222 Second St (Approved) – San Francisco – 94105

222 Second Street is an entitled 26-story LEED®-registered office tower offering 447,336 rentable square feet of office space, 5,001 square feet of retail space, two subterranean levels of parking, and 8,500 square feet of public space. The project site is on the southwest corner of Howard and Second Streets in San Francisco.

The site was purchased in 2006 and received full entitlements in December 2010.

222 Second Street is at the center of the Second Street corridor, which is within easy walking distance of many of San Francisco’s prominent restaurants; AT&T Park, which is home to the San Francisco Giants Major League Baseball team; and Union Square.

222 Second Street is a 370-foot (110 m) office skyscraper under construction in the South of Market District of San Francisco, California.
Developed by Tishman Speyer and designed by Thomas Phifer, the high rise will provide 430,650 square feet (40,009 m2) of office space and 2,100 square feet (200 m2) of ground floor retail at the southern corner of Second and Howard Streets. Construction began in August 2013.

Local Map

222 Second Street
General information
Status: Under construction
Type: Commercial offices
Architectural style: Modernism
Location: 222 Second Street
San Francisco, California
Coordinates: 37.78635°N 122.39825°W
Construction started: 2013
Estimated completion: 2015
Height
Architectural: 370 ft (110 m)
Roof: 350 ft (110 m)
Technical details
Floor count: 26
Floor area: 430,650 sq ft (40,009 m2)
Design and construction
Architect: Thomas Phifer and Partners
Arup Group Limited
Developer: Tishman Speyer
Main contractor: Turner Construction
Other information
Parking: 54 car
46 bicycle

The project sponsor, TS 222 Second Street, L.P., proposes to construct a 26-story, approximately 350-foot-tall office tower containing approximately 430,650 square feet of office space. The project would also include [4,600 square feet of] retail space and an enclosed [8,750 square foot] publicly accessible open space at the ground floor, and two levels of sub-grade parking containing 54 parking spaces.

As proposed, the project would be a rectilinear tower of diminishing bulk from the building base to a height of approximately 350 feet. At the fifth floor, the north façade of the building would be set back 5 feet from Howard Street and the west façade would be set back approximately 20 feet from the westerly property line. At the 17th story, the east façade would be set back 24.5 feet from Second Street, and the South façade would be set back 44.5 feet from Tehama Street. In addition, the fifth floor would include a further 5-foot recess, or “reveal,” on all four facades, intended to emphasize a visual break above the first four stories of the building—at a height of about 60 feet—and thereby establish a sense of continuity with nearby historic structures.

he site is currently occupied by a surface parking lot. As part of the project, the sponsor proposes to acquire and incorporate into the project site a 1,650-square-foot (20-foot–by–82.5-foot) portion of the adjacent property, which would increase the size of the project site to 25,575 square feet, and to demolish the existing loading dock at 631 Howard Street, which occupies the portion of the adjacent parcel to be acquired. The existing building at 631 Howard Street would remain.

Two basement parking levels would be provided beneath the project site, with access provided via a two way driveway from Tehama Street for a total of 54 marked parking spaces, with capacity for approximately 80 vehicles with valet parking. The basement would also include approximately 46 bicycle parking spaces, which would exceed the 12 spaces required by the Planning Code. Three additional service van spaces would also be provided in the basement.
Construction is estimated at 21 months with occupancy as early as 2013. The project architect is Heller Manus in association with Thomas Phifer and Partners.

This proposed 25-story project at 222 Second Street is designed to accommodate a majority of commercial offices on the upper floors of the building, along with 2,800 sf of street level retail opportunities and a dramatic ground level core space. The generous, high-ceiling interior space fronting Howard and Second Streets is accessible for public use during operating hours. This open area is adorned with large scale art and planting, and will accommodate seating for shops and casual gathering. The massing of 222 Second Street responds to its elegant, pre-war 631 Howard Street neighbor and the exterior skin of the building is comprised of overlapping full-floor glass panels that reveal the life of the building to the city while maximizing views from the interior.