David Baker Architects

Five88


Slideshow | Details

Five88 won the 2018 AIA/HUD Secretary's Housing and Community Design Award for Excellence in Affordable Housing Design and a 2018 AIASF Architecture Merit Award + Social Responsibility Commendation.

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Image: Mariko Reed

Image: Steve Proehl

This affordable mixed-use building fills the western portion of Block 7—on Fourth Street between China Basin and Mission Bay Boulevard North—within the Mission Bay South Redevelopment Area.

The development brings 200 residences and 10,000 sf of neighborhood-serving retail to the developing area. The retail arcade wraps around the corner at Mission Bay Boulevard North, creating a lively interaction with the adjacent UCSF campus.

The large building steps down from five stories at the west side of the block to four stories toward the east. The massing is broken into discrete volumes to create a varied, interesting, and accessible street edge.

This high-density design is located along the Fourth Street bicycle route and adjacent to the Third Street Light Rail. It features 200 secure residential bicycle parking spaces as well as visitor bicycle parking.

The design incorporates a series of complementary sustainable strategies—such as energy efficiency, domestic solar hot-water panels, and drought-tolerant landscaping—to achieve a high GreenPoint Rating.

Corten rainscreen by Bok Modern. Image: David baker Architects

Image: Keith Baker Photography

Image: Mariko Reed

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Image: Mariko Reed

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Image: Mariko Reed

Image: Mariko Reed

Roberto Burle Marx is the Brazilian landscape architect and painter who inspired Gary Strang's landscape design.

Courtyard

The building wraps around a large communal open space for gathering and relaxing. At the west side, a second-level podium courtyard tops the embedded garage; at the east a ground-level courtyard features a community pavilion with space and amenities for residents to gather, cook, or do laundry. The courtyard, while secure and protected, is visually open, providing glimpses of green to to passersby through the entryway.

Denver style open downspout channeling rain into the storm water management basin located on the podium level courtyard. Image: David Baker Architects

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In the mid-block passage, stoops have folded Cor-ten steel "bridges" across the bioswale, which allows stormwater to flow underneath and increases the amount of stormwater that can be treated on site. Image: Mariko Reed

Mid-Block Passageway

Along China Basin, a landscaped pedestrian corridor provides access to the exterior units, which connect to the mews via raised porches.

Mission Bay Commons Park

Five88 Housing faces onto a future neighborhood park in Mission Bay. Image: Mariko Reed

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Image: Mariko Reed

Retail

Pedestrian-oriented retail spaces line the Fourth Street elevation.

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Upper level plan. Image: David Baker Architects

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Site plan. Image: David Baker Architects

Image: Steve Proehl

Image: Keith Baker Photography

Five88 Housing faces onto a future neighborhood park in Mission Bay. Image: Mariko Reed

Image: Mariko Reed

Image: Mariko Reed

"Dancing columns" add a playful note to the front of the building. Image: Mariko Reed

Image: Patrik Argast

Image: Patrik Argast

Image: Mariko Reed

Corten rainscreen by Bok Modern. Image: David baker Architects

Image: Mariko Reed

Image: Mariko Reed

Image: Mariko Reed

Image: Mariko Reed

Image: Mariko Reed

Planted roofs with the yuccas in bloom. Image: Patrik Argast

Image: Mariko Reed

Image: Mariko Reed

Community room kitchen. Image: Mariko Reed

Image: Patrik Argast

Image: Patrik Argast

Residential lobby entered from China Basin Street. Image: Mariko Reed

Image: Mariko Reed

Image: Patrik Argast

Denver style open downspout channeling rain into the storm water management basin located on the podium level courtyard. Image: David Baker Architects

Image: Mariko Reed

Image: Mariko Reed

Colors demarcate individual front doors. Image: Mariko Reed

Residential stoops activate the edges across from the incoming park. Image: Mariko Reed

Home Sweet Home: Stoops activate the building edge with a direct connection to the sidewalk and give residents a spot for personalization. Image: David Baker Architects

In the mid-block passage, stoops have folded Cor-ten steel "bridges" across the bioswale, which allows stormwater to flow underneath and increases the amount of stormwater that can be treated on site. Image: Mariko Reed

Image: Mariko Reed

Stoops have folded Cor-ten steel "bridges" across the bioswale, which allows stormwater to flow underneath and increases the amount of stormwater that can be treated on site. Image: David Baker Architects

Image: Mariko Reed

Along Fourth Street, private residential balconies do double duty as a sun and rain shade for the ground-level retail spaces. Image: Mariko Reed

Retail along Fourth Street, looking south. Image: David Baker Architects

Retail along Fourth Street, looking north. Image: David Baker Architects

Image: Mitch Doyle/Nibbi Brothers General Contractors.

Planted roofs, sassy "Smurf turf," and connections between community spaces. Image: Patrik Argast

Image: David Baker Architects

Construction view from January 24, 2017, of the big corten corner move. Image: David Baker Architects

Corner at Fourth Street and Mission Bay Commons Park. Image: David Baker Architects

Fourth Street and Mission Bay Boulevard North, view toward the south. Image: David Baker Architects

Fourth Street retail frontage. Image: David Baker Architects

Pedestrian retail on Fourth Street. Image: David Baker Architects

Entry facing Mission Bay Commons Park. Image: David Baker Architects

Entry and green stair facing Mission Bay Commons Park. Image: David Baker Architects

China Basin Street perspective. Image: David Baker Architects

China Basin Street entry. Image: David Baker Architects

The China Basin Street entry to the pedestrian mews which runs through the block to Mission Bay Commons Park. Image: DBA

Pedestrian mews which runs from China Basin Street to the Mission Bay Commons Park. Image: David Baker Architects

The commons pavilion building in the courtyard. Image: David Baker Architects

Courtyard with private stoops and residential entry. Image: David Baker Architects

Podium courtyard with play zone, planters, and vegetated cactus roof. Image: David Baker Architects

The north facing China Basin Street elevation. Image: David Baker Architects

The east facing Pedestrian Mews elevation. Image: David Baker Architects

The south elevation faces Mission Bay Commons Park. Image: David Baker Architects

The west facing elevation Fourth Street elevation features a pedestrian oriented retail base. Image: David Baker Architects

The north-south section shows the high garage with its double high mechanical puzzle lifts. Image: David Baker Architects

East-west section showing the two level courtyard. Image: David Baker Architects

The east-west courtyard section looking out the gap towards Mission Bay Commons Park. Image: David Baker Architects

Aerial view looking northeast, with LMS's Family House on Block 7 East. Image: David Baker Architects

Aerial view looking southwest. Image: David Baker Architects

Site plan. Image: David Baker Architects

Upper level plan. Image: David Baker Architects

2015.10.15

2015.10.29 The "dancing column" with special concrete texture.

2015.11.06

Aerial view in January, 2016.

Roberto Burle Marx is the Brazilian landscape architect and painter who inspired Gary Strang's landscape design.

awards

Merit Award for Architecture
AIA California
Residential Architect Design Awards—Affordable Housing
ARCHITECT Magazine
2018 HIVE 50 Innovator: Design
HIVE Housing Innovation, Vision and Economics
AIACC Residential Design Merit Award
AIA California Council
Gold Nugget Grand Award—Best Affordable Housing Community (100 du/acre or more)
Pacific Coast Builders Conference
AIA/HUD Secretary's Housing and Community Design Award for Excellence in Affordable Housing Design
American Institute of Architects / Department of Housing and Urban Development
Architecture Merit Award + Social Responsibility Commendation
AIASF Design Awards
Real Estate Deal of the Year—Affordable Housing (San Francisco)
San Francisco Business Times

project details

Category

Affordable Housing, All Projects, Current Work, San Francisco

​Location

San Francisco, CA

Developer

Related Companies of California

Developer

Chinatown Community Development Center

Associate Architect

G7A Architecture | Urban

General Contractor

Nibbi Brothers General Contractors

Landscape Architect

GLS Landscape/Architecture

Permalink

www.dbarchitect.com/Five88

project data
FIVE88  21104
588 Mission Bay Boulevard North 
San Francisco, California
Completed April 2017
number of units
1-bedroom 72
2-bedroom 128
total 200
commercial
retail sf 10,079
density ratios
project sf 230,422
site sf 80,859
acres 1.86
total bedrooms 328
bedrooms/acre 176
units/acre 108
FAR 2.8
parking
total 53
construction type
Type V over Type I
certification
GreenPoint Rated Gold