精致的公寓式建筑/II BY IV DESIGN

公寓 室内设计

感谢来自II BY IV DESIGN的分享

地址:旧金山 201 Folsom St.

建筑类型:42层,37层,8层——656个公寓单元

开发商:Tishman Speyer

内部设计:II BY IV 设计室

建筑师:Arquitectonica, Heller Manus

合作商:Lend Lease

工程师:Magnusson Klemencic,ARUP

房产经纪人:Polaris Pacific 

Location:201 Folsom St., San Francisco

Size: (1) 42-story tower, (1) 37 –story tower, (2) 8-story podiums – 656 units

Developer:Tishman Speyer

Interior Design:II BY IV DESIGN

Architects:Arquitectonica, Heller Manus

Contractor:Lend Lease

Engineers:Magnusson Klemencic, ARUP

Broker:Polaris Pacific

在美国的旧金山,想要找到一处舒适的住宅似乎比找一份工作还要难,以目前的美国房地产市场来看,这种僵局恐怕还要一直持续下去。相比美国的其他城市而言,旧金山属于紧凑型的城市,不到50平方英里的占地面积,坐落在陡峭的山坡之上,三面环海。当然,从某种程度而言这也就限制了城市的发展,但是这一切的平静在1989年被打破了。1989年,旧金山遭遇了大地震,地震使整个城市的高速公路系统陷于瘫痪,道路损毁严重,但也为城市的再次发展创造了契机。2004年,旧金山议会批准了一项协议,协议决定要将旧金山打造成美国最大,最奢华的城市之一,打破原有的城市发展模式。

In San Francisco, where it’s notoriously harder to find a place to live than it is to find a job, breaking into the real estate market can be difficult.San Francisco is a compact city of less than 50 square miles situated on steep hills and surrounded on three sides by water, which means new development has historically been limited. That is until 1989 when an earth quake destroyed portions of the double-deck Embarcardero freeway; the road was sadly demolished, but it opened up areas for new development and new opportunity.  In 2004 San Francisco’s Board of Supervisors approved what would become one of the largest and most significant luxury condominium developments to break ground in the city’s history.

近期修建完成的建筑——LUMINA(位于旧金山著名的福尔松街道),建造有655个多功能的公寓楼。公寓住宅项目修建在旧金山的金融中心区域,Rincon山脚下。由纽约房地产投资公司提出建筑设计构想,建筑项目吸纳了旧金山最高水准的金融家,包括Arquitectonica,Magnusson Klemencic,以及旧金山著名室内设计工作室——II BY IV设计工作室。

Recently completed,LUMINA (also known as 201 Folsom Street) is a 655-unit mixed-use, residential condominium project found at the foot of Rincon Hill in the heart of San Francisco’s dynamic Financial District. Envisioned byTishman Speyer, the New York based real-estate investment firm, the project was executed by some of the most highly regarded consultants in the business; including Arquitectonica, Magnusson Klemencic andII BY IV DESIGN, the creative firm responsible for the chic interior architecture.

曼哈顿区是美国消费水平最高的地区,而旧金山市是整个曼哈顿区域消费水平最高的城市。去年,旧金山的公寓价格提高了30%。据 Paragon房地产集团调查,2015年旧金山市的公寓平均销售价格是$1.1m。目前,旧金山市的公寓每平方英尺的价格是$1,200。然而,LUMINA建筑却花费了将近1400美元,工作室,一个主卧,两个次卧,三间卧室房间,共占地3770平方英尺,建造所需的费用为$3,365,00-$895,000不等,共花费了889万多美元。

San Francisco County is the most expensive apartment market in the region and rivals Manhattan as the costliest market in the United States.Prices for condominiums in San Francisco have soared more than 30 per cent in the last two years with the median sale price for a condo reaching $1.1m in 2015 according to Paragon Real Estate Group, a consultancy.The current cost per square foot in the city averages $1,200 whereas LUMINA residents are looking at almost $1,400; prices for the development’s studio, one bedroom plus den, two bedroom to three bedroom units range from $895,000 to $3,365,00 with eight 3,770 square feet penthouses starting at $8.895 million.

令人印象深刻的是在今年的8月份, LUMINA建筑项目就售出了70%,共456套公寓住宅。2008年全球金融危机期间,经济迅速衰退,房价却飙升得十分快,每平方英尺的价格都高于往年好多倍,需要人都趋之如骛,担心房价还会涨。当市政府出台了相关政策之后,仅一个小时就售出了270套公寓。 是的,旧金山的房地产市场正在不断回暖,但是目前没有很明显的迹象,这些数字仅是一些供求的数据资料还无法说明一些问题。

Impressively, LUMINA is 70% sold with 456 units in contract as of August this year; despite the 2008 recession and higher than average cost per square foot, prospective purchasers are flocking in droves. When the Presentation Centre opened there were 270 sales appointments made within the first hour alone.Yes, San Francisco is recovering from a housing shortage but these numbers are about more than just supply and demand.

政府出台措施是影响潜在购买者心理的主要因素,尤其是在房地产市场异常火热的时候。当然了建筑的好坏也是影响购买者的因素,这也是开发商判断如今的房地产市场的依据和方式。这也许对应了哲学中的某些原理,买这些公寓的人大多是二三十年代的人们,多数在当地工作。据统计千禧年即2000年的时候,人们逐渐被城市所吸引,纷纷选择在城市的中心区域工作,发展。

Amenities are a primary consideration for potential purchasers, especially at the top end of the market. Of course there are many factors that go into the success of a project but this is a definitive way developers differentiate themselves.This philosophy seems to resonate especially strong with the majority of San Francisco condo buyers who are in their twenties or thirties and largely work in the local tech industry. Statistics show, the millennial cohort are drawn to urban centers for work and play.

对于公寓价值的估测,人们主要关注公寓设施中私人生活的空间区域,工艺与设计理念的元素也是他们考虑的因素。在这里可以欣赏Embarcadero独特的海滨景色,距中央商务区也很近,LUMINA建筑项目提供了45000多平方英尺的设施,而这样的建筑设计十分受年轻人青睐。其周围的景观也十分得惊艳,在这里你可以看到市中心区域景观,整个旧金山城的景观。

Valuing location and experiences over square footage; they consider a condominium’s amenities an extension of their private living space and look for quality, craftsmanship and design throughout a project.Only two blocks from the Embarcadero waterfront and within easy walking distance of the main business district, LUMINA offers over 45,000 square feet of amenities and is ideally placed to offer a premier urban lifestyle to young design-savvy professionals. With many enviable offerings, its downtown locale and striking city scape views are just the beginning.

该建筑项目十分注重公共设施的修建,仅公共设施区域就占据了10500平方英尺。屋顶露台区域种植了大量的绿色植物,露天电影院,双层俱乐部,7000平方英尺健身中心,室内攀岩墙,以及占地75平方英尺游泳池。这里有私人厨房,放映室,图书馆,儿童房,宠物美容站,SPA,音乐练习室,奥迪汽车,这些都是仅为LUMINA住户们提供。公寓建筑的内部设计由 II BY IV设计工作室,温馨时尚,落地窗,可以尽情呼吸旧金山海湾的空气,吹吹海风,看看周边的城市景观。

LUMINA features a wide array of lifestyle focused amenities including a 10,500 sq.ft. landscaped rooftop terrace with outdoor movie lawn, bi-level club lounge, 7,000+ square foot fitness centre with indoor climbing wall and a 75-ft lap pool.Not to mention the private dining room, screening room, library lounge, children’s room, pet grooming station, spa and music practice rooms or Audi vehicles available exclusively for LUMINA residents.The interiors created by II BY IV DESIGN are warm and modern, framed by expansive windows with breathtaking views of San Francisco Bay and the surrounding city.

建筑设计选用多样建筑材料,中性色调吸引人们的眼球,打造出时尚优雅的居住环境,创造出优质的生活方式。LUMINA住户们可享受无尽的服务和公共设施:如果在星空下观看电影无法吸引你,你也可以选择举办一个私人晚宴,为你配备专业的厨师,为你提供私人用餐区域,快到你想不到。亦或者是,普拉提,或是选择去参加健美操班,选择在健身中心蒸桑拿。或是约上三两好友一起在私人放映室观赏一部电影,度过愉快的周末时光。

An overriding neutral color palette of rich materials accented by eye catching pops of color speak to a vibrant, contemporary elegance and upscale lifestyle. Residents of LUMINA have access to what seems an inexhaustible array of services and amenities: if a movie under the stars doesn’t catch your fancy perhaps hosting a private dinner party in the chef’s kitchen and private dining room are more your speed. Or what about a Pilates or a high-impact aerobics class and post work out sauna in the wellness center? Maybe invite 30 of your closest friends over for a private screening of the latest “indie” film.

II BY IV设计室可专业解读当前的新兴消费的行为,态度,以及期许。该工作室以打造动感,多功能居住空间而闻名,并且参与了多个大型的建筑项目。II BY IV设计工作室主要的合作伙伴——Dan Menchions说:”LUMINA建筑项目所提供的奢华设施,可与几个世界著名的酒店相比较,以积极的心态服务每个人。只有真实,舒适的建筑设计才可以吸引客户的关注。

II BY IV DESIGN are experts at interpreting current and emerging consumer behaviors, attitudes and expectations; they are known for creating dynamic, multi-unit residential developments and have contributed their expertise to several large scale projects. “The luxurious amenities at LUMINA rival some of the world’s finest hotels” says Dan Menchions, Principal and Partner at II BY IV DESIGN, “conceived with an active and social demographic in mind there is something for everyone“. A veritable see-and-be-scene there definitely is a social aspect to the amenity design that encourages residents to interact.

该设计室在平面设计框架方面有十分独特的见解,使公共设施区域的面积占比变大,亦可在无形中拓宽整个建筑的面积,促进人们的社交沟通。例如,在该建筑中,将游泳池,攀岩区,走廊,环形楼梯这几个建筑因素放在一起修建,游泳池和攀岩区就会显得不是很突出,但却在无形中拓宽了建筑面积。精致的设计细节是LUMINA建筑项目取得成功的关键,同时也是获得更多关注度的原因所在。在竞争十分激烈的旧金山地区,开发商们瞄准了高端市场,他们转而追求生活方式,从而吸引潜在的购买者,并与诸如II BY IV设计工作室,这样优秀的设计室合作,打造出奢华时尚的居住环境。

The design firm had a hand in layout of the amenity floor plan, intentionally creating the public areas as an extension of the primary circulation paths to foster this social atmosphere; as an example, the pool and rock climbing areas are overlooked by a main corridor and open circular staircase. It’s these subtle design nuances that contribute to the success of LUMINA and why the project has garnered so much appeal.In competitive urban centers like San Francisco where developers are specifically targeting the high-end of the market; they are turning to premiere lifestyle inspired amenities to attract potential purchasers and collaborating with experts like II BY IV DESIGN to create the ultimate in luxury living.

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