Plans have been filed for a new skyscraper to potentially replace the existing Golden Gate University campus at 536 Mission Street in San Francisco’s SoMa district. The proposed project is being developed by Lincoln Property Company and McCourt Partners, exploring two variants: one a 698-foot-tall mixed-use tower, and the other a 752-foot-tall office tower. Should either variant be built as proposed, it would become one of the tallest buildings in the Bay Area, positioning itself as the fifth or sixth tallest structure in the region.
The dual entitlement strategy for this site aims to maximize its potential by responding to market conditions while catering to the needs of the university and the surrounding community. A representative for the project shared a statement reflecting this flexibility: “Our dual entitlement approach for the site envisions two potential pathways.”
The office tower variant details an impressive design featuring 1.25 million square feet of office space, accompanied by approximately 9,410 square feet designated for retail purposes. Additionally, plans include a 39,730-square-foot garage for 62 cars, along with provisions for 270 bicycles. If brought to fruition, this 46-story structure would exceed the height of 345 California Street, falling just 27 feet short of 555 California Street, both of which are designed by SOM, the project’s architect.
On the other hand, the mixed-use tower variant is designed to offer a blend of residential and commercial space, totaling around 1.18 million square feet across 46 floors. This variant includes 554,440 square feet of office space, 489,870 square feet for housing, and 1,780 square feet for retail. It also plans for a garage to accommodate 183 cars and additional storage for 358 bicycles. The mixed-use approach would consist of 370 residential units, ranging from studios to two-bedroom apartments, with amenities centralized on the 21st floor, and residential layouts extending from the 22nd to the 46th floors.
The architectural designs, still preliminary with no renderings unveiled, show stark differences between the two proposals. Early illustrations of the office variant reveal a tapered tower, reminiscent of a previously proposed design for the stalled project at 45 Third Street. In contrast, the mixed-use option features a geometric design covered in curtain-wall glass.
A significant aspect of this redevelopment is the demolition of the existing Golden Gate University campus, which consists of a modified five-story building from the 1920s and a seven-story Brutalist addition built in the late 1970s. According to a historical evaluation conducted by Kelley & VerPlanck, the original loft building lost integrity due to numerous alterations and thus does not qualify for listing in the California Register. Furthermore, the assessment considered the younger Brutalist structure not yet significant enough for historical listing, as not enough time has passed to gauge its importance fully.
This latest filing marks the fourth-tallest active project currently in the pipeline for the city. The third-tallest project is a planned 780-foot skyscraper at 10 South Van Ness Avenue, followed by an 843-foot residential tower at 524-530 Howard Street. The tallest project in San Francisco’s development queue is a supertall 1,225-foot office building proposed for 77 Beale Street, which the developer, Hines, hopes will transform the skyline, becoming the tallest building in California.
Strategically located on Mission Street, between 1st and 2nd Streets, this 0.76-acre property neighbors the vacated Oceanwide Center site and is just half a block away from the Salesforce Tower. Future occupants of either proposed building would also benefit from proximity to the Montgomery Street BART Station along Market Street, enhancing transportation access.
Financial estimates for the various aspects of the project suggest the office variant could incur costs around $349.6 million, while the mixed-use variant is projected at approximately $342.9 million. However, these figures are estimates and do not encompass all development expenses. Currently, no timeline has been released for the expected completion of the project.
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