Strada Investment Group refiled preliminary permits for a 45-story residential tower at 395 3rd Street in San Francisco’s South of Market. San Francisco YIMBY reported the filing on 15 September 2026.
The application seeks re-entitlement of a half-acre site at the corner of 3rd and Harrison Street. It proposes 501 rental apartments, 51 of them deed-restricted as affordable to very low-income households earning about half of the area median income.
Fifteen Hotels Inside 700 Metres of the Site
A straight-line sweep of mapped hotel records from the 395 3rd Street coordinates returns 15 named hotels inside 700 metres. The W San Francisco at 181 3rd Street sits 332 metres out and carries 401 rooms. The Clancy, Autograph Collection at 299 2nd Street sits 335 metres. Canopy by Hilton San Francisco SoMa at 250 4th Street sits 372 metres. Hotel Madrid at 22 South Park sits 406 metres. The Utah Inn at 504 4th Street sits 431 metres. The St. Regis San Francisco at 125 3rd Street sits 435 metres with 260 rooms.
The rest of the ring runs Hyatt Regency San Francisco Downtown SOMA at 50 3rd Street at 583 metres, the Intercontinental San Francisco at 888 Howard Street at 605 metres, San Francisco Marriott Marquis at 780 Mission Street at 613 metres, CW Hotel at 917 Folsom Street at 621 metres, Palace Hotel at 2 New Montgomery Street at 634 metres, Four Seasons at 757 Market Street at 643 metres, The Mosser at 54 4th Street at 653 metres, Hotel Zelos San Francisco at 12 4th Street at 698 metres and Hyatt Place San Francisco/Downtown at 701 3rd Street at 699 metres.
Six of the 15 publish a room count in that record. The six total 3,279 rooms: Marriott Marquis at 1,500, Hyatt Regency Downtown SOMA at 686, W San Francisco at 401, The St. Regis at 260, Hyatt Place Downtown at 230 and Hotel Zelos at 202. The figure is a floor on the ring, and the record carries no count for the remaining nine.
501 Homes Beside a Fixed Room Count
The filing adds homes. It adds no hotel room. An operator budgeting for this ring faces a fixed count of competing rooms and a larger pool of neighbours.
The unit mix is 58 studios, 287 one-bedrooms and 105 two-bedrooms. At two residents per home, 501 homes come to 1,002 residents. The record publishes no household-size projection, and 1,002 is arithmetic on the unit count.
The affordability count has moved down across the three versions. The first filing proposed a 35-story building with 522 apartments and 84 affordable units. A 2025 modification raised the height to 37 floors and cut the inclusionary count to 53. The refiled scheme reaches 45 stories at 480 feet and carries 51 affordable homes.
The Podium Garage and the Shift Commute
The design trades basement parking for a seven-story, 150-car podium garage, with 239 bicycle spaces alongside. That is 150 car spaces for 501 homes, or 0.30 per home, and 239 bicycle spaces, or 0.48 per home. Both ratios follow from the filing’s own numbers.
YIMBY reports the podium’s ground floor changed with perforated metal screening to move air through the garage. The same report places future residents ten minutes on foot from Market Street and ten minutes from the 4th and Brannan Muni light-rail station.
For a front-desk or housekeeping roster, the bicycle and transit figures set the commute. A resident base with 0.30 parking spaces per home and two published ten-minute walks reaches work on foot, by bicycle or by light rail.
What the Record Does Not Publish on Wages
No source read for this article publishes a wage, a turnover rate, a recruitment cost or a shift pattern for San Francisco hotel front-desk or housekeeping roles. None publishes a vacancy figure for the ring. The record carries no basis for a wage effect at 395 3rd Street.
The filing carries no construction cost and no schedule. YIMBY reports the estimated cost and timeline had not been established. City records place the last sale of the property in 2021 at $34 million, and the application invokes Senate Bill 423 and the State Density Bonus law to raise capacity above base zoning.
One Read for the Next Budget Cycle
The usable read is a change in recruiting channel. A 501-home building two blocks from a 15-hotel ring puts entry-level candidates within walking distance of the roster they would fill. Fifty-one of the 501 homes carry a deed restriction at about half the area median income, which places a documented income band inside that same walk. The record carries no date for the day those homes open.
The same revival shows at other addresses. The YIMBY report names 321 Florida Street, 360 Fifth, 400 Divisadero Street, 2918 Mission Street, Potrero Power Station and Pier 70, and attributes the pattern to rising rents through a San Francisco Chronicle report by J. K. Dineen. Each of those addresses sits inside a hotel district.
A wage plan built on the regional labour market takes on that exposure six more times. A staffing plan built on the walk-to-work pool prices its candidates against the day the homes open.