flexiblefullpage -
billboard - default
interstitial1 - interstitial
Currently Reading

Indoor-outdoor amenities open leasing value at a San Francisco skyscraper

High-rise Construction

Indoor-outdoor amenities open leasing value at a San Francisco skyscraper

The amenities that set this 605-foot-tall building apart are its 50,000 sf of outdoor and open spaces that include 14 skydecks and large terraces on its 12th and 28th floors.


By John Caulfield, Senior Editor | January 10, 2019
Rendering of Park Tower high-rise

Courtesy Goettsch

Park Tower, a newly planned office high rise in San Francisco, has many architectural flourishes, like a three-story lobby and expansive views of San Francisco Bay from 70% of its 43 floors.

But the amenities that set this 605-foot-tall building apart are its 50,000 sf of outdoor and open spaces that include 14 skydecks (one every three floors) and large terraces on its 12th and 28th floors. Facebook is leasing the entire building’s 756,000 sf of office space.

The skydecks were a design solution to San Francisco’s bulk density guidelines, which require that buildings be set back at certain heights. As it rises, Park Tower’s floor plates reduce from 27,500 sf to 17,000 sf to 12,000 sf.

Ben Kochalski, Principal and Director of JBC West with The John Buck Company, one of Park Tower’s owners and developers, notes that this “wedding cake” effect “presented the opportunity for multiple decks.” As it happened, the high rise’s architect, Goettsch Partners, was working on another building at the time that had only one deck, for which there was considerable demand. Park Tower’s developers concluded that adding more decks might stimulate tenant interest. “We embraced the idea,” recalls Kochalski.

Scott Seyer, AIA, LEED AP, Principal and Senior Project Designer with Goettsch Partners, says the only design restrictions in this building were its height and bulk. However, the terraces (which are 9,000 sf and 6,000 sf, respectively) and skydecks (which range from 700 to 1,000 sf) are not considered by the city to be part of the building’s bulk density. Including so many outdoor areas “was a way of doing something interesting to make the tower stand out, and provide desirable usage.

“We see this as a win-win for the developers, both from a rental and architectural standpoint,” says Seyer. (The skydeck and terrace spaces are factored into the rental agreement with the tenant.)

Kochalski sees Park Tower’s design as part of a larger trend toward “convergence of hospitality, office, and residential.” As amenities like these become standard, “the challenge is to fit out the space so it can change to meet different tenants’ needs. Flexibility is key.” He points to another of his firm’s projects that can add cold storage if a tech company leases the space.

Having so many skydecks and terraces at Park Tower, however, presented some issues. Kochalski said his firm consulted with wind experts to figure out how wind would hit the building horizontally and vertically at different heights. Part of the design focused on getting the appropriate glass height for the outdoor spaces, anchoring the exterior lighting, and establishing minimum weight standards for outdoor furniture and equipment.

Seyer adds that calculating the ROI for Park Tower’s amenities factored in the healthier environments they provide for occupants. “We’re seeing this demand for outdoor access on almost every project we’re working on today,” he says.

Kochalski concedes that there’s a point of diminishing return on amenities, and where that lies depends on how much additional capital is needed, what’s the yield on cost, and where current rents are. “But sometimes you need to push against all that to be competitive,” says Kochalski.

 

Click here to return to the "Mega Amenities" Game Changer story

Related Stories

Mass Timber | Aug 30, 2022

Mass timber construction in 2022: From fringe to mainstream

Two Timberlab executives discuss the market for mass timber construction and their company's marketing and manufacturing strategies. Sam Dicke, Business Development Manager, and Erica Spiritos, Director of Preconstruction, Timberlab, speak with BD+C's John Caulfield. 

Giants 400 | Aug 22, 2022

Top 90 Construction Management Firms for 2022

CBRE, Alfa Tech, Jacobs, and Hill International head the rankings of the nation's largest construction management (as agent) and program/project management firms for nonresidential and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.

Giants 400 | Aug 22, 2022

Top 200 Contractors for 2022

Turner Construction, STO Building Group, Whiting-Turner, and DPR Construction top the ranking of the nation's largest general contractors, CM at risk firms, and design-builders for nonresidential buildings and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.

Giants 400 | Aug 22, 2022

Top 45 Engineering Architecture Firms for 2022

Jacobs, AECOM, WSP, and Burns & McDonnell top the rankings of the nation's largest engineering architecture (EA) firms for nonresidential buildings and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.

Giants 400 | Aug 22, 2022

Top 80 Engineering Firms for 2022

Kimley-Horn, Tetra Tech, Langan, and NV5 head the rankings of the nation's largest engineering firms for nonresidential buildings and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.

High-rise Construction | Aug 11, 2022

Saudi Arabia unveils plans for a one-building city stretching over 100 miles long

Saudi Arabia recently announced plans for an ambitious urban project called The Line—a one-building city in the desert that will stretch 170 kilometers (106 miles) long and only 200 meters (656 feet) wide.

Building Team | Jun 13, 2022

A mixed-used building to rise above Fort Lauderdale, with views of downtown and the ocean

ODA, a New York-based architecture and design studio, recently released renderings of Ombelle, a project including two residential towers in Fort Lauderdale, Fla. 

Building Team | May 11, 2022

Miami to get its first supertall building

After completing its first supertall building, 111 W 57th Street in New York, developer PMG is now preparing for the groundbreaking of the first supertall in Miami: Waldorf Astoria Miami.

High-rise Construction | Apr 14, 2022

Seattle’s high-rise convention center nears completion

The new Washington State Convention Center Summit Building—billed as the first high-rise convention center in North America—is on track to complete most of its construction later this year.  

Multifamily Housing | Apr 7, 2022

Ken Soble Tower becomes world’s largest residential Passive House retrofit

The project team for the 18-story high-rise for seniors slashed the building’s greenhouse gas emissions by 94 percent and its heating energy demand by 91 percent.

boombox1 - default
boombox2 -
native1 -

More In Category


Giants 400

Top 90 Construction Management Firms for 2022

CBRE, Alfa Tech, Jacobs, and Hill International head the rankings of the nation's largest construction management (as agent) and program/project management firms for nonresidential and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.


Giants 400

Top 200 Contractors for 2022

Turner Construction, STO Building Group, Whiting-Turner, and DPR Construction top the ranking of the nation's largest general contractors, CM at risk firms, and design-builders for nonresidential buildings and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.


Giants 400

Top 45 Engineering Architecture Firms for 2022

Jacobs, AECOM, WSP, and Burns & McDonnell top the rankings of the nation's largest engineering architecture (EA) firms for nonresidential buildings and multifamily buildings work, as reported in Building Design+Construction's 2022 Giants 400 Report.

halfpage1 -

Most Popular Content

  1. 2021 Giants 400 Report
  2. Top 150 Architecture Firms for 2019
  3. 13 projects that represent the future of affordable housing
  4. Sagrada Familia completion date pushed back due to coronavirus
  5. Top 160 Architecture Firms 2021

 



Magazine Subscription
Subscribe

Get our Newsletters

Each day, our editors assemble the latest breaking industry news, hottest trends, and most relevant research, delivered to your inbox.

Subscribe

Follow BD+C: