One Oak receives Planning Commission approval

On Thursday, June 15th, BUILD was pleased to receive support from the San Francisco Planning Department and approval from the San Francisco Planning Commission for our 304-unit One Oak project at the northwest corner of Market Street and Van Ness Avenue. 

The approval was covered by a number of local news outlets including the following articles: 

"SF planners OK Market-Van Ness condo high-rise" by J.K. Dineen in SFGATE (6/15/2017)

"400 million SF condo tower wins key approval despite parking fite" by Roland Li in the San Francisco Business Times (6/16/2017)

As part of the approval process, BUILD shared some of the most recent renderings of the building's design and public plaza space:

O&M - Now Leasing!

116 apartments are now available to lease at BUILD's O&M project in San Francisco's Dogpatch District. The residences were crafted to fit the character of the neighborhood, which has grown from its industrial days into a creative haven for foodies, artists, and small businesses.

The community has expansive rooftop decks with fire pits and barbeques, on-site bicycle storage, an on-site cafe from the local Piccino owners, and on-site underground parking. It is walking distance to grocery stores, shopping and restaurants; only .3 miles to MUNI and .4 miles from CalTrain, and has an new adjoining Arts Plaza with outdoor gallery and event space. 

Check out the leasing website: oandmsf.com and schedule a tour!

 

An Inconvenient Barn

As documented in this San Francisco Magazine article by Danelle Morton--"An Inconvenient Barn"--BUILD has worked closely with neighbors of our India Basin project to find win-win solutions. This article details how BUILD has spent two years working with India Basin resident Michael Hamman to incorporate his property and historic barn into the new design for the neighborhood. We are proud to have structured an arrangement that maintains the historic structure, reconnects it with the Bay shoreline, provides a more cohesive design for the development project. 

Source: http://www.modernluxury.com/san-francisco/...

Will rising construction costs choke the Bay Area's development pipeline?

In this article, the San Francisco Business Times highlights something that BUILD has been experiencing on the front lines throughout 2016: construction costs are high and rising to rates that are making development tough to underwrite.

BUILD's managing director, Lou Vasquez, helps explain in this article how first, the Bay Area lost a lot of its construction labor during the Great Recession and then, large projects such as the TransBay Transit Center and Apple's Cupertino campus have occupied huge numbers of sub-contractors and construction workers. As developers try to push forward their housing projects, contractors are in hot demand and keep raising prices. Ultimately, projects become too expensive to build and are put on ice. Ironically, as housing projects stall, rent continues to increase and the region becomes less and less affordable for the construction workers needed to build the housing (and everyone else). 

As with all market cycles, this one is likely to come down as the megaprojects finish up and the construction market cools. 

Read the full article here.

 

Source: http://www.bizjournals.com/sanfrancisco/bl...

Can S.F. build its way out of the housing crisis?

The San Francisco Business Times explored current and projected housing construction in this recent article titled "S.F. will see more new apartments in 2016 than it has for decades. Can it build its way out of the housing crisis?"

As BUILD's Lou Vasquez helps explain in the article, while the city has produced more housing in 2016 than at any other point in recent decades, this is an anomaly that does not appear to be a lasting phenomenon and will have minimal impact on housing costs. The rent incentives being offered in new buildings are a short-term tactic to expedite initial leasing and likely will not impact the rest of the rental market. 

Read the full article here, and then the follow-up article "Will rising construction costs choke the Bay Area's development pipeline", where Lou also comments on how the region's astronomical construction costs are choking off further housing development and will contribute to much lower home construction numbers in coming years. 

Source: http://www.bizjournals.com/sanfrancisco/ne...

Peak2Peak stops at Dogpatch Arts Plaza

Every year, Walk SF organizes a day-long urban hike featuring some of San Francisco's sweeping views and hidden gems. This year, one of the first stops along Peak2Peak is at the Dogpatch Arts Plaza, where Build Public will share information about the new public plaza and the Green Benefit Districts they are developing to help support these community assets.

BUILD is proud of the work that Build Public is doing and glad that our O&M project is supporting more gathering spaces for San Franciscans.

RON BLATMAN @ BUILD: IDEAS

Remaking the American Metropolis

September 21st, 2016

Ron Blatman
Executive Producer
Saving the City: Remaking the American Metropolis

Ron is Executive Producer/Producer of Save the City: Remaking the American Metropolis, a 13-part TV series in the works highlighting successful and unsuccessful examples of urban redevelopment throughout the US and Canada. Visit savingthecity.org for more information including preview videos.

He was also Executive Producer/Producer for Saving the Bay: The Story of San Francisco Bay, a national prime time PBS TB series which aired over four weeks in 2011 and continues to be repeated around the country. Narrated by Robert Redford, Saving the Bay covers San Francisco Bay from its origins to the present and highlights three pioneering women who saved the Bay from becoming little more than a river in the 1960s. Visit savingthebay.org for video clips. 

Ron previously worked in real estate development and finance in his native San Francisco and on Wall Street in New York, as well as serving as Director of Business Development in the San Francisco mayor's office in the early 1990s. He was the mayor's point man for keeping the San Francisco Giants baseball team in the city as well as a catalyst for a major new Federal office complex. 

 

"Rising Tides: Designing Resilient Amenities for Coastal Cities"

On September 1, 2016, Urban Land published this article about how developers on all coasts of the United States are balancing the demand for waterfront development with the threat of rising water levels. 

BUILD's India Basin project is featured for our integrated planning efforts with neighboring city-controlled Shoreline Park and 900 Innes parks and for our design, which calls for over 6 acres of terraced wetlands and open space that will provide a storm buffer, a community amenity, and native habitat improvements.

Source: http://urbanland.uli.org/sustainability/in...

"Welcome to My House: Multifamily Housing"

In this article published in the Architectural Record on 9/1/2016, John King explores the dilemma of meeting diverse demand and providing affordable housing in cities throughout the United States.

No where is this challenge more keenly felt than here in San Francisco. As mentioned in paragraph 7 of the article, BUILD has been working with our partners to explore creative solutions to these problems. King describes one attempt at our 1532 Harrison project:

"In 2013, (architect Mark Macy) worked with developer Build Inc. to conceive a 21st century market-rate version of a large Victorian house after it had been split into smaller residences: within the six-story complex in San Francisco’s South of Market district, there’d be 28 “group houses,” with 470 beds divided among 235 “suites” of under 250 square feet. Each suite would have a tiny bedroom and cooking area, while each “house” included more enticing (and code-compliant) facilities.

Think of post-collegiate dorms, or micro-units taken to the next level. But by the time the complex was approved last fall, the numbers had frayed beneath the weight of city fees geared to conventional housing and higher lending fees. What will break ground in 2017 looks the same on the outside—but inside there will be 119 conventional units, mostly studios, holding 172 bedrooms in all.

Even if governments and neighbors are willing to let experimentation reign, there are the financial hurdles. The logic behind cohousing is compelling, but conventional mortgages defined by the notion of individual ownership don’t fit a “product” that by its nature is communal. The issue isn’t whether they provide good homes—more than 150 have been developed in the United States since the late 1980s; it’s whether banks can be convinced to fund construction or underwrite mortgages of something that’s not the norm."

Source: http://www.architecturalrecord.com/videos?...

"Does San Francisco's 25 percent affordable housing requirement go too far? Early reports say yes"


August 23, 2016
San Francisco Business Times

BUILD's managing director and one of its five principals, Lou Vasquez, weighed in on the recent debate over whether the 25 percent affordable housing requirement is stunting the number of housing units being developed in the city. 

Read article here. 

The article included a table that showed how land costs per unit vary depending on the city's affordable housing requirement:

The market changes constantly and right now with construction costs so high, some deals just don’t pencil.

Spotlight: Snøhetta Design


Both BUILD and Snøhetta share an appreciation for the physical spaces in which we live. This shared philosophy has led to BUILD's collaboration with Snøhetta on its proposed One Oak project, which will include more than 300 residences.  Trans-disciplinary at its core, Snøhetta's design aesthetic integrates architecture, landscape architecture, brand design and interior architecture. Founded in 1987,  Snøhetta has since designed preeminent buildings, including the Norwegian National Opera and Ballet, the National September 11th Memorial Museum Pavilion, the Bibliotheca Alexandria, the SFMOMA expansion, and many more international projects. After being commissioned to design the SFMOMA expansion, Snøhetta opened a design studio in our home city, San Francisco. Their influence spans the globe as the international practice now has offices in Stockholm, Innsbruck, and Adelaide, and New York. 

Snøhetta draws upon the natural influences in their design process as seen with the glacier-like inspired SFMOMA expansion. For BUILD's One Oak project, Snøhetta tailored the building's design to take cognizance of the impactful winds, sun exposure, and views at the corner of Oak and Van Ness. Working in tandem with natural elements serves a pivotal role in the formation of this iconic addition to the San Francisco skyline which will simultaneously pedestrianize the neighborhood. 

"Dogpatch, Potrero Hill lead by example"


July 6, 2016
San Francisco Examiner 

We are proud of our sister nonprofit organization, Build Public, for their efforts in engaging the community to create sustainable public spaces. This recent San Francisco Examiner article highlights Build Public's involvement in creating the Green Program. Build Public's Executive Director, Brooke Ray Rivera, describes the Green Program as a "hyperlocal democracy". 

Read article here.

Visit Build Public's website

"Developers offer vision for SoMa's Harrison Street"


July 15, 2016
San Francisco Chronicle

BUILD's Director of Development, Michael Yarne, quoted in the San Francisco Chronicle regarding 1532 Harrison's effect on the Eagle, an established Harrison Street small business. 

Read article here. 

 

We knew from the beginning this site was all about the Eagle. It’s so much more than just an historic gay bar. It’s an international icon, a sacred place for the leather community. Done right, development can bolster and grow the history of a place, not erase it.

"Build Inc.'s founder dishes on why new development actually helps S.F."


July 7, 2016
San Francisco Business Times

San Francisco Business Times reporter, Blanca Torres, sat down to discuss new San Francisco development with BUILD's founding partner and managing director, Lou Vasquez.

HQ: San Francisco

Number of Bay Area employees: 16

First job: Taking care of the animals at the Randall Museum during high school

Education: Yale University, Bachelor’s in Biology

Residence: San Francisco

Lou Vasquez planned to become a marine biologist, but became disillusioned with science and academia while in college. He began painting homes as a teenager, which led to repairing homes, which led to building additions, which led to building homes and then starting a contracting company in 1985. He later went to work for Trammell Crow, Greenbriar Homes, Bay Communities, Oxford Development, and Archstone Communities building housing throughout the Bay Area. In 2003, he co-founded Build Inc., which has five active San Francisco projects: 116 units under construction at 650 Indiana St., 300 units at One Oak, 116 units at 836 Eddy St., 136 units at 1532 Harrison St., and 1,240 units in a master-planned development in India Basin. Other than his college years and a stint in Paris, Vasquez has spent his life in San Francisco.

Read the interview here

 

"San Francisco's Southern waterfront readies for its transformation"


June 24, 2016
San Francisco Business Times

BUILD is working in tandem with other developers such as Strada Investment Group, The Golden State Warriors, The San Francisco Giants, Forest City, and Lennar Urban to transform San Francisco’s Southern waterfront. BUILD looks to serve the 36,000 people living nearby and 23,000 people working by the bayfront with its India Basin Project. The project aims to convert a primarily vacant site into 1,240 housing units, 200,000 square feet of commercial space, and 6 acres of public parks. The Mayor’s Office of Economic and Workforce Development’s strategy is to offer city-wide benefits with the development of the southern waterfront. BUILD's India Basin, along with the other southern waterfront development projects, will offer public benefits such as community facilities, open space, sustainability, job creation, and subsidized affordable housing.  

Read article here.

"Two San Francisco transit hotspots primed for new towers"


June 24, 2016
San Francisco Business Times

Rezoning efforts in parts of SoMa and around Market and Van Ness (The Hub) are underway, as both neighborhoods are soon to be transit rich with the Central Subway and Van Ness Bus Rapid. One of BUILD's principals and its director of development, Michael Yarne, was quoted in the San Francisco Business Times' article regarding the rezoning efforts. Yarne claims, “The Hub is a great location for towers and density.” BUILD's proposed One Oak residential tower is in the center of the Hub rezoning region.

Read article here.

Pink Saturday Revival @ 1532 Harrison and Eagle Plaza Site


June 25, 2016

 

Pink Saturday, which originated out of the 1990 AIDS protests and soon became a formal SF Pride event, is back and stronger than ever. The Sisters of Perpetual Indulgence, a self-identified Order of queer nuns, organized the revived event that is now named, "Pink Saturday Unchained." The event took place in the Eagle Plaza Site across the way from SF Eagle, a staple bar in the SF LGBT community. 

Read more here.

Hacking the Public Engagement Process: Innovative Approaches for Developers


June 22, 2016

BUILD Managing Director, Lou Vasquez, spoke at this ULI event on June 22nd, 2016. Also, Brooke Ray Rivera, Build: Public's Executive Director, moderated the event. 

Here's an excerpt from ULI's website:

Under-planned or short-sighted public engagement strategies can create unintended roadblocks to development and are often set up for failure and contentiousness. Join us for a lively discussion with our expert panelists as they share successful examples of public engagement on a variety of project types, showing how meaningful outreach can lead to win-win outcomes that yield higher value and often an accelerated approval process. Geared towards a development audience, this event is open to all interested in “hacking” new and more effective ways of engaging communities in the development process.

Check out the event here.