The Signal in a 501-Unit Refiling
A stalled SoMa corner returned to the entitlement queue on 15 September 2026. Strada Investment Group refiled preliminary permits for 395 3rd Street and now proposes 501 rental apartments at 45 stories and 480 feet.
The market read is capacity. A half-acre parcel at 3rd and Harrison Street can carry 501 homes under the route this application uses. Other sponsors holding underbuilt sites in the same districts can file under the same route.
The Route the Application Uses
The filing invokes Senate Bill 423 and the State Density Bonus law to streamline approval and increase residential capacity above base zoning.
The application does not publish the base-zoning capacity it exceeds. The size of the lift stays off the page, and a reader cannot compute the bonus share from this file.
The Reawakened Set the Report Names
San Francisco YIMBY places the refiling among several reawakened apartment projects. It names 321 Florida Street, 360 Fifth, 400 Divisadero Street, 2918 Mission Street, and the housing components at Potrero Power Station and Pier 70. It attributes the list to a San Francisco Chronicle report by J. K. Dineen.
Each of those addresses sits inside a hotel district. The record publishes no conversion filing, no room-loss figure and no conversion pipeline for any of them.
What the Filing Publishes About Money
One figure anchors the site. City records show the property last sold in 2021 for 34 million dollars.
Nothing after that figure is published. The filing carries no construction cost, no capital stack, no loan terms, no equity partner and no closing date. The application states that the estimated cost and timeline for construction have not yet been established.
On this record the financing path is undisclosed. The question of which San Francisco sites can close has no answer inside the file.
The Capacity Numbers a Sponsor Can Use
The building yields around 608,500 square feet. About 468,500 square feet is housing, 108,510 square feet is parking and 3,600 square feet is ground-level retail.
The mix is 58 studios, 287 one-bedrooms and 105 two-bedrooms. Fifty-one of the 501 homes are deed-restricted as affordable to very low-income households earning about half the area median income.
Henning Larsen and Multistudio are the joint project architects. The ground-floor podium carries perforated metal screening to move air through the garage.
The Parking Change and Its Ratio
The parking moved from a basement to a seven-story podium garage with 150 car spaces, alongside 239 bicycle spaces.
The two counts divide into the 501 homes as 0.30 car spaces per home and 0.48 bicycle spaces per home. The record publishes no household-size projection, so those ratios rest on the home count alone.
Three Vintages and the Movement Between Them
The first published scheme was a 35-story tower with basement parking and 522 apartments, of which 84 were affordable. A 2025 modification raised the building to 37 floors and cut the affordable count to 53. The refiling sets 45 stories and 51 affordable homes.
The movement across the three vintages is published. The filing date for each of the two earlier versions is not.
One Monthly Read: The Permit Track
Track the Department of Building Inspection record for 395 3rd Street every month. The file tells you whether the preliminary application advances, whether the sponsor files for a construction permit, and when a start date appears.
That single read separates a filing that stalls from a site that closes. The rest of this file is fixed at publication.
What the Hotel Side Sees
A sweep of mapped hotel records returns 15 named hotels inside 700 metres of the corner by straight line. Six of the 15 publish a room count, and those six total 3,279 rooms. Carry that number as a floor across the ring, because the other nine records publish no count.
The W San Francisco at 181 3rd Street sits 332 metres out with 401 rooms. Hyatt Place San Francisco/Downtown at 701 3rd Street closes the ring at 699 metres with 230 rooms.
The application claims ten minutes on foot to Market Street and ten minutes to the 4th and Brannan Muni light-rail station. A straight line from the corner to the station measures 562 metres, and the geocoded Moscone Center complex sits 264 metres out. Both walk times come from the application team.
What Moves Next
No construction has started. The refiling restarts entitlement review and commits the sponsor to nothing further. The 480-foot tower at 3rd and Harrison is an application on a half-acre corner until a construction permit says otherwise.