a sign of progress for San Francisco’s Market Street that a half-dozen developers want to build housing and hotels on the long-troubled blocks between Fifth and Eighth streets.

Too bad that in terms of the architecture, what’s been proposed so far says more about the city’s current identity crisis than the unique potential of this stretch of the city’s most important thoroughfare.

Too many of the proposals try too hard to be everything at once — flashy but familiar, hip but neighborly, timeless and trendy. None of them comes close to measuring up alongside the best of the street’s assertive and self-assured architecture from the past. The good news is that there’s time to make things better, and add a sense of relaxed urbanity to the mix.

via Plans for rising Mid-Market threaten to create aesthetic tangle – SFGate.

Luxury on the Way at the Lumina

NEW DEVELOPMENT BRIEFING

Luxury at the Lumina in South Beach/Embarcadero San Francisco

lumina

As we’ve said before, we know three of the sales staff members well having worked with these agents previously at other developments and transactions in San Francisco. As of late-September, here’s what we know:

1) Pricing is not yet finalized and will be finalized before the end of September. The process will be done over a number of days where you would submit an offer for a home that is available for sale and they’ll respond.

2) HOA dues will be in the $1000/month range; Smaller units will be less, larger units will be more.

3) Sales will be doing will be done in phases. Expect up to 70-75 units to be released during the first phase with prices going up with each phase (less supply, more demand?)

4) Units from only two of the buildings will be released, the “Plaza” (mid-rise) building on Folsom and Main (called the “A” building) and the shorter high-rise on Main St (“D” building).
5) Penthouse units will not be released yet.
6) Closing Schedule of the buildings has been adjusted:

The A building scheduled to be closing August 2015

The D building scheduled to be closing January 2016

Anticipated Amenities

The Lumina’s amenities (only accessible by Lumina residents and their guests, occupy nearly 44,000 sqft of space and include:

A ROOFTOP TERRACE

An expansive ±10,500-square-foot rooftop oasis offers a “truly elevated entertainment experience. Relish in outdoor dining areas, barbecues, fire pits, vegetable gardens, and an outdoor movie lawn where you can sit back and enjoy the latest films or timeless classics projected on an expansive wall under the stars.”

CLUB LOUNGE

The “impressive club lounge exudes timeless elegance in every detail. Warm and inviting, this sophisticated respite features a marble-wrapped fireplace and backlit bar, and is furnished with rich wood paneling and stone flooring.”

PRIVATE DINING ROOM

Picking on the dining club tradition? “Whether for an intimate or grand-scale gathering, our elevated Private Dining Room affords the most refined living and dining space for entertaining your guests. The Private Dining Room opens to a breezy outdoor terrace, features a chef-quality show kitchen for cooking demonstrations, fully equipped back-of-house prep kitchen, and stone-clad fireplace.”

SCREENING ROOM

In a nod to other area developments like the Palms and the Infinity comes the Lumina’s, “beautifully designed private screening room with sophisticated wall paneling and dimmed sconces features comfortable, upholstered tiered theatre seating for 30, a large projection screen, and surround sound.”

LIBRARY LOUNGE

Acknowledging that work patterns have changed the Lumina will have a space for, “intimate social gatherings or a peaceful escape, our welcoming private lounge is conveniently outfitted with Wi-Fi access.”

CHILDREN’S ROOM

Yes, some luxury homeowners have kids, right? Either way, the Lumina will have a space, “[i]deal for children’s birthday parties or just playful afternoons, our colorful and engaging space, complete with a chalkboard and an interactive wall, is thoughtfully designed for hours of enriching entertainment.”

PET GROOMING STATION

Close to our heart, like 35 Dolores, there will be an area, “to conveniently care [sic.] for your pets, our grooming station features a full wash basin and raised platform for easy accessibility.”

FITNESS CENTER

Of course, you’d have to expect a gym: “Our expansive ±7,000-square-foot fitness center designed by renowned gym designer, Jay Wright, is fully equipped with both yoga and high impact aerobic studios, the only residential 20-foot rock climbing wall in San Francisco, and cardio and strength equipment to stay in shape.”

POOL

That $1,000 monthly fee does buy a lot: “Enjoy a refreshing dip in our 75-foot heated lap pool, beautifully sun-lit by a two-story skylight from above, at your leisure.”

SPA

Now, we’re getting into ‘wow’ territory: “A transcendent experience awaits in our ±2,000-square-foot spa where a private treatment room, day lockers, steam room, dry sauna and men’s and women’s changing rooms are perfectly suited for a fully immersive experience.”

MUSIC PRACTICE ROOM

For those kids playing the violin…. “For residents who have a true passion for music, our professional-quality practice room provides the perfect sound isolation and environment to spend hours honing your craft.”

For the residences themselves, the Lumina will have:

·  Gaggenau ovens and cooktops

·  Bosch refrigerators and dishwashers with integrated paneling

·  Premium Caesarstone quartz countertops and backsplashes

·  Custom SieMatic cabinetry with aluminum recessed channel pulls

·  SieMatic vanity cabinets with Volakas marble countertops

·  European porcelain tile on bathroom floors and shower walls

·  Expansive glass curtain wall with balconies/patios in select units

·  NEST Learning Thermostat

Current Pricing Ranges (September 2014)

Studios: $695,000-$825,000

1-bedrooms: $855,000-$1,150M

1-bedroom + den: $865,000-$1,160M

2-bedrooms: $1.245M-$2.295M

3-bedrooms: $2,330M-$5.350M

(Parking included with all units!)

8 Octavia breaks price records in Hayes Valley — On The Block — but value remains

The first few condos from the Stanley Saitowitz-designed 8 Octavia started coming to market in July, and are already breaking pricing records for Hayes Valley, according to a recent post from SocketSite. The developer told the local real-estate blog that the condos have been selling for over $1,300 per square foot for the top-end units on the upper floors of the 47-unit development, with about one-third of the brand-new building’s 40 market-rate units now in contract. The other seven will be sold through the city’s below-market lottery system.But as above, not so below. While the upper-floor units have been breaking records, a lower-floor unit has actually been adjusted downward to “target a more value conscious buyer.”

via 8 Octavia breaks price records in Hayes Valley – On The Block.

Curbed SF : The San Francisco Neighborhoods and Real Estate Blog

As San Francisco enters into a condo construction boom reminiscent of that before the 2008 crash, new condos are grabbing premiums of up to $400 per square foot over their older condo neighbors. The divide is particularly stark in Potrero Hill, where older condos built before 2007 receive $722 per square on average, while the new Onyx building is reaching a heady $1,135 per square. In Hayes Valley, Duboce Triangle, the Inner Richmond and Nob Hill premiums for new condo construction are all more than $200 per square when compared to their pre-2007 counterparts that are being resold.

via Curbed SF : The San Francisco Neighborhoods and Real Estate Blog.

Curbed SF : The San Francisco Neighborhoods and Real Estate Blog

The latest census data estimates that San Francisco’s rise in population since 2010 was 32,000 people, but only 4,200 new housing units have been added in that time. Given that the average household size is 2.3 persons, this means that there are 22,000 more new people than new homes available in the city over the past four years. According to the latest research from local real estate company Paragon Commercial Brokerage, this imbalance has been the biggest factor in the rampant home and rent price increases over the past few years. With the economy booming, new San Franciscans keep arriving despite the fact that the city has no room for more people in its current housing stock. High rents have also meant that the cost of buying an apartment building to rent out has skyrocketed 51% since 2010.

via Curbed SF : The San Francisco Neighborhoods and Real Estate Blog.

The Most Comprehensive History of Why SF Real Estate is so Pricey: How Burrowing Owls Lead To Vomiting Anarchists (Or SF’s Housing Crisis Explained) | TechCrunch

Today, the tech industry is apparently on track to destroy one of the world’s most valuable cultural treasures, San Francisco, by pushing out the diverse people who have helped create it. At least that’s the story you’ve read in hundreds of articles lately.

It doesn’t have to be this way. But everyone who lives in the Bay Area today needs to accept responsibility for making changes where they live so that everyone who wants to be here, can.

via How Burrowing Owls Lead To Vomiting Anarchists (Or SF’s Housing Crisis Explained) | TechCrunch.

Most of San Francisco’s office construction pipeline already taken – San Francisco Business Times

Developers plan to add 5.5 million square feet of new Class A office to San Francisco’s hot market in the next four years, but with much of that space pre-leased, rental prices could continue increasing significantly in the next few years,

via Most of San Francisco’s office construction pipeline already taken – San Francisco Business Times.

Fifteen Fifteen by JS Sullivan Development: San Francisco | BuzzBuzzHome

Coming Soon!

Fifteen Fifteen is a new condo project by JS Sullivan Development currently under construction at 1501 15th Street in San Francisco. The project has a total of 40 units.

via Fifteen Fifteen by JS Sullivan Development: San Francisco | BuzzBuzzHome.

More Answers from a Structural Engineer | Mission [email protected]

Rodrigo Santos, from Santos & Urrita Structural Engineers, had many great things to say during our last interview. Like any good discussion, Santos’ thoughts generated many other more technical questions that readers brought up. I returned to get his thoughts at 5:30 a.m. on a recent weekday, which was late since he begins his work day at 5:15 am.  Here are some questions, answers and links.

via More Answers from a Structural Engineer | Mission [email protected].

Two New San Francisco Condo Developments: The Onyx SF in Potrero Hill and VidaSF in the Mission

Here are some early advances from market intelligence from yours truly, Kevin Ho at Vanguard Properties.

OPENING SOON WITH VANGUARD:  Nearly 20 new historic conversion lofts at 2 and 10 Mint Plaza will be coming courtesy of Vanguard in the first week of April.  The units which vary in size from studios to a 4 bed/ 4 bath Penthouse with parking ranging from $500,000 to $4.5M (parking limited). The sales office is under construction and when open it will have a complimentary bar — expect this in April. And, while still in early construction phases, a luxury, concrete structure, Stanley Saitowitz-designed development is taking shape at 15th and Mission Streets. It’ll be modern, chic, and expensive. But that’s the market we live in today — indeed last week’s large fire at Mission Bay will only exacerbate the situation as more than 100 new condominiums that were slated to come to the market this year went up in smoke.

NOW OPEN: The Onyx, 400 block of De Haro at 17th Street 

onyxsf
The anticipated development at De Haro and 17th Street in Potrero Hill, the Onyx, is now open.

The property will be open Saturday and Sunday. If or when you go — please indicate you’re working with me, Kevin Ho if you go during this time or are required to register. Offer packages should be available with their first offer dates should for this Tuesday.

The 2-bedroom units will range between 1200-1300 square feet and will range in price from $1.2-$1.6M parking will be included but may be uncoupled ($50,000 per space). The first release includes the 04, 06 & 07 stacks — all floor plans can be seen at their website at Onyxsf.com or a scanned copy of them with prices are here.  Parking and storage will be included in the price of each home; the buyer has the option of purchasing the home without parking.

The largest unit in the building is 405 which is 1685 square feet. That home will have  2 bedrooms plus den and 3 full bath and is located in the back by the courtyard. But the developer will not be releasing this unit right away due to construction of his second building, Onyx on Carolina. Estimates are that the developer will release the courtyard units later this year all once that building has been framed.

VIP & EARLY AT the VidaSF – Mission and 21st – NEW CONSTRUCTION

vidasf

[map style=”width: auto; height:400px; margin:20px 0px 20px 0px; border: 1px solid black;” address=”2558 Mission Street, San Francisco, CA ” marker=”yes”]

FRIENDS AND FAMILY ACCESS: Later this year the new condos across the street from our office on Mission Street, named VidaSF, will be ready for sale. Vanguard has been given friends and family early access. Here’s what we’ve learned: There will be 26 units released now and there is a VIP Access event on March 22, 2014. Remember, new developments are the LEAST EXPENSIVE when they first open, prices GO UP as they sell out. 

  • Junior one bedrooms start in the mid-$500k range with ≈ 500 sqft; no parking
  • One Bedrooms start in the mid-$600k range with no parking; units with parking still start in the low-$800k range with ≈ 600-800 sqft
  • One bedrooms + den start in the $800k range and include parking
  • Two bedrooms start in the low $900k range.
  • All of the 2 Bedroom/2 Bathroom homes come with parking with ≈ 900-1100 sqft

Open today (Saturday, March 22, 2014) from 1:00- 4:00 p.m. You will need to have a pre-approval from their preferred lenders to submit an offer. I have registered for the event so you can just say you’re with Kevin Ho today!

Lenders will be onsite but here they are:

Wells Fargo

Jason Chapin

p: 415.247.1247, [email protected]

Alexandra Mehas
p: 415.247.1265 [email protected]
Opes Advisors
Peter Godden
p: 415.869.6110 [email protected]
CitiBank
Tina Archuleta
p: 925. 336.7901 [email protected]

Kevin’s Open House Picks of the Weekend: March 21-23, 2014, 1st Weekend of Spring Edition

There are just 92 new listings new to the MLS from Thursday into Friday with 10 listings coming back on the market during that time and 366 scheduled open houses in San Francisco this weekend.

There are A LOT of single family homes that have caught my eye this week. Yes, many of them are at the high end, but others are in the middle and there are fixers among them too.

There a fixer with a potential in Eureka Valley at 4540 19th Street listed for $1.495M, a cute, drop-dead views of SF home near Dolores Park at 293 Cumberland that could use a garage installation listed at $1.7M and there’s also an interesting Victorian/Cottage project-building at 3 Laussat Street listed for just $875,000.  In the theme of large homes: there’s a chic, large Noe Valley, eco-friendly, 2012-renovated home with 2 car garage, radiant heat, solar panels, yard, open floor plan, and extra deep 114’ lot at 257 29th Street listed for a modest $2.995M. A pair of smaller Noe Valley houses, one at 369 Valley and another seemingly small-looking-but-larger home is located at 1515 Noe. A little to the west is a nice 4 bedroom home at 265 Kensington with 4 parking spaces near West Portal and St. Francis Wood for $1.2M. For a large stunner nearer the coast, take a look at 160 San Marcos, a Forest Knolls 3500+sqft new 2014-built 3 bed, 3.5 bath, den, elevator and 2-car garage with high-end finishes. And for you Liberty Hill fans, there’s a Victorian fixer that’s been used as a 2-unit building with more than 13 rooms and a 1-car garage located at 4121 20th Street listed for $1.7M between Noe and Castro Streets that will be delivered vacant at close of escrow that has scores of possibilities. For an updated craftsman in Glen Park take a look at another chic renovation at 264 Surrey. There’s a vacant 2-unit building over at 27th and Dolores at 171 27th Street that also offers a lot of possibilities too that’s being sold as a 2-unit building or separate TICs.  And over in the eastern parts of San Francisco, there’s that ‘perfect’ air-conditioned 1 story Victorian at 878 Hampshire listed for just $1.2M, a stunner of a 2800-sqft newly renovated home at 1164 De Haro in Potrero listed at $2.25M.

For condos, I really like 1070 Guerrero, which is a modern 2-level LEED condo built recently with 3 bedrooms that has that chic white-wall, broad plank, tall-ceiling feel of a modern and urban home located among historic houses near the Mission Dolores corridor, listed at $1.5M. In the vicinity sits 942 South Van Ness Avenue, a 2009-built 3 Bed, 3.5 Bath, condo with nearly 1900 sqft of living area listed for $1.359M. The Onyx SF over at De Haro and 17th Street new condos are now open. Other condos that look interesting are a clutch in the South Beach area (200 Brannan, the Brannan across the street). There is a cute condo on Dehon Street, right near 16th Street and Sanchez that comes with parking, character and light at 14 Dehon that is worth a look as are the listings at the Arterra, 175  Bluxome and 177 Townsend for smaller condos/lofts as are the ones at 1310 Minnesota and 1800 Bryant.

And as for 2+ unit buildings, the three-unit building at 357 Sanchez at 16th Street in the Castro near Duboce Park is finally open to the public and is being sold as an entire building or individual TICs. In the Inner Mission area, a three-unit building at 2331 Bryant is open as is the stunningly huge Queen Anne home at 955 S. Van Ness is open as is the lovely 2-unit building at 728 Clayton near Cole Valley.

For the complete list of the 31 pages of open houses I flagged for San Francisco, click here. And to search all open houses in the City, click here.

 

Board of Supervisors : Workshops

Have questions regarding a potential home remodel project? Existing issues with building requirements? And city laws?

DBI / Planning Information Workshop

Saturday February 15, 2014

10:00 am – 12:00 pm

Sunset Recreation Center

2201 Lawton Street @ 28th Avenue

District Supervisor Katy Tang is bringing staff from the Department of Building Inspection and Planning Department to the Outer Sunset to answer your questions.

via Board of Supervisors : Workshops.

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