555 Mission Street

555 Mission Street

General information
Type	Commercial offices
Location	555 Mission Street San Francisco, California
Coordinates	37°47′19″N 122°23′55″W / 37.7885°N 122.3986°W / 37.7885; -122.3986Coordinates: 37°47′19″N 122°23′55″W / 37.7885°N 122.3986°W / 37.7885; -122.3986
Construction started	2006
Completed	2008
Cost	US$357 million
Owner	Union Investment
Height
Roof	147 m (482 ft)^[A]
Technical details
Floor count	33
Floor area	557,015 sq ft (51,748.4 m²)
Lifts/elevators	14
Design and construction
Architect	Kohn Pedersen Fox Associates / Heller Manus Architects
Developer	Tishman Speyer
Structural engineer	Middlebrook + Louie
Main contractor	Turner Construction
References
^[1]^[2]^[3]

555 Mission Street is a 33 story, 147 m (482 ft)^[A] office tower in the South of Market area of San Francisco, California.^[1] Construction of the tower began in 2006 and the tower was finished on September 18, 2008.^[4]^[5] It is the tallest office building constructed in San Francisco since the 1980s.^[6]

The building is the part of a new generation of skyscrapers in San Francisco's downtown built on Mission Street since 2000,^[5] including The Paramount, the St. Regis Museum Tower, Millennium Tower, 101 Second Street, and JP MorganChase Building.

History

The tower was originally approved by the Planning Commission on April 5, 2001 to rise 137.5 m (451 ft) and 30 stories.^[7] A revised plan, adding three stories and raising the height to 147 m (482 ft), was approved on December 13, 2001.^[7] However, due to the downturn in the office market after the dot-com bust, developer Tishman Speyer froze the project waiting for economic conditions to improve.^[5] In 2006, five years after the building was approved for construction, work on the tower finally began.

In January 2008, Tishman Speyer signed DLA Piper to occupy 82,000 sq ft (8,000 m²) floors 22 to 26 of the tower.^[8] In March 2008, law firm Gibson, Dunn & Crutcher agreed to take up 60,000 sq ft (6,000 m²) of office space in the tower. In October 2009, Intellectual Property law firm Novak Druce + Quigg moved into the 34th floor penthouse of the building.^[9] As of summer 2008, close to half of the building's office space has been leased, with the possibility of more tenants moving in.^[10] In 2010, Deloitte signed a 15-year lease to occupy 10 floors of the building, becoming the anchor tenant, and taking up most of the remaining space.^[11]

In June 2012, Tishman Speyer sold the building to Union Investment for US$446.5 million.^[12]

Design

555 Mission Street is 147 m (482 ft) with 33 above ground office floors on a 34,293 square feet (3,186 m²) site located on Mission Street.^[1] There are two basement levels containing 180 parking spaces in a below-grade parking garage. The entire building is split into three zones, which are referred to as Low Rise, Mid Rise, and High Rise.

The Low Rise section (floors 1 to 12) contains a 20,700 square feet (1,923 m²)-floorplate and the Mid Rise section (floors 14 to 22) contains a 18,000 square feet (1,670 m²)-floorplate. The highest region, the High Rise (floors 23 to 33), contains a 16,000 square feet (1,490 m²)-floorplate. The building does not have a floor numbered thirteen.^[13] The floor to ceiling height of the building is 9 feet (2.7 m). To support the office tower, 555 Mission has a steel frame structure. The metal decks and concrete will support the office floors. Enclosing the steel structure is a glass curtain wall that has protruding glass and metal accent fins.

The building was awarded LEED Gold certification by the USGBC, and is San Francisco's first LEED Gold office tower.^[14] Examples of green elements within the building are low flow toilets and a reflective roof to deflect solar energy.^[15] The developer of the tower is Tishman Speyer.^[5]^[16]

The building fronts on a mid-block plaza between Mission Street and Minna Street. The park, required as part of a public space initiative by the City of San Francisco, features large outdoor sculptures by Ugo Rondinone and Jonathan Borofsky.^[17]

Gallery

Site in December and One Rincon Hill in the back.
The crane and steel beams.
The crane and steel structure in mid-August.
Rapid progress on 555 Mission Street, seen here in late-October.
555 Mission in January 2008.
555 Mission during a storm in February 2008.
Cladding progress in March.
Crane removal, also in March.

Notes

A. ^a ^b ^c Note: Two different height figures are given. Emporis lists the tower at 148.44 m (487 ft), while a San Francisco Planning Commission document lists the height at 481.5 ft (147 m).^[7]

References

1 2 3 555 Mission Street at Emporis
↑ 555 Mission Street at SkyscraperPage
↑ 555 Mission Street at Structurae
↑ "Turner Construction Company Completes Construction on San Francisco's 555 Mission Street Office Tower". PRNewswire via Reuters. 2008-09-18. Retrieved 2013-03-09.
1 2 3 4 J.K. Dineen (2006-09-29). "Tishman Kicks Off S.F. Office Tower 33-story highrise is downtown's first since dot-com downturn". San Francisco Business Times. Retrieved 30 November 2010.
↑ List of tallest buildings in San Francisco
1 2 3 "Executive Summary: Annual Office Development Allocation (555 Mission Street)" (PDF). May 12, 2011. Retrieved March 9, 2013.
↑ Dineen, J.K. (2008-01-18). "Tishman tower bags DLA Piper: Law firm set to go first". The San Francisco Business Times. Retrieved 30 November 2010.
↑ "Novak Druce + Quigg LLP moves to new San Francisco office space". Novak Druce. November 17, 2009. Retrieved 30 November 2010.
↑ Dineen, J.K. (2008-06-20). "Tishman Speyer tags Sequoia Capital for 555 Mission". The San Francisco Business Times. Retrieved 30 November 2010.
↑ Dineen, J.K. (2010-04-11). "Deloitte nears big lease in San Francisco". San Francisco Business Times. Retrieved 2013-03-09.
↑ "Union Investment acquires office building in San Francisco". Property Magazine International. 2012-06-08. Retrieved 9 June 2012.
↑ "555 Mission Street Interactive Views". Retrieved 30 November 2010.
↑ "555 Mission Street Green". Retrieved 7 May 2012.
↑ Silva, David (May 2008). "Two new projects highlight City’s green-building commitment". California Construction. Retrieved 30 November 2010.
↑ "555 Mission Street Specifications". Tishman Speyer. Retrieved 3 May 2012.
↑ John King (2009-02-16). "Top planner picks favorite buildings". The San Francisco Chronicle. Retrieved 30 November 2010.

External links

Tallest buildings in San Francisco

Skyscrapers over 500 feet (150 m)	Transamerica Pyramid 555 California Street 345 California Center Millennium Tower One Rincon Hill South Tower 50 Fremont Center 101 California Street 575 Market Street Four Embarcadero Center One Embarcadero Center 44 Montgomery One Market Plaza Spear Tower One Sansome Street One Rincon Hill North Tower One Front Street First Market Tower McKesson Plaza 425 Market Street Montgomery Tower

Highrises over 400 feet (120 m)	333 Bush Street Hilton San Francisco Union Square Tower I Pacific Gas & Electric Building 50 California Street St. Regis Museum Tower 100 Pine Center 45 Fremont Street 333 Market Street 650 California Street 555 Mission Street The Infinity II 100 First Plaza One California San Francisco Marriott Marquis Russ Building 140 New Montgomery JPMorgan Chase Building The Paramount Providian Financial Building Three Embarcadero Center Two Embarcadero Center 595 Market Street 123 Mission Street 101 Montgomery Embarcadero West 100 Van Ness Avenue

Highrises over 300 feet (91 m)	One Maritime Plaza Four Seasons Hotel Westin St. Francis 456 Montgomery Plaza 535 Mission Street Shell Building Park Central Hotel San Francisco 199 Fremont Street Hilton San Francisco Financial District One Market Plaza Steuart Tower 425 California Street 100 Montgomery Street Grand Hyatt San Francisco Fox Plaza 101 Second Street NEMA 580 California Street 601 California Street The Infinity I Hilton San Francisco Union Square Tower II 450 Sutter Street InterContinental San Francisco Stevenson Place 150 California Street 225 Bush Street 505 Montgomery Street Blue Shield of California Building Fairmont San Francisco 180 Montgomery Street KPMG Building Central Plaza Sir Francis Drake Hotel The Summit W San Francisco 353 Sacramento Street 555 Market Street Bank of California Building Phillip Burton Federal Building Ritz-Carlton Club and Residences San Francisco Marriott Union Square 88 Kearny Street 388 Market Street Commercial Union Assurance Building Hunter-Dulin Building One Bush Plaza San Francisco City Hall McAllister Tower Apartments Mark Hopkins Hotel Mills Tower Central Tower

Under construction	Salesforce Tower 181 Fremont Street 350 Mission Street 340 Fremont Street 399 Fremont Street Jasper LUMINA I & II 41 Tehama Street 222 Second Street

Planned and proposed	Oceanwide Center I & II Palace Hotel Residential Tower Park Tower at Transbay 706 Mission Street Treasure Island development 524 Howard Street

See also: San Francisco Designated Landmarks, Buildings and structures in San Francisco

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