MIRA (building)

MIRA (originally called Folsom Bay Tower) is a 39-story, 422-foot (129 m) residential skyscraper under construction at 280 Spear Street in San Francisco, California.

MIRA
Location within San Francisco
Former namesFolsom Bay Tower
General information
StatusUnder construction
TypeResidential condominiums
Location280 Spear Street
San Francisco, California
Coordinates37.79°N 122.3918°W / 37.79; -122.3918
Construction started2017
Estimated completion2020
OwnerTishman Speyer (50%)
Shanghai Longlife Business Group Co. Ltd. (50%)
Height
Architectural422 ft (129 m)[1]
Roof398 ft (121 m)[1]
Technical details
Floor count39
Design and construction
ArchitectStudio Gang Architects
DeveloperTishman Speyer
Main contractorLendlease
Other information
Number of units391
References
[2][3][4][1]

The tower is located on Block 1 of the San Francisco Transbay development plan at the northwest corner of Folsom and Spear Streets, near the Embarcadero.[5] Developed by Tishman Speyer, the project is planned to contain 391 condominiums, with 156 designated below-market-rate, and is expected to be completed in 2020.[6] In addition to the tower, the project includes an eight-story podium at Folsom and Main and a four-story row of townhomes along Clementina Street.[7] The project is located across the street from two other Tishman Speyer properties, The Infinity and LUMINA.

History

The rippled tower design by architect Jeanne Gang of Studio Gang Architects was first unveiled in 2014.[8] The parcel is located on former right-of-way of the now-demolished Embarcadero Freeway. Originally zoned for 300 feet (91 m), the parcel was upzoned to 400 feet (120 m) when the developer agreed to increase the ratio of affordable housing from 33% to 40%.[9] The parcel was officially sold to the developer in 2016.[10] Shanghai Longlife Business Group Co. Ltd. acquired a 50% stake in the project in March 2017.[11] Construction started in April 2017.[6]

In October 2018, after the first 32 of 392 condos in the development were made available for pre-sales, and three dozen buyers submitted bids within three days, starting under $1 million. Upper units ranged up to $3 million.[12]

The building topped out in May 2019,[13] at which point its white facade appeared mostly complete.[14] Construction was announced finished in November 2019.[15]

When opened in 2020, 40% of the 392 condos are designated to be sold below market rate.[16] The units at the top of Mira tower start around $5 million.[17]

Features

Due to the spiraling design, each unit has slightly different layout and bay windows.[18] The design also relied on facade consultant Heintges and fabricator Permasteelisa.[19] The building is built with spiral tiers.[20] In December 2019, Curbed named it one of the 10 most important buildings of the prior decade, saying "reaching 400 vertical feet, the spiraling ribbons of glass and Italian white panels are made possible by a sophisticated curtain wall that guides a coiling pattern of modern bay windows, a motif adopted from San Francisco’s architectural heritage."[16]

The San Francisco Business Journal said in 2018 that amenities would include "a courtyard, rooftop deck, private dining room, club lounge, gym, children’s playroom, business and conference center, dog-washing station, valet parking, electric vehicle charging stations and bike parking."[12] It also has "dog washing station, valet parking for 340 cars with electric vehicle charging stations, parking for 150 bicycles, and over 10,000 square feet of retail at street level."[14]

See also

References
  1. "CEQA Evaluation of Shadow impacts for 160 Folsom Street / Transbay Block 1" (PDF). PreVision Design. San Francisco Office of Community Investment and Infrastructure. October 14, 2015. p. 10.
  2. "MIRA". CTBUH Skyscraper Center.
  3. MIRA at Emporis
  4. "MIRA". SkyscraperPage.
  5. "New Timing for Twisty Transbay Tower". SocketSite. March 21, 2017.
  6. "Preliminary Work Started on Folsom Bay Tower". Organized Labor. San Francisco Building and Construction Trades Council. April 29, 2017.
  7. "New Timing and Details for That Twisty 400-Foot Tower Project". SocketSite. June 21, 2016.
  8. King, John (July 10, 2014). "Famed Chicago architect Jeanne Gang unveils rippled S.F. tower". San Francisco Chronicle.
  9. King, John (January 15, 2016). "Folsom tower developer agrees to 40% affordable housing". San Francisco Chronicle.
  10. "Resolution No. 291-16" (PDF). San Francisco Board of Supervisors. July 26, 2017.
  11. Li, Roland (March 22, 2017). "Exclusive: Chinese investor buys 50% stake in Tishman Speyer's 400-foot S.F. waterfront tower". San Francisco Business Times.
  12. "Exclusive: Transbay condos kick off pre-sales starting under $1 million", San Francisco Business Times, Carl Shannon (October 24, 2018)
  13. "First look at 40-story Mira condo tower in Transbay", San Francisco Business Times, Carl Shannon (August 12, 2019)
  14. "What's the new twisting high-rise that suddenly appeared in SF's skyline?", SFGate, Amy Graff (May 21, 2019)
  15. "Mira’s twisted vision finally complete", Curbed, Adam Brinklow (November 21, 2019)
  16. "The Bay Area’s 10 most important buildings of the past decade", Curbed, Leilani Marie Labong (December 2, 2019)
  17. "Ultra-luxury SF condo projects could test just how high home prices can go: ‘They have a lot of money to spend’", San Francisco Chronicle, J. K. Dineen (February 22, 2020)
  18. "Condo in rippling MIRA building asks $1.09 million", Curbed, Adam Brinklow (August 20, 2019)
  19. "Studio Gang's MIRA Tower twists with alternating window bays", The Architect's Newspaper, Matthew Marani (January 16, 2020)
  20. "This Studio Gang building is exactly what Mission Bay needs", Curbed, Brock Keeling (October 18, 2019)
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