New plan details have been released for the residential development at 180 Hawthorne Street in SoMa, San Francisco. The project, formerly at 650 Harrison Street, has been expanded to include six additional stories and more apartments on the small 1,000-square-foot site. N17 Development is sponsoring the proposal on behalf of the property owner, Allrise Capital.
180 Hawthorne Street, floor plan, rendering by BDE Architecture
N17 Development first announced plans for the high-rise earlier this year. The developer originally wanted to build a 366-foot tower with 274 apartments. Before N17’s plans, Realtex Group had proposed a 294-foot apartment tower in 2017. Now the team hopes to replace the two-story office building with 320 new rental apartments.
The 444-foot-tall building will have 322,800 square feet of floor space, including 231,000 square feet of residential space, 10,500 square feet of parking and 7,250 square feet of recreational space. Apartment types include 196 one-bedroom apartments and 124 two-bedroom apartments. Parking is available for 40 cars and 142 bicycles.
180 Hawthorne Street with 598 Harrison Street and Sutro Tower in the background, rendering by BDE Architecture
The project uses the State Density Bonus program to increase potential housing beyond the base allotment for 160 apartments in a 130-foot tower. The 40-story proposal uses Assembly Bill 1287 to receive a 100 percent density bonus by providing additional units at below-market rates. There will be 48 affordable apartments, 24 of which will be for very low-income households and 24 for moderate-income households.
The team has applied for eight different waivers and three concessions to make the project a reality. The waivers allow the project to exceed zoning limits in terms of size, height, open space and parking.
Podium 180 Hawthorne Street, rendering by BDE Architecture
Entrance view of the residential building 180 Hawthorne Street, rendering by BDE Architecture
BDE Architecture is responsible for the design, and the studio’s new plans have completely reimagined the tower compared to the January version. The modernization begins at the base and includes a three-story historicizing stone facade built around a glass facade. The tower’s highly visible south and east facades will feature prominent vertical mullions extending from the podium to the parapet, tapering at the top to complement the building’s height.
On the ground floor, the residential lobby and reception will face Hawthorne Street, while the garage light and trash bin will face Harrison Street. On the second floor, residents will have access to a fitness center and co-working space. The remaining leisure space will be centralized on the roof and will include planted outdoor seating, a small pool, a sauna and an indoor lounge.
180 Hawthorne Street, elevation, illustration by BDE Architecture
If the 180 Hawthorne Street building were built today, it would be the 35th tallest building in the Bay Area, surpassing three buildings with the same height of 440 feet. The next tallest building in the city’s skyline could be just up the street at 95 Hawthorne Street. Holland Partner Group and John Hancock Life Insurance Company have been working together since 2007 to build a 461-foot-tall, 412-unit apartment complex in a tower designed by SOM.
Allrise Capital and N17 have made headlines together in Menlo Park before. The team is behind plans for 80 Willow Park, a multi-building project that will use the Builders Remedy provision in state law to construct a 431-foot-tall apartment tower on the city’s border with Palo Alto. Most recently, the team made headlines last month with new renderings for an eight-story apartment complex at 303 Broadway in Jackson Square, San Francisco.
180 Hawthorne Street, image from Google Street View
The project is on the same block as 395 3rd Street, where Strada is moving forward with plans for a 35-story apartment tower with a sleek design by Henning Larsen. Across Harrison Street, plans have been approved to build two more office towers and a residential building for the One Vassar master plan.
The cost of building the previous version was estimated at around $117 million, excluding all development costs.
Subscribe to YIMBY’s daily email
Follow YIMBYgram for real-time photo updates
How YIMBY on Facebook
Follow YIMBY’s Twitter for the latest YIMBY news
