Construction is set to begin next week on the Richmond–San Rafael Bridge as it becomes the first Bay Area bridge to transition to open-road tolling. The project includes the removal of existing toll booths and updates to the westbound approach.

What’s Changing

Toll booths will be removed and replaced with overhead tolling gantries

Westbound lanes will be restriped and reconfigured

Nighttime lane closures are expected during construction

A full westbound weekend closure is planned for 2026 to install major equipment

The project is scheduled to finish in late 2026

Projected Traffic Effects

Models from the Metropolitan Transportation Commission indicate potential changes in travel times once construction is complete:

Estimated 3–5 minute change for most drivers

Estimated 10–12 minute change for carpools and buses

Actual impacts may vary as the system rolls out and traffic patterns adjust.

Why the Project Is Happening

The bridge currently experiences recurring bottlenecks where multiple toll lanes merge into two travel lanes. The transition to open-road tolling and lane reconfiguration is designed to address this choke point and align the bridge with systems already used on other California highways.

What This Means for the Region

The project introduces a new tolling model for Bay Area bridges and may influence traffic flow between Marin and Contra Costa counties once complete. It may also affect commuting patterns, travel times, and regional connectivity depending on how drivers adapt to the updated infrastructure.

Bottom Line

Residents can expect periodic construction-related delays over the next year and a half, including a full weekend closure in 2026. Once finished, the bridge will operate under a new tolling system designed to streamline the approach and eliminate the existing toll booth layout.

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San Francisco’s office market recorded a 62.8% year-over-year increase in leasing volume in the second quarter of 2025, the fastest growth of any U.S. city and the highest since 2019. The increase reflects activity from AI companies, as well as tech and professional services firms expanding or restructuring office space.

AI tenants have leased 6 million square feet across San Francisco, spanning the Financial District, Mission Bay, and other areas, with over 267 companies signing leases this year.

At Salesforce Tower, BXP Inc. has signed 480,000 sq. ft. of leases, with additional space still in negotiations. Daily occupancy at the tower is approximately 83% of pre-pandemic levels. Overall office availability in the city declined to 35.8%, with sublease space decreasing for eight consecutive quarters and direct availability falling for the first time since 2019.

In addition to AI, demand is also present in law, accounting, and venture capital sectors, indicating activity across multiple industries.

Key Highlights:

Leasing volume: +63% YoY

Office availability: 35.8%

AI footprint: 6 million sq. ft. leased

Industry activity: Tech, law, accounting, venture capital

Historic growth: Strongest leasing momentum since 2019

The data points highlight current trends in San Francisco’s office leasing market, including AI-driven demand, tightening availability, and cross-industry leasing activity. 

 Read more about the boom here. 

Richmond is taking big steps to reimagine the Hilltop Mall site, a 143-acre area with huge potential for housing, retail, and entertainment. Early plans shared at the Aug. 21 Planning Commission meeting show the city envisions an urban center with high-rise apartments, shops, restaurants, and entertainment spaces, gradually tapering down to lower-density buildings at the edges.

While Prologis, which owns most of the site, is pushing for mid- to lower-density housing due to market realities, the city wants to make the most of this once-in-a-generation opportunity to meet Richmond’s housing growth goals. The plan could eventually include up to 200 housing units per acre and buildings as tall as 135 feet.

Construction is likely still a few years out, with the Hilltop Horizon Specific Plan expected to be finalized in 2026. In the meantime, part of the site is already being put to use: Prologis leased 14 acres of the mall parking lot to autonomous vehicle developer Glydways for testing and distribution.

This redevelopment could transform Hilltop Mall from a traditional shopping center into a mixed-use destination, bringing new homes, retail, and entertainment options to Richmond and making it one of the Bay Area’s most notable redevelopment projects.

Read more here

Construction has officially begun on an affordable housing development at 300 De Haro Street in Potrero Hill, San Francisco. The 11-story building will feature 425 studio units, including fully furnished options, providing accessible living for young workers, service professionals, and middle-income earners.

As the largest affordable housing project in San Francisco in over five years, the development highlights the impact of Senate Bill 35 in streamlining permits for new housing. When completed in summer 2027, the building will offer a fitness center, co-working space, green areas, and retail options, while also creating hundreds of construction jobs for the local community.

This milestone reinforces San Francisco’s commitment to expanding affordable housing and supporting residents in high-demand neighborhoods like Potrero Hill.

Income qualification: To qualify for a unit, individuals or families must earn between $41,000 and $95,000 annually, which is 30%–70% of the area’s median income (AMI).

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Roblox is continuing its rapid growth at Bay Meadows in San Mateo, the 83 acre community built on the former racetrack site. The gaming giant has added another 68,000 square feet at Station 4 and now occupies more than 750,000 square feet across multiple buildings, making Bay Meadows its official headquarters.

With nearly 2,500 employees, Roblox has transformed the development into a major corporate hub, driving business to nearby shops and restaurants. The company requires staff in office three days a week as it competes with Epic Games, Unity, and Meta for top engineering talent.

Roblox’s expansion comes as Peninsula office vacancies hit a 10 year high, but its growth signals renewed momentum in the market. Daily active users jumped 41% in the last quarter to 111.8 million, while revenue climbed 21% to $1.1 billion.

Read more about the project here!

Thompson Builders has proposed a new 258-unit apartment tower at 360 Fifth St. in San Francisco’s Central SoMa, replacing a previously approved 127-unit design. The site, once abandoned by Leap Development during the pandemic and nicknamed “trash lake,” was foreclosed on by lender Lone Oak before Thompson acquired it.

The 244-foot project, designed with Handel Architects, will include studios, one- and two-bedroom rentals, 130 parking spaces, 196 bike spots, and 9,300 sq. ft. of open space. Rising apartment demand in SF—one-bedroom rents up 13.3% and two-bedrooms up 16.3% year-over-year-could boost the project’s feasibility.

Thompson expects approvals in 4–6 months and sees the development as part of a broader Central SoMa residential shift, alongside other large housing proposals from Strada Investment Group and Kilroy Realty.

Read more about the project here! 

San Francisco's waterfront is undergoing a major transformation, with the Pier 70 and Power Station projects leading the parade. These  developments are reinvisioning the Dogpatch neighborhood, once ran by heavy industry. While construction may take years, developers are focusing on activating the area early with temporary entertainment and fun recreational spaces. Pier 70's Building 12, now housing attractions such as Standard Deviant Brewing and Bay Padel, is already drawing a crowd, offering its visitors a unique waterfront experience.

As the developments progress, projects like Prequel Park and Elevation Sky Park will further enhance public access, with green spaces, sports facilities, and immersive event venues. Their goal is to turn this once industrial area into a vibrant escape for both work and play. While full residential and commercial spaces are still in the works, these early activations are building public interest, showcasing the potential of the area.

With additional projects along the waterfront, including Mission Rock and Power Station, San Francisco’s eastern shore is headed for a major revitalization. These developments are not only expected to attract new businesses but also bring new residents to the neighborhood, making it one of San Francisco's fastest-growing areas. For now, locals and visitors alike can enjoy the new amenities, while eagerly anticipating the complete transformation of the waterfront in the years to come.

Read more about the project here!

*image from Adam Parcee/ San Francisco Business Times* 

California Forever has unveiled plans for the Solano Foundry, a massive high-tech manufacturing park that aims to become the largest in the U.S. Located on 2,100 acres in California, this project is designed to keep manufacturing within the state by offering solutions to challenges like lengthy approval processes, power access, and high costs of living. This project is set to be built in Suisun, just 27 miles from San Francisco.

This futuristic park will include 40 million square feet of manufacturing space, focusing on advanced technology and innovation. The development promises 90-day permit approvals, which would significantly speed up the process for businesses looking to hit the ground quick. The area will also have luxury-style amenities, including lounges, cafes, and community areas, features typically found in tech campuses rather than industrial parks.

Alongside the manufacturing facilities, the park will complement California Forever's proposed 1,400-acre shipbuilding operation and an affordable city with middle-class housing. The location’s proximity to Silicon Valley and the Travis Air Force Base makes it an ideal site for tech and manufacturing businesses.

With backing from the real estate firm JLL and a commitment to fast-tracked construction, the Solano Foundry could become a national hub for advanced manufacturing and support the reshoring movement that’s gaining momentum in the U.S. The project aligns with California Forever’s vision of creating a community-driven, tech-focused region that will bring jobs, innovation, and affordable housing to the state.

*Image from California Forever Rendering 

read more here! 

The redevelopment of San Bruno’s Tanforan Mall presents two distinct paths: one that prioritizes jobs and another focused on housing. Both proposals envision transforming the 44-acre site, but they offer vastly different futures for the city.

One plan, backed by developers Alexandria Real Estate and Strada Investment Group, envisions creating nearly 2,500 permanent jobs by focusing on life sciences and research and development (R&D) space. With 1.8 million square feet of lab space, the project promises a significant boost to the local economy, providing opportunities for workers who currently commute from surrounding areas.

The alternative proposal offers up to 1,514 new housing units, creating a space for residents to live near Caltrain and major transit lines. This would offer a solution to the growing housing shortage in the Bay Area, with a focus on affordable housing close to jobs and public transportation.

Both plans have their advantages. The life sciences-heavy version would create permanent jobs while maintaining some retail, such as Target and the Century theater, though it would demolish over 785,000 square feet of retail space to make way for modern developments. The housing plan, however, focuses on addressing the affordable housing crisis in San Bruno and offers a more residential future for the area.

As city officials assess these plans, they’ll have to balance the need for job creation against the growing demand for housing. The project’s location, with direct access to BART and SamTrans, makes it an ideal spot for both new businesses and new residents. Whether the city moves toward life sciences or housing, one thing is clear: Tanforan is set to undergo a major transformation in the coming years.

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Oakland School for the Arts (OSA) is set to expand its campus by acquiring the historic Dufwin Theater at 519 17th Street — just a block from its current home at the Fox Theater in Uptown. The move gives the school much-needed classroom space as it continues to grow and outpaces its current footprint.

OSA will begin occupying the basement, ground floor, and fifth floor of the building, with plans to renovate other levels over time. The deal, currently in escrow, is expected to close by the end of the academic year.

Executive Director Mike Oz envisions creating an “arts corridor” along Telegraph Avenue, blending education, performance, and community engagement. Plans also include a storefront at the Fox Theater for a student-run radio station, merch shop, and record label.

In honor of late alum Angus Cloud, the school will also help develop a nearby community park featuring a skate park, soccer field, and more — turning underused space into vibrant community hubs.

“We’re not just staying, we’re doubling down,” Oz said. “We want to flip the narrative and lead by example.”

 Read More Here!

Big plans are in the works for San Francisco’s Caltrain station at Fourth and King. Prologis has announced early plans to transform the 20-acre railyard site into a major transit-oriented neighborhood, including 1,500 to 4,000 new homes.

If approved, the 7-million-square-foot development would be one of the largest housing additions near a major transit hub in the city — second only to the Transbay Terminal. The vision includes high-rise towers (one reaching 850 feet!!), office space, parks, restaurants, a new transit station, and public open space.

This future Central SoMa development aims to bring connection and a vibrant  face to one of the city’s most underused sites, linking Mission Bay, SoMa, and key transit lines like Caltrain and Muni. It also comes at a time when San Francisco faces a  housing shortage and increased pressure to build near transit due to new laws such as SB 79.

Prologis says affordability will be part of the plan, though details are still in progress. City leaders are already urging the developer to make sure the homes are accessible to all income levels.

The project is still in early stages, with formal plans expected later this year and approvals likely years away. But one thing is clear — San Francisco is reimagining what its future neighborhoods could look like, and housing near transit is at the center of it all.

Read More Here!

The long-awaited renovation of the historic 112 year old Clay Theater is finally underway, with plans for its return as a single-screen theater! 🎥

Once complete, the theater will feature 200 seats and host over 500 film screenings annually. The renovation is being led by Cody Allen as part of the Upper Fillmore Revitalization Project, with the support of investor Neil Mehta and local donations. Architect firms Page & Turnbull, Min Design, and the Perron-Roettinger design studio are all contributing to this transformative project.

Ted Gerike, who founded Now Instant and led digital content for Metrograph in New York, will direct the Clay, aiming to make it a hub for local voices and global cinema. The project will include 4K digital projection, 35mm film capabilities, enhanced acoustics, and meet modern safety standards. 

A new chapter for Fillmore Street begins today, with the Clay Theater set to be a key part of its cultural and creative revitalization. Can't wait to see this historic space reimagined! 

Learn More Here!

A Bay Area realtor, Zach Trailer, is proposing to redevelop a 75-year-old apartment complex in San Mateo into a modern six-story housing project. His plan includes demolishing a 39-unit building and replacing it with 162 contemporary units, 15% of which would be reserved for lower-income households. This marks a significant increase in density, more than quadrupling the number of housing units, and adding open space and amenities like co-working areas.

The project is part of a broader expansion in San Mateo, which is undergoing its largest residential growth in decades. Following the passage of Measure T in 2024, which lifted height and density limits, over 3,700 new homes are in the works. However, the city still needs to zone for 7,015 new homes by 2031. Despite growing momentum, challenges like high interest rates and tariffs may hinder progress.

Trailer’s project is notable because it replaces an existing apartment complex, potentially with lower rents, which could spark debates over balancing housing growth with protections for current renters. The shift reflects a broader trend where even older housing complexes are being considered for redevelopment.