Located in the heart of San Francisco's South Financial District, 405 Howard St—widely known as Foundry Square II or the Orrick Building—stands as a premier example of early 2000s commercial architecture. Completed in 2002, this 10-story Class A office tower spans over 520,000 square feet and features massive 63,000 to 65,000 square-foot floorplates designed to optimize open-plan layouts. If you're exploring this property for corporate tenancy, investment context, or urban planning research, understanding its infrastructure, transit connectivity, and tenant ecosystem reveals why it remains a trophy asset in the local market.
Unlike generic commercial spaces that struggle with rigid layouts, 405 Howard St was engineered with raised flooring systems, floor-to-ceiling glass curtain walls, and energy-efficient double-pane insulation. These features allow businesses to configure high-density workstations, extensive conference facilities, and private suites without sacrificing natural light. Situated near the Transbay Transit Center and the Embarcadero waterfront, the building bridges the gap between downtown corporate hubs and SoMa's dynamic tech corridor.
Architectural Profile and Building Specifications
Built during a pivotal expansion phase of San Francisco's commercial sector, Foundry Square II was designed to meet the rigorous demands of modern corporate tenants. The structure emphasizes large, column-efficient floorplates that maximize usable square footage.
- Total Building Size: Approximately 520,218 square feet across 10 stories.
- Typical Floorplate: 63,000 to 65,000 RSF, offering rare contiguous blocks of space in downtown San Francisco.
- Ceiling Height: 12-foot unfinished clear heights, supporting raised floor configurations for power, data, and HVAC cabling.
- Facade: High-performance, double-pane glass curtain walls that flood the interior with natural light while minimizing solar heat gain.
The building holds an Energy Star label, reflecting operational efficiency standards that appeal to corporate tenants with strict environmental, social, and governance (ESG) targets. Two dedicated elevator banks and dual sets of restrooms per floor ensure smooth vertical transit and minimal congestion during peak hours.
Prime Location and Transit Connectivity
Location dictates commercial viability in San Francisco, and 405 Howard St occupies a strategic nexus between the Financial District and South of Market (SoMa). Commuting flexibility stands out as one of the property's strongest attributes, reducing friction for hybrid and in-office teams.
- Public Transit: The building sits within a short walk of the Embarcadero Station, providing immediate access to Bay Area Rapid Transit (BART) and Muni metro lines.
- Transbay Terminal Proximity: Direct adjacency to the Salesforce Transit Center grants employees access to regional bus networks, AC Transit, and future rail connections.
- Ferry Services: The Ferry Building Marketplace is minutes away, offering commuter ferry connections across the bay to Marin, Oakland, and Alameda.
For cyclists, the building provides secure bike parking, locker rooms, and on-site shower suites. Additionally, the subterranean parking garage accommodates vehicles at a ratio of approximately 1 space per 3,000 RSF, alongside electric vehicle charging stations.
Amenities and Tenant Ecosystem
Modern office buildings require robust amenities to compete for talent. Foundry Square II features a comprehensive suite of shared facilities designed to support daily productivity and employee wellness.
- Fitness and Wellness: A fully equipped fitness center with dedicated locker and shower suites allows employees to work out before, during, or after office hours.
- Conference Facilities: On-site multi-purpose conference and training centers accommodate large corporate gatherings without requiring off-site venue rentals.
- Outdoor Spaces: Landscaped courtyards and tenant lounge areas provide informal meeting zones and spaces to decompress outdoors.
Major corporate tenants historically and currently associated with the address include legal powerhouses like Orrick, Herrington & Sutcliffe, alongside major financial institutions and consulting firms such as PricewaterhouseCoopers and Moody's Analytics. This mix establishes the building as a professional hub for legal, financial, and enterprise technology operations.
Leasing Dynamics and Market Value Proposition
Navigating commercial leases in San Francisco requires balancing upfront costs against long-term operational flexibility. Space at 405 Howard St typically leases under full-service gross or modified gross terms, depending on the suite size and build-out requirements.
Common Build-Out Configurations
- Plug-and-Play Suites: Sublease spaces often come fully furnished with private executive offices, breakout collaboration rooms, and built-in kitchenettes.
- Core and Shell Options: Large multi-tenant floors can be subdivided to accommodate growing mid-sized firms or consolidated headquarters for enterprise clients.
Compared to newer glass towers springing up around the Transbay district, 405 Howard St offers competitive per-square-foot economics while maintaining high-end Class A finishes. Tenants benefit from established telecommunications infrastructure and resilient building management systems.
Frequently Asked Questions
What year was 405 Howard St built?
Foundry Square II was completed in 2002 as part of a multi-building commercial development initiative in the South Financial District.
What is the primary zoning designation for the property?
The building sits on land zoned C-3-O (Downtown Office District), which encourages high-density commercial, financial, and professional office uses.
How large are the floorplates at Foundry Square II?
Floorplates average between 63,000 and 65,000 rentable square feet, making them some of the largest contiguous plates available in the downtown submarket.
Which transit hubs are closest to the building?
The property is situated within walking distance of the Embarcadero BART/Muni station and the Salesforce Transit Center, offering seamless regional rail and bus connectivity.
