SAN FRANCISCO (KGO) – San Francisco is still recovering from the pandemic the slowest of all major US cities. Thirty-four percent of downtown office space is now vacant. At the same time, there is not enough housing in the city. Could some of this vacant office space be converted into much-needed housing?

San Francisco is in a constant battle with itself: too much commercial space, but not enough housing.

“In many cases, it is cheaper to remodel one of these buildings than to build new,” says Marc Babsin, head of Emerald Fund, a real estate development company based in San Francisco.

That's what Mayor London Breed wants to hear.

She is convinced that the “coming together” of the two, like a marriage, could contribute to the revitalization of the city center.

“We will continue to adapt, we will adjust and we will get better,” Breed stressed.

The key word is “conversions”. This has been done before.

VIDEO: The story of vacant land on SF's Nob Hill could help explain the city's ongoing housing crisis

The story of a decades-vacant lot on San Francisco's Nob Hill may help explain the city's ongoing housing crisis, SF Standard reports.

In 2006, the Royal Insurance Building on the corner of Sansome and Pine Streets, across from the old Pacific Stock Exchange, was converted from office space into 46 condominiums.

The 52-unit Ritz-Carlton building on Market Street was once the headquarters of the San Francisco Chronicle.

And in the 1930s, AP Giannini had a branch of the Bank of Italy, which later became the Bank of America, which lent Walt Disney the money to complete his first feature film, Snow White, and later for other projects.

This building, One Powell Street, was converted into 44 high-end lofts in 2004.

We know it's possible, but what does it take to convert commercial space into residential units? The answer: It's not that simple.

MORE: New renderings of controversial 50-story skyscraper for SF's Outer Sunset District revealed

Strachan Forgan knows a lot about conversions.

His firm, Solomon Cordwell Buenz, was responsible for the largest office-to-residential conversion in San Francisco's history: 100 Van Ness, a 29-story building that now houses 418 rental units.

100 Van Ness was the old AAA building.

100 Van Ness, the former AAA building, was converted into residential units.

“The biggest change we made to the building was to remove the old precast concrete facade and replace it with floor-to-ceiling glass facades to really exploit the building’s view potential,” explained Forgan.

In many interior renovation projects, plumbing installation is one of the biggest challenges.

“This means we have to cut new vertical risers throughout the building,” Forgan explained.

This means that holes have to be drilled through the concrete.

Each unit must now have its own piping, sprinkler heads, thermostat, heating and ventilation, and lighting.

“Light, air and natural light in the residential units is a big deal,” said Joseph Camajani of engineering consulting firm IMEG. “Many of these offices are very large and deep, and it's difficult to get natural light into the bedroom units.”

For IMEG, a floor-to-ceiling glass façade was ideal.

VIDEO: SF sues Chinatown hotel owners offering single rooms over health and safety risks

One tenant reports that there is an ongoing rat and cockroach problem, the ceiling leaks and she has no hot water. But lawyers are convinced that the city attorney's lawsuit will change everything.

ABC7 asked: When will you decide to tear down the building and rebuild from scratch?

“I think some buildings have reached the end of their useful life and the best use of the property might be to build new buildings there,” Forgan said.

He is currently reviewing 15 possible redevelopments in San Francisco, but only three to five are potential candidates.

The other challenge is dealing with the planning department.

Because the city was determined to make 100 Van Ness a success, approvals were expedited.

The property was purchased in 2011 and was ready for occupancy just four years later.

VIDEO: City investigates SF pods used by tech workers as low-cost housing

Investigators from the city of San Francisco are currently examining the Mint Plaza residential complex.

Other conversions have also proven extremely profitable, such as the conversion of the former University of the Pacific dental school at 2121 Webster Street in Pacific Heights.

It came on the market in 2016 and the sale of the 76 condominiums is said to have brought in $300 million.

But that was then. Today, in 2023, conversions may be less profitable.

“Construction costs have probably doubled compared to last year and rents have now fallen so much that they are barely above the 2012 level,” reveals Babsin.

In addition, when 100 Van Ness was built, the city required owners to set aside 13 percent of the units for affordable housing; today, that number is 21 percent.

Any developer, architect or engineer will tell you that City Hall needs to create more incentives to make these conversions more realistic.

“We have a huge inventory of buildings that could be good enough and could serve the people who need them,” Camajani said.

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345 California Street, an iconic, newly renovated Class A mixed-use office building in San Francisco where Cushman & Wakefield provides real estate and leasing management, has received Fitwel 2-Star and LEED Platinum ratings.

Fitwel is the groundbreaking real estate platform that delivers insights on building health, ESG performance and the bottom line. The 2-star rating was awarded to 345 California's that integrate multiple evidence-based design and operational strategies that support occupants' physical, mental and social health. The Leadership in Energy and Environmental Design (LEED) Platinum certification, the highest rating, was awarded by the U.S. Green Building Council (USGBC) for the building's compliance with prerequisites and credits related to carbon, energy, water, waste, transportation, materials, health and indoor quality.

Owned by Metropolis Investment Holdings Inc., 345 California is a 48-story mixed-use building in the heart of San Francisco's financial district with expansive bay and city views. The building is prominently located at the intersection of California and Battery Streets. Built in 1986, the 725-foot tower offers 600,000 square feet of office and retail space, as well as two levels of underground parking. The building features award-winning architectural design by Skidmore, Owings and Merrill.

The property’s LEED Platinum rating, BOMA 360 designation, Energy Star certification, UL Verified Healthy Building for indoor air and water, Fitwel certification and its carbon neutrality ensure that residents benefit from world-class operational best practices…

Cushman & Wakefield's Greg Fogg and Sam Wasserstein are handling project leasing for the building, while the firm's Northern California Asset Services division is providing on-site property management services.

“The property’s LEED Platinum rating, BOMA 360 designation, Energy Star certification, UL Verified Healthy Building for indoor air and water, Fitwel certification and carbon neutrality ensure that residents benefit from world-class operational best practices,” said Patrick Murphy, General Manager. “The building’s HVAC systems feature high-efficiency MERV-15 filters and a ventilation system that meets ASHRAE 62 standards. The state-of-the-art energy and comfort controls and life-saving technology make 345 California a pioneering business address.”

The mixed-use building offers premium on-site amenities such as a tenant-only fitness facility, a courtyard with a greenhouse meeting space, as well as spacious common areas and flexible open floor plans that offer tenants the opportunity to create their ideal modern office experience. Other key features include a newly renovated plaza, newly renovated lobby with state-of-the-art touchless turnstile, new tenant lounge, high-quality locker and shower facilities, and high-quality bike parking. The building is also steps away from all major transportation services and is within easy walking distance to numerous trendy shops and restaurants.

The Four Seasons Hotel on the Embarcadero and a recently opened new restaurant are also located at 345 California.

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FMIndustry.com covers the latest news, trends and opinions from the Facility Management (FM) and Corporate Real Estate (CRE) sectors. The FM market is currently valued at $1 trillion per year and is expected to grow at approximately 5% annually through 2026.

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Redco Development and GCI General Contractors have purchased a 11,000 square foot office building in San Francisco for a discounted price of $28 million.

The local developer and the Mountain View-based builder bought the eight-story building at 300 California Street in the financial district, the San Francisco Business Times reported, citing an unnamed source. The seller was LeFrak of New York.

The price for the half-vacant building is $240 per square foot.

LeFrak purchased the Class B office building in 2014 for $58.25 million, or $485 per square foot, so the latest sale represents a 51 percent discount from the 2014 price.

The sale is the latest low-priced transaction in San Francisco, where the shift to remote work has left 36.6 percent of the city's offices vacant. Rents have plummeted. Valuations have plummeted. Refinancing has become more difficult in a clouded market affected by higher interest rates.

Property owners attempted to renegotiate expiring loans or returned the keys to their lenders in a market with newly set prices.

The deal for 300 California is expected to close next month, according to the Business Journal. The upcoming office sale is the latest in Downtown San Francisco, where interest in affordable real estate has increased among local and national investors.

The building is right next to the one where local investors SKS Real Estate Partners and The Swig Company bought a 22-story office building last summer for $61 million – 76 percent less than the asking price in 2020. The 297,600-square-foot building was one of the first office buildings to sell after the pandemic, and the price was set at about $200 per square foot.

Across the street, a 16,500-square-foot office building at California 255 is for sale for an undisclosed price.

This week, New York Life Real Estate Investors and New York-based Bridgeton bought a 76,000-square-foot office building at 410 Townsend Street in South of Market for $22 million, or $290 per square foot – 75 percent less than the sale price in 2019.

New York Life and Bridgeton are among the first foreign investors to purchase offices in San Francisco recently.

It is not clear what Redco and GCI plan to do with the boxy granite building at California 300, which was built in 1946 at the corner of California and Battery streets. Redco declined to comment to the Business Times.

According to online advertisements, around 5,700 square meters of office and retail space are available for rent, including a ground-floor store that was vacated by Amazon Go last year.

Late last year, Redco and Tonic Nightlife Group, a group of investors and members of the Harrington family, reopened Harrington's, the popular Irish bar in the financial district.

In March of last year, Redco and AEW Capital Management vacated a vacant First National Bank building at 1 Montgomery Street after defaulting on their mortgage payments.

Redco and AEW purchased the 9,200-square-foot office building in 2019 for $84 million. The price for the 115-year-old landmark was $840 per square foot.

— Dana Bartholomew

Read more

Banks settle with SF landlords instead of owning vacant offices

NY Life and Bridgeton pay $22 million discount for office building in San Francisco

Redco Development and AEW Capital withdraw from First National Bank building in San Francisco

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SAN DIEGO–(BUSINESS WIRE)–Bespoke Partners, a leading provider of retained executive search and leadership advisory services for private equity backed software companies, announced today that it has opened a San Francisco office to enhance its West Coast presence in the United States.

The new regional office will enable the company to further boost the quality of its uniquely tailored executive recruiting and leadership advisory services for private equity backed software and SaaS companies.

“The new office will position us to expand our signature white-glove service for our clients based in the Bay Area,” said Eric Walczykowski, Bespoke’s Chief Executive Officer. “Responsiveness and tailored engagement are our hallmarks and we are raising our services to a new level of efficiency for an unmatched client experience.”

Bespoke Partners is headquartered in San Diego and operates other regional offices in Austin, Texas, and Philadelphia, Pennsylvania.

The opening of the new location takes place as Bespoke released the industry’s first talent market trend analysis: the inaugural edition of the Private Equity Talent Benchmark Report. The report provides insights into the talent market for private equity portfolio companies, including compensation trends, executive turnover and upleveling trends, and much more. Complimentary copies can be requested at: www.bespokepartners.com/private-equity-talent-report/.

Central to the growth driving Bespoke’s expansion is its Search 2.0 process, which significantly cuts search time and results in higher executive placement success rates. It features:

• Advanced Scorecarding – tailoring a search to specific company needs and its value creation plan for achieving the investment thesis.

• Deep Validation – the industry’s most in-depth backchannel reference checking to yield unparalleled insight into a candidate’s background and skills.

• FIT Profile – a holistic view of a candidate’s potential for success in the company, team and role.

Bespoke also recently announced a Two-Year Guarantee on executive placements that utilizes its FIT Profile assessment service. Learn more here: http://www.bespokepartners.com/2YG/

About Bespoke Partners

Bespoke Partners is a leading firm focused exclusively on executive recruiting and leadership advisory services for private equity backed software companies.

More than 90% of the most active private equity software investors in the US have relied on Bespoke for leadership recruiting and advisory. Bespoke transformed leadership at portfolio companies achieving buyout transactions totaling more than $25 billion in 2021 alone.

Bespoke’s unique, data-driven services complete searches in typically half the industry average time with a 99% placement success rate.

The firm partners with more than 70 top tier private equity firms, providing human capital services that accelerate execution of value creation plans, cut the risk of mis-hiring, and empower leadership to achieve the investment thesis.

Visit www.bespokepartners.com to learn more.

FIT Profile and Search 2.0 are trademarks of Bespoke Partners.

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Making sure a proposed 17-story life science, research and development building is connected to the community, has the right amount of parking and doesn’t impede traffic flow from Highway 101 were some of the key points discussed during a South San Francisco City Council meeting on the proposal at 121 E. Grand Ave., current site of Comfort Inn and east of the train station.

Mayor Mark Nagales wondered why the project’s plans include 1,300 parking spaces, though it’s directly across from the newly built South San Francisco Caltrain Station.

Michael Gerrity, president of Phase 3 Real Estate Partners, said the goal is to have parking spaces available for 50% of the employees in the building, while the others would take other modes of transportation. He assured Nagales that while 1,300 sounds like a lot, there are nearly a million square feet of office space so it will require more parking. The structure will also include enhanced bike and parking facilities and will be surrounded by class IV bike separation lanes.

In a study completed by the developers, they found 1.5 parking spaces per 1,000 square feet of office space will be needed for adequate parking while still nudging employees to take public transit.

Some council members praised the ingenuity of the design.

“This is indeed an example of a transit-oriented community that we are building. It takes not only residential but commercial,” said Council member Eddie Flores. “I think this is a good example. If we have a brand-new Caltrain Station, let’s utilize it.”

The South San Francisco Caltrain Eastern Access study looked at future access needs of the Caltrain station from its eastern edge and how much shuttle or bus parking should be provided based on growth projections for the entire eastern 101 area. Because the building is so close to the Caltrain station, it has some access issues with limited crosswalk space and the developer suggested that a new traffic light installment would be beneficial for pedestrian cross walking times.

Flores questioned if the traffic signal that would be near the off-ramp of highway 101 would cause a traffic cluster from the stop light.

“Any signal timing we do at those signals cannot have traffic queuing into the mainline [Highway 101] That is going to be one of the requirements that Caltrans would never allow,” said Gerrity.

The analysis from the study questioned if it is possible to have signal timing that gives pedestrians time to cross but also allows cars to pass through without making the queuing more affected than it currently is, and the study indicated it is possible, he added.

Flores also questioned if the off-ramp queue would be affected by semi-trucks that often turn into the area for gasoline.

Gerrity reassured that semi-trucks have been considered, and the improvements to the intersection would include making the turn radius larger for larger trucks to easily pass through.

Power needs, other additions

The all-electric proposed structure would be environmentally ahead of the curve and committed to achieving LEED gold status, which adds up to $7.25 million toward environmental and sustainability, Gerrity said.

“Proposing an all-electric building which is not yet required is setting an example for so many others in the Bay Area,” said Council member James Coleman.

The community benefit would include a $10 million fund the City Council would control for community needs. The developers designed the building’s first two stories as a plaza with retail shops, restaurants, a conference room and a gym open to the public totaling 107,125 square feet of public amenities. The ground level will include 46,663-square-foot public plaza.

Flores raised concerns about community connectivity.

“Would it be inviting Old Town residents,” Flores said. “Attracting them into the building?”

Additionally, he offered ideas that could provide some connectivity between the newly developed area and the Old Town residents north of Grand Avenue.

Using some of the community funds for public art that reflects the rich cultural history of South San Francisco would be one way to welcome its neighbors to the public amenities.

“This will be a unique opportunity for us to bring in that cultural tapestry of the Old Town,” said Flores. “What really makes the old town vibrant, is what people like to hear about the historic part of our city.”

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As we outlined yesterday, the amount of vacant office space in San Francisco has just hit a new pandemic-era high of nearly 21 million square feet.

For context, the 1,070-foot-tall Salesforce/Transbay tower at First and Mission, which is the tallest building in San Francisco, contains 1.35 million square feet of office space spread across 59 floors. And employing the framework we introduced back in 2020, and others have since co-opted, there is now 15.4 Salesforce Towers, or 909 Salesforce Tower floors, worth of empty office space spread across San Francisco, which is roughly enough space to accommodate between 119,000 employees, based on an average, pre-Covid office density or 160,000 (a la twitter) worker bees.

And yet again, while it’s tempting to see, promote or editorialize an opportunity to convert all the vacant office space in San Francisco into housing, the conversion of existing office space to residential use still makes absolutely no economic sense for the vast majority of San Francisco buildings, due to the relative value of each use and the costs of conversion.

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The San Francisco Air Mail Center — the post office within the San Francisco International Airport — will close for good Thursday following the non-renewal of the site’s lease by the airport.

US Postal Service spokesperson Evelina Ramirez confirmed March 31 will be the last day of operation for the location at 660 W. Field Road that dates back to the 1960’s. The Postal Service issued a letter in January indicating it might suspend service at the location, and another last week verifying the closure.

The decision to not renew the lease on the airport-owned property was made in August 2020, at which time the Postal Service was notified, according to SFO spokesperson Doug Yakel, who said the lease expires in August this year.

He said the airport plans to use the site for “future facility development,” likely a mix of cargo facilities and aircraft parking. While the Airport Commission awards leases and their extensions, it does not hear lease expirations or decisions not to renew leases, he said.

Ramirez said the Postal Service preferred to remain at the location but was “basically told we needed to leave.”

Mail service at the location will be transferred to the post office at 820 Stanton Road in Burlingame. Those with PO boxes at the airport location will be accommodated in Burlingame beginning April 2, and the transfer of service will be completed April 6, according to the Postal Service.

The Burlingame location is open 10:30 am to 1 pm and 2 pm to 5 pm Monday to Friday, and closed on weekends.

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A sweeping office development on 28.5 acres comprising 2.8 million square feet over six buildings is poised to be constructed in South San Francisco.

The development, slated for a site bordering San Bruno adjacent to The Shops at Tanforan, is the latest in an intensifying life-science boom on the Peninsula, of which South San Francisco is at the epicenter.

The proposal gained Planning Commission approval last week and will go next before the city councils in South San Francisco and San Bruno for a final signoff. If all goes according to plan, construction will begin this year, with the final phase wrapping up in 2030.

Between 5,000 and 11,000 people would be employed at the campus, depending on tenants, according to a city report, and buildings would range from three to seven stories, with a maximum height of 120 feet dictated by the nearby airport. A new public road running east-west through the site would also be built, as would two parking structures comprising 1,095 spaces.

Plans further indicate a restaurant, bar and park on-site, in addition to infrastructure upgrades including bike lanes, pedestrian space improvements and nearby intersection redesigns to handle increased traffic. City planners hope employees will use car alternatives like public transit to commute to work, given the site’s proximity to the San Bruno BART station adjacent to the Tanforan mall.

The developer, Menlo Park-based Lane Partners, is proposing a community center to also be included, which could be run in conjunction with the city to offer space for nonprofits and community programming. A payment of $25 million to the city would be part of the agreement, to be spent at the city’s discretion, on top of another $50 million in impact fees that would go to affordable housing and infrastructure upgrades.

City planners expressed hope the developments could revitalize the area, which is currently occupied by several industrial warehouses and distribution buildings and large surface level parking lots.

A residential neighborhood directly to the south of the site in San Bruno could also stand to benefit, as the project would include a park space with a walkway, community garden and children’s play area along Tanforan Avenue adjacent to the homes where there are currently truck loading areas.

“The community benefits are great, the design is amazing, it’s going to transform that whole area … I’m fully in support of the project,” Planning Commission Chair Sam Shihadeh said.

The project has been in the works for at least five years as the developer has worked to acquire the parcels that make up the project site. The Planning Commission last year reviewed a proposal that did not include a corner lot at 80 Tanforan Ave., which was added in the most recent plans to include a parking garage.

The first phase of construction is planned to last about two years, and would include the southern buildings, including the restaurant space and community center, which account for 680,000 square feet.

“I think overall we’ll see a net positive from the construction of this project and development of this site,” Planning Commissioner JulieAnn Murphy said, who noted the new road and surrounding street improvements as a particular benefit.

The Tanforan mall is set to undergo a similar transformation into a biotech campus, potentially also with 1,000 units of housing. That project is envisioned as having 2 million or more square feet, although formal plans have yet to be submitted.

The San Bruno City Council plans to meet next week to discuss the Southline project, and the South San Francisco City Council will likely deliberate on the plans mid-July.

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By Levi Sumagaysay

Twitter has fired unionized janitors in apparent violation of San Francisco law.

San Francisco City Attorney David Chiu said Tuesday that he will look into the loss of Twitter janitors’ jobs, which appears to be in violation of San Francisco law.

Members of the SEIU Local 87 went on strike Monday as their contract was set to expire Dec. 9. The contractor that employed them is set to be replaced by another contractor that Twitter would not disclose to the union, according to Olga Miranda, president of the union local. Twitter then moved up the janitors’ last day on the job to Monday, she said.

According to San Francisco law, when a company changes contractors for security or janitorial services, the contractor is supposed to rehire workers for at least 90 days after the transition.

When contacted by MarketWatch on Tuesday, Chiu said: “Elon Musk has a long history of flouting labor laws. While I’m not surprised this happened, I feel for those workers as well as all Twitter employees and contractors who have been laid off. We will be looking into this further.”

Miranda said 48 janitors in total are affected, 30 of whom were waiting to go back to work because many Twitter employees had been working from home and not as many janitors were needed.

San Francisco-based Twitter, whose communications team was reportedly almost entirely laid off at the beginning of November after Musk bought the company, has not returned a request for comment. Musk has cut about half of the company’s pre-acquisition workforce of 7,500 since he took over.

Also Tuesday, Ted Goldberg, a senior editor at KQED, San Francisco’s public radio station, tweeted that the San Francisco Department of Building Inspection is launching an investigation into news reported by Forbes that Twitter has set up bedrooms for employees at its headquarters.

“We need to make sure the building is being used as intended,” a representative of the department told KQED News.

– Levi Sumagaysay

(END) Dow Jones Newswires

12-07-22 1251ET

Copyright (c) 2022 Dow Jones & Company, Inc.

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updated: This post will be updated with the latest Walmart Black Friday video.

Office Space is back in the office water cooler discussion again.

Twenty-three years after it became a cult classic about workplace frustrations, the ever-relevant Office Space crew has been brought back to life by Walmart.

In an ad campaign leading up to Black Friday on Nov. 25, Walmart revived the 1999 movie with Initech regulars.

There’s smug Gary Cole back in his role as the mug-holding Bill Lumbergh, manager of Initech. Frustrated code worker Samir Nagheenanajar (Ajay Naidu) also returns. There’s also Michael Bolton — the real one, not the character played by David Herman — And there’s Lawrence (Diedrich Bader), the handyman known to put in the drywall in Las Colinas.

Best of all, there’s Nina (Kinna McInroe) putting callers on hold with her pert “Thanks for calling Initech, Nina speaking, just a moment.” And, the overly perky female temp (Jennifer Jane Emerson) offers: “Oooh! Looks like someone’s got a case of the Mondays!”

Walmart is expanding its Black Friday approach, reminding shoppers that many of its sales and bargains are showing up online at the start of the week instead of Wednesdays and Black Friday. The ads will be shown in episodic fashion each Monday in November. Here they are, in order:

nov 2

Nov 7

Nov 14

Nov 21

“What better way to shine a light and bring attention to Mondays than the movie Office Space,” said Lea Ciskowski Shackelford, Walmart’s senior manager of global communications.

The movie has strong Texas connections. Former Garland resident Mike Judge directed and filmed parts of Office Space in Dallas and Austin. Judge also played the role of Stan, the flair-obsessed manager at Chotchkie’s.

Jennifer Aniston and former Garland resident Mike Judge share a scene in “Office Space”.(20th Century Fox / 20th Century Fox)

Judge was inspired by animated short films he saw at the Inwood Theater, he told Sportsradio 96.7 FM/1310 The Ticket (KTCK-AM) in a 2015 interview. He went to the Richardson Public Library and checked out books on animation.

“The first thing I ever finished animating was called Office Space, and it was Milton with a stapler,” Judge said. “I animated it right there in Richardson. I did it all in my house with a little Bolex movie camera.”

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