More Details On The Mixed-Use Development Proposed For Van Ness & Post

More Details On The Mixed-Use Development Proposed For Van Ness & PostPhotos: Woods Bagot Architecture
Nathan Falstreau
Published on April 13, 2016

Refreshed development plans for 1200 Van Ness Ave., the former Circuit City building at the corner of Post, are now on the table.

Last week, property owner Derek Chang presented plans for the future of the building at a pre-application meeting for the Lower Polk Neighbors Association. Along with architect John Britton from Woods Bagot Architecture, they explained that the long-vacant Circuit City store on the corner of Van Ness and Post would be removed and a new building with mixed-use retail and residential units will be erected in its place. A 24-Hour Fitness still occupies part of the building and may have to relocate; Circuit City has been closed since 2009.

The new plans call for demolishing the existing building to construct a mixed-use building with office, medical, residential and retail space, similar to what was originally proposed for the site last January. 

The ground floor of the development is slated for retail space as well as medical and office space along Van Ness Avenue. Britton said that they are also considering including additional retail space on Hemlock Alley, a spot that historically hasn't been used for commerce. "The more that pedestrian traffic is brought through the alley, the safer the area will become," Britton said, noting that some neighbors have been concerned that the side street can be a haven for illegal activity. 

Ground floor layout

Above the ground floor will be 33,000 square feet of office space reaching up to the fourth level of the building. Levels six through 13 will offer 95 one- and two-bedroom rental units in a tower that faces Van Ness, away from the lower level buildings that line Polk Street. While the residential tower was originally proposed for Polk Street, it was moved to Van Ness to appease the Planning Department's concerns about preserving the corridor's existing, low-rise character.

Residential tower layout

The new construction will also include five levels of subterranean parking, for a total of 370 spaces.

Chang, a longtime resident of San Francisco, said that he and his family have owned the building since 1997. "I'm personally invested in the city of San Francisco... I want to build something that reaches a level of quality that the neighborhood deserves."

Britton also added that the proposed design for the building would fit with other development that is already underway in the area, including new California Pacific Medical Center facilities on Geary and Van Ness. Schematics for the 1200 Van Ness Ave. site show that the building will be 130 feet tall, similar in size to adjacent buildings.

While affordable housing was not discussed during the presentation, a representative from Woods Bagot Architecture, Valentino Del Rio, confirmed that they have not decided the affordable housing package due to proposed legislation. "We do know it will contribute significant funds to affordable housing, including $19.96 per square foot in Jobs Housing Linkage Fees on new office square footage, and $15.00 per square foot for the non-residential square footage above the allowable under the Planning Code," he said.


Overall, the presentation was generally well received by attendees, but there were some concerns raised about the planned addition of parking in the structure. 

Marlayne Morgan, President of Cathedral Hill Dwellers Association, said that she had worked for over eight years to help reduce the amount of planned parking at the new CPMC facilities. "The worst thing that an urban hospital can do is to add more parking," she said. "And adding 370 parking spots [at 1200 Van Ness Ave.] will be extremely opposed [by the neighborhood].

Moe Jamil, Chair of Middle Polk Neighborhood Association told the presenters, "As a neighborhood, we want less cars here and more people walking." He also noted that there are new developments that have decided to not include parking, such as at 8 Octavia Blvd. making the building more transit-oriented. "That building has put transit first," he said. He also later told Hoodline that when most new people come to the city and move into the types of one- and two-bedroom units that they are proposing, they quickly learn that they don't need a car and ditch their vehicles. 

Chang said that his plans to include parking have been carefully thought out, and that by doing so it's actually less cost-effective for him, but he feels that it's something that people will find desirable. He later assured the group that he would work with them to determine a sensible number of parking spaces.  

Chris Schulman, a member of LPN, also suggested that the project designers think about making improvements to Hemlock alley, similar to what the organization has been working on along Polk Street. Jamil also noted that the owners should consider allowing privately-owned public access to the rooftop deck, much like several buildings have provided in the FiDi.

The pre-application meeting is a procedural requirement for the Planning Department before Chang can submit an application for a hearing. Britton said that he expects it should take a year to get a hearing scheduled with Planning, and then another three to four months to break ground, should the project receive approval. Construction should take between 18-20 months.