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• • • • • • • • • • San Francisco’s Mid-Market — that long-blighted zone now starting to boom — has just survived a narrow escape. The close call was at Eighth and Market streets, where a slab of 500 apartments was approved in 2006 as part of a larger project.

After a prolonged effort to water down the dense but dynamic design, the developers have turned back the clock and embraced their original scheme. I’ll withhold a verdict until something gets built and we learn if reality matches the renderings. Still, the undone bait-and-switch shows the value of a planning system often faulted for being too fussy. More ominously, it hints at the dangers facing San Francisco and other cities where long-term urban design values are minimized by politicians in search of bargaining chips. If nothing else, the 17-story box that would stand across from the Orpheum Theatre at 1177 Market deserves scrutiny as the final chunk of the city’s largest apartment complex constructed since World War II, Trinity Place. For nearly 50 years the 4.5-acre site was home to a motel converted to apartments in the late 1970s.

Now, two boxy structures of 24 and 22 stories holding 858 apartments form a cliff along Mission Street. A 19-story L-shaped mass facing Eighth Street is midway through construction and should open next year with 541 apartments. Forget the tawdry scenes nearby on Mission Street and at United Nations Plaza — at Trinity Place, unfurnished “junior one bedrooms” start at $2,775.

Within this context, the fourth phase of Trinity Properties’ master plan might seem like a straightforward finale. In fact, it’s the most important piece of the puzzle. The full complex is conceived by Arquitectonica of Miami as a super-size urban collage, adorned by overlapping grids of concrete and glass. The south-facing facades have a freeway-friendly scale. Along Market Street, though, the idea was to break things down while adding layers of stacked drama — including an eight-story, portal-like opening from the sidewalk into the shop-lined plaza between the final two buildings. “We wanted to start with something very graphic and pure compared to the background of San Francisco, and then the composition changes personality from one building to the next,” said Bernardo Fort-Brescia, co-founder and lead designer of Arquitectonica, which has 10 offices on four continents. “By the time it reaches Market Street, we’re trying to create a more subtle streetscape.”.

The first phase, a sharp-looking bookend of sorts with the narrow edge facing Mission Street, opened in 2010 with interlocked patterns of beige concrete and silvery metal hovering above a six-story glass base. The phase that followed in 2013 looks washed-out, bleak rather than brash, the silver panels replaced by gray precast concrete. The piece now under construction has more flair — better tailored, so to speak — but there’s no hiding that it’s (formidable) filler between the main attractions. This is why the Market Street end of Trinity Place is so important — and why the changes sought in recent months were so troubling. On the city’s best-known thoroughfare, where Mid-Market moves past U.N. Plaza to the re-energized blocks that hold such firms as Twitter and Dolby Laboratories, you need something monumental yet spirited.

Instead, the development team sought to water down everything that made the original scheme compelling. The eight-story portal became a one-story passage beneath glassed-in corridors. An eye-catching void above Eighth and Market — as if a tall rectangle had been carved out below the roofline — was filled. Download autodesk combustion 2008 keygen only download youtube.

Easier to build, no doubt, but a shift that would have completed the metamorphosis of Trinity Place into an all but walled-off compound, which may be what the owners would prefer. Fortunately, the Planning Department refused to let the approved designs be diluted. And on Friday, Fort-Brescia met with planning staff to present a revision that, essentially, is 2006 all over again. The portal is back, as is the cantilever above the void.

The storefronts along Market are more varied, and there’s room for a two-level grocery store that would connect to the concourse at the Civic Center BART Station. “We think it’s a comfortable and fitting update. They’d gone quite a bit off the mark,” Jeff Joslin, the city’s director of current planning, said after the meeting. As for the fine-tuning on the ground and elsewhere, the newest changes “are modest but meaningful.” Walter Schmidt, the executive managing director at Trinity Properties, on Friday downplayed any desire to undercut the initial scheme. “Market Street has changed so much the past few years,” he said. “We have the opportunity to do something really special, and we’re seizing it.” Fort-Brescia characterizes last year’s model as the “normal discussions” that occur when a master plan nears completion — “many developers look at many options.” And in a way, he’s right: Approved concepts often are tweaked as groundbreaking draws near.