Architectural design for a six-story, two-phase office/retail building constructed around an existing two-story concrete frame building. The first phase includes 65,000 s.f. of office space on the five upper levels, 8,000 s.f. of retail at ground level and subgrade parking for 99 cars. The second phase will add 25,000 s.f. of office space. The project was purchased by the City of San Francisco to provide office space for the San Francisco Planning Department, Building Department, and Bureau of Building Inspection.