KEY POINTS
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The San Francisco Planning Department approved a 67-story, 820-foot mixed-use skyscraper at 10 South Van Ness Avenue.
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Once built, the high-rise is set to become the city’s third-tallest building with 1,019 residential units and retail space.
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Designed by Arcadis, the project encompasses 1.6 million square feet of space, comprising housing, retail, and parking facilities.
The San Francisco Planning Department approved plans for a 67-story mixed-use skyscraper at 10 South Van Ness Avenue in December, according to public documents from the San Francisco Planning Department and public records.
The approval clears the path for a major vertical expansion in the city’s Mid-Market neighborhood, bordered by Market Street, 5th Street, Mission Street, and Van Ness Avenue.
Spearheaded by Miami-based developer Crescent Heights, the project will replace an existing two-story commercial structure with a tower rising 820 feet. Upon completion, it is positioned to become the third-tallest building in San Francisco, surpassing 181 Fremont Street but standing shorter than the Transamerica Pyramid.
The development is anticipated to deliver 1,019 residential units to the market, made of a mix of 656 condominiums in the tower and 363 rental units.
The 10 South Van Ness tower’s rendering features a curtain-walled glass exterior with a series of narrow setbacks intended to create outdoor amenity spaces. Image: Arcadis
Project Details and Scope
Designed by Los Angeles-based architecture firm Arcadis, the nonresidential construction project encompasses over 1.6 million square feet of total construction area.
The public design details include:
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Residential volume of 1.56 million square feet dedicated to housing.
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Commercial space of 11,820 square feet of ground-floor retail to activate the street level.
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Parking details of a 59,010-square-foot, two-level basement garage with 255 vehicle spaces and 388 bicycle spaces.
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Amenities of approximately 40,064 square feet of common usable open-space distributed across multiple roof decks.
The tower’s rendering features a curtain-walled glass exterior with a series of narrow setbacks intended to create outdoor amenity spaces.
Regulatory Pathway and Timeline
The project leveraged Senate Bill 423 (SB 423) and State Density Bonus laws to streamline the approval process, according to public documents. SB 423 facilitates approval for qualifying residential projects that include affordable housing components, a critical tool for developers navigating California’s complex legal landscape.
An anticipated start date of construction has not yet been announced.
The approval follows more than a decade of site planning. The developer submitted applications in 2015, with an initial 55-story version approved in 2023, before the current, expanded scope was introduced.
Development Strategy
The development employs a hybrid approach to meet the requirements for affordable housing. The on-site plan includes 89 units at or below market rate within the structure.
Additionally, Crescent Heights facilitated a significant off-site contribution. In 2021, the developer purchased a 1.3-acre parcel at 1979 Mission Street for $40 million and transferred ownership to the city. This transaction enabled the 1979 Mission Street site to move forward as a fully affordable housing development.
Industry Impact
The approval at 10 South Van Ness represents a vote of confidence in San Francisco’s long-term housing demand, despite recent market fluctuations.
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