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100 VAN NESS AVENUE 101 POLK STREET SAN FRANCISCO, CA Bill Graham Civic Auditorium Fox Plaza Existing Apartments Davies Symphony Hall San Fancisco War Memorial Opera House San Francisco City Hall 160 Hayes St Existing Offices 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue

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Page 1: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

© 2013 Solomon Cordwell Buenz National Real Estate Advisors Emerald Fund, Inc

100 VAN NESS AVENUE101 POLK STREETSAN FRANCISCO, CA

2011033.000

01.30.2013

FELL STREET

HAYES STREET

GROVE STREET

LECH WALESA

MARKET S

TREET

PO

LK STR

EET

LAR

KIN

STRE

ETFRA

NK

LIN STR

EET

GO

UG

H STR

EET

Bill Graham Civic Auditorium

Fox Plaza Existing

Apartments

DaviesSymphony Hall

San FanciscoWar MemorialOpera House

San FranciscoCity Hall

160 Hayes StExisting Offi ces

100 Van Ness Avenue

101 Polk Street

150 Van Ness Avenue

VAN

NE

SS

AV

EN

UE

HAY

ES

VALLE

Y

FULTON STREET

Page 2: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

© 2011 Solomon Cordwell Buenz National Real Estate Advisors 2011033.000

100 VAN NESS AVENUE, SAN FRANCISCO

12.06.2011

2011033.000

2

2

0101.06.2012

View of the AAA building at the corner of Fell and Van Ness, looking west.

3© 2012 Solomon Cordwell Buenz National Real Estate Advisors

100 VAN NESS AVENUE, SAN FRANCISCO

2011033.000

07.13.2012

© 2011 Solomon Cordwell Buenz National Real Estate Advisors

100 VAN NESS AVENUE, SAN FRANCISCO

2011033.000

SITE PHOTO

TSHIOZ
Rectangle
Page 3: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

VIEW FROM NORTHWEST

10.25.2012

(E) BUILDING HEIGHT +20’ ABOVE ROOF DECK

+200’

© 2013 Solomon Cordwell Buenz National Real Estate Advisors

100 VAN NESS AVENUE, SAN FRANCISCO

2011033.000

01.30.2013

TSHIOZ
Rectangle
Page 4: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

VIEW FROM SOUTHWEST

10.25.2012

+200’

(E) BUILDING HEIGHT +20’ ABOVE ROOF DECK

© 2013 Solomon Cordwell Buenz National Real Estate Advisors

100 VAN NESS AVENUE, SAN FRANCISCO

2011033.000

01.30.2013

TSHIOZ
Rectangle
Page 5: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

VIEW FROM SOUTHEAST

+200’

(E) BUILDING HEIGHT +20’ ABOVE ROOF DECK

© 2013 Solomon Cordwell Buenz National Real Estate Advisors

100 VAN NESS AVENUE, SAN FRANCISCO

2011033.000

01.30.2013

TSHIOZ
Rectangle
Page 6: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

Plot Plan

3

Alioto Plaza

San FranciscoCity Hall

San FranciscoWar Memorial and

Opera House+146’

Bill GrahamCivic Auditorium

+75’Davies

Symphony Hall

G R O V E S T R E E T

H A Y E S S T R E E T

V A

N

N E

S S

A

V E

N U

E

L E C H W A L E S A A L L E Y

P O

L K

S

T R

E E

T

ExistingOffices

150 Hayes St.Existing Offices

+80’

San FranciscoDept of Public

Health+75’

Fox PlazaExisting

Apartments+355’

100 Van NessExisting Offices

+400’

101 Polk StreetProject Site

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Page 7: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

Site Photos

© 2011 Solomon Cordwell Buenz

Emerald Fund

101 Polk Street, San Francisco

6.30.2011

5435.007

Site Photos

1

1

23

2

3 4

7 8

5 6

4

5

67

8

KEY MAPNTS

PROJECT SITE

4

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Page 8: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

View from Southeast

19

TSHIOZ
Rectangle
Page 9: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

View from Alioto Plaza

21

TSHIOZ
Rectangle
Page 10: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

Contextual Precedents

2 Story Facade Rhythm

Strong Cornice Line

Individual Balconies with Metalwork

22

Subtle Change of Material Scale within the Base

Subtle Change of Material Scale within the Base

Strong Cornice Line

Metal Accents

Top of Base Defined by Change of Materials

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Page 11: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

Contextual Precedents

23

Building Mass Grouping Breaks Down Building Scale

Solid Corners

Attic Story

Cornice Line Continues Around the Building

Metal Accents

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Page 12: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

GROUND FLOOR

3'-1

1"

19'-1" 20'-5"

101'-0"

2011 Solomon Cordwell Buenz

0 10 2009.05.2012

101 POLK STREET

GROUND FLOOR PLANEMERALD FUND

8

H A Y E S S T R E E T

RAMP DOWN

L E C H W A L E S A A L L E Y

P

O

L K

S

T

R

E

E

T

MA

IL

ExistingOffice Bldg

150 Hayes St.

1Bed / 1Bath652 nsf

1Bed / 1Bath642 nsf

1Bed / 1Bath601 nsf

2Bed / 2Bath964 nsf

1Bed / 1Bath589 nsf

1Bed / 1Bath546 nsf

2 Bed / 2 Bath 923 nsf

PKG.

2Bed / 2Bath1019 nsf

skylight above

AREA OF ALLEY IMPROVEMENTS SHADED(NOT INCLUDED IN OPEN SPACE CALCULATION)EXISTING CURB CUT

LENGTH OF PROPOSED BULB OUT

FITNESS CENTER

LOBBY

open to sky

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Page 13: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

101 Polk Street, San Francisco

01.16.2013

5435.007© 2012 Solomon Cordwell Buenz Emerald Fund, Inc.

Lech Walesa Alley / North Elevation

18

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Page 14: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

© 2013 Solomon Cordwell Buenz Emerald Fund, Inc

101 POLK STREETSAN FRANCISCO, CA

2011033.000

Page 15: 101 Polk Street Davies Symphony Hall 160 Hayes St Existing ...Existing Offi ces 100 Van Ness Avenue 101 Polk Street 150 Van Ness Avenue VENUE ALLEY T ... Building Mass Grouping Breaks

© 2013 Solomon Cordwell Buenz National Real Estate Advisors Emerald Fund, Inc

100 VAN NESS AVENUE101 POLK STREETSAN FRANCISCO, CA

2011033.000

01.30.2013

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505 VAN NESS AVENUE - PG&E, Pacific Gas and Electric

Davis Polk & Wardwell LLP 450 Lexington Avenue New York ... · Davis Polk & Wardwell LLP 450 Lexington Avenue New York, NY 10017 212 450 4000 tel 212 701 5800 fax December 21, 2016

Van Ness Avenue Bus Rapid Transit Project Final ......Chapter 10: Alternatives Analysis Van Ness Avenue Bus Rapid Transit Project and the Locally Preferred Alternative Final Environmental

January 28, 2016 Luigi L. De Ghenghi, Esq. Davis Polk & Wardwell … · 2016-01-28 · January 28, 2016 . Luigi L. De Ghenghi, Esq. Davis Polk & Wardwell LLP . 450 Lexington Avenue

Friday, February 17, 2016 - Online Documentsdocs.cpuc.ca.gov/.../Published/G000/M176/K715/176715321.docx · Web view505 Van Ness Avenue, Courtyard Training Room (Corner of Van Ness

49 SOUTH VAN NESS AVENUE VIDEO ART PROJECT OUTLINE

CLEAN LI NESS FACTS - American Cleaning Institute€¦ ·  · 2012-08-14CLEAN LI NESS FACTS TIPS AND TRENDS FROM THE SOAP AND DETERGENT ASSOCIATION 475 Park Avenue South New York,

VAN NESS IMPROVEMENT PROJECT - SFMTA...By Estefani Morales-Zanoletti To promote visiting the many business located on Van Ness Avenue during construction, a new advertising campaign

Van Ness Avenue Bus id i ( )Rapid Transit (BRT)...Enhance urban design and identity of Van Ness Avenue Accommodate safe multimodal circulation and access within the corridor 2. BRT

VAN NESS-UDC - DC Office of Planning · june 2011 van ness-udc commercial corridor enhancement study connecticut avenue nw washington, dc prepared for: national capital region transportation

July 16, 1999 Docket Office 505 Van Ness Avenue, Room 2001 · 505 Van Ness Avenue, Room 2001 San Francisco, CA 94102 Re: R.93-04-003; I.93-04-002; R.95-04-043 & I.905-04-044 Dear

Davis Polk & Wardwell LLP 450 Lexington … Polk & Wardwell LLP 450 Lexington Avenue New York, NY 10017 212 450 4539 tel 212 701 5539 fax [email protected] January 21, 2016

Conscious ness conscientious ness

A Survey of Automobile-Related Buildings along the Van ... ness auto row.pdf · The Van Ness Avenue corridor has been the center of San Francisco’s automobile industry since before

Visual Impact Assessment Memorandum for the Van Ness ... · Van Ness Avenue Bus Rapid Transit (BRT) Project Visual Impact Assessment 4 dimensions, crossing distances, and provision

1CLEAN LI NESS FACTS - American Cleaning Institute · 2018-12-12 · 1CLEAN LI NESS FACTS TIPS AND TRENDS FROM THE SOAP AND DETERGENT ASSOCIATION 475 Park Avenue South New York, New

1001 Van Ness Avenue · Oryx Partners is pleased to present its most recent plans to replace the former KRON building at 1001 Van Ness Avenue with a striking new residential building

POLK STREET EXISTING CONDITIONS POLK STREET …default.sfplanning.org/Citywide/polk_streetscape/Polk_ExistingConditions.pdf · POLK STREET TODAY Polk Street serves an important transportation

1CLEAN LI NESS FACTS - American Cleaning Institute · 1CLEAN LI NESS FACTS TIPS AND TRENDS FROM THE SOAP AND DETERGENT ASSOCIATION 475 Park Avenue South New York, New York 0016 SCRUB

Davis Polk Paris - SEC...Davis Polk Paris Louis L. Goldberg Davis Polk &Wardwell ~~P 212 450 4539 tel 450 Lexington Avenue 212 701 5539 fax New York, NY 10017 [email protected]

docs.cpuc.ca.govdocs.cpuc.ca.gov/word_pdf/COMMENT_DECISION/38264…  · Web viewSTATE OF CALIFORNIA ARNOLD SCHWARZENEGGER, Governor. PUBLIC UTILITIES COMMISSION. 505 VAN NESS AVENUE

2612-18 Van Ness Avenue Prime San Francisco Location San ...€¦ · 2612-18 Van Ness Avenue 2620-26 Van Ness Avenue. San Francisco, CA 94109. OFFERING. 2 Fourplexes Side by Side

$5,950,000 MIDDLESEX COUNTY 122 Quentin Avenue, New ...All Sperry Van Ness® Offices Independently Owned and Operated. MIDDLESEX COUNTY 122 Quentin Avenue, New Brunswick, NJ 08901

505 VAN NESS AVENUE - Gas and power company for California

14017 Van Ness Avenue Up to 4 Dental Operatories Gardena, CA … · 2019. 4. 19. · 14017 Van Ness Avenue Gardena, A 0249 Up to four (4) operatories available for lease in a recently

February 9, 2018 Jensen Uchida 505 Van Ness …...February 9, 2018 Jensen Uchida Project Manager California Public Utilities Commission 505 Van Ness Avenue San Francisco, CA 94102

PUBLIC UTILITIES COMMISSION - pge.com · PUBLIC UTILITIES COMMISSION 505 VAN NESS AVENUE ... Advice Letter 4750-E Erik Jacobson

The SeniorPolk County Senior News! Bulletin...The Senior Bulletin Polk County Senior News! Senior Services of Polk County • 2309 Euclid Avenue • Des Moines, Iowa 50310 • July

MARY MALONEY - Polk County · 2019-04-26 · MARY MALONEY TREASURER OF POLK COUNTY 111 COURT AVENUE DES MOINES, IOWA 50309-2298 TAX DIVISION 515-286-3060 FAX 515-323-5202 Learn more

PUBLIC UTILITIES COMMISSION 505 VAN NESS …...PUBLIC UTILITIES COMMISSION 505 VAN NESS AVENUE Tel. No. (415) 703-1691 SAN FRANCISCO, CA 94102-3298 August 24, 2006 Advice Letter 27

505 VAN NESS AVENUE › tariffs › assets › pdf › adviceletter › ELEC...505 VAN NESS AVENUE October 22, 2019 Advice Letter 5625-E Erik Jacobson Director, Regulatory Relations

1430 Van Ness Avenue San Francisco, CA Retail for Lease

505 VAN NESS AVENUE - PG&E, Pacific Gas and Electric505 VAN NESS AVENUE August 5, 2019 Advice Letter 40 98 -G/5544 -E 40 98 -G -A /5544 -E -A 40 98 -G -B /5544 -E -B 40 98 -G -C /5544

Connecticut Avenue Transportation Study - Compendium Avenue... · Connecticut Avenue Transportation Study ... The Van Ness-UDC Metrorail station, served by the Red line, is located

Garage 7 Van Ness & Inyo Avenues - City of Fresno ... 7 Van Ness & Inyo Avenues Garage 8 is located at 1077 Van Ness Avenue at the corner of Van Ness and Tulare Avenues. The garage