San Francisco, CA

Under construction

Tishman Speyer


441,000 sf / 400 ft / 392 units

Targeting LEED Gold


MIRA is an urban residential development in the heart of San Francisco. Just blocks from the Bay Bridge, Embarcadero, and Rincon Park, the 400-foot-tall tower creates a welcoming new community in the evolving Transbay district and accommodates a wide range of units, with 40 percent designated below market rate.  

The design responds to the need for dense housing in San Francisco and offers new models of sustainability, all while reinterpreting the city’s architectural traditions. It evolves the classic bay window, a familiar feature of San Francisco’s early houses, reimagining it in a high-rise context. Twisting incrementally over the height of the tower, the bays offer ample views, natural light throughout the day, and fresh air, and also inform the building’s distinctive form and texture—the result of special attention to the building’s energy performance and how it is experienced. Extending the inhabitable spaces within and offering platforms from which to view the city at all angles, the bays make every residence a corner unit. 

A sophisticated curtain wall facade system allows the bays to be attached to a repeatable structural slab from inside the building, reducing the need for a tower crane on site and limiting energy consumption and neighborhood impact during construction. The bays allow for a high-performance facade that is 55 percent opaque without inhibiting nearly 180-degree-views in every unit. The high-performance facade, along with an innovative VRF cooling system, allows the building to exceed ambitious California Title 24 energy standards. This, along with a state-of-the-art graywater harvesting system, green roofs, and high-efficiency fixtures, puts the project on target for LEED Gold certification.

Rendering by Binyan

Design & Consultant Team

Perry Architects Inc., associate architect

Barcelon Jang Architecture, associate architect

Magnusson Klemencic Associates, structural engineer

Bello & Associates, associate structural engineer

Urban Design Consulting Engineers, civil engineer

INTERSTICE Architects, landscape architect

Thornton Tomasetti, LEED / sustainability consultant

Papadimos Group, acoustic engineer

Lendlease, general contractor

PritchardPeck Lighting, lighting designer

Heintges & Associates, façade consultant

Permasteelisa, façade fabrication and installation

Rollo & Ridley, Inc., geotechnical engineer

C.S. Caulkins Co. Inc., façade access consultant

Zachary Nathan Architect, accessibility consultant

Simpson Gumpertz & Heger, waterproofing engineer

The Fire Consultants, fire consultant

Watry Design, Inc., parking consultant



The Architect's Newspaper — "Studio Gang's MIRA Tower twists with alternating window bays"

The Architect's Newspaper — "Studio Gang's MIRA Tower twists with alternating window bays"

"Studio Gang turned towards the architectural vernacular of the San Francisco-area for the overall form and massing of the tower and townhomes, reinterpreting classical bay windows into a contemporary gesture."