A historic corner at 16th and Bryant eyes a residential future as plans emerge to transform the legendary Double Play Tavern site into modern housing.
The corner of 16th and Bryant Streets in San Francisco has always been a place where the city's past and present collide. For over a century, the ground floor of the classical revival building at 2401 16th Street served as a hub for the community. It was a place where baseball fans gathered before games at the long-gone Seals Stadium and where the "Double Play Tavern" became a literal shrine to the sport. But after a devastating fire in late 2022 left the structure uninhabitable and the commercial space a cold shell, the future of this iconic Mission District corner remained in limbo. On July 19, 2026, plans finally surfaced to chart a new course for the property.
The proposal, submitted by Galway Properties II, seeks to move away from the building’s mixed-use roots. Instead of attempting to revive the ground-floor restaurant space that once housed one of the city’s oldest sports bars, the owner plans to convert that commercial footprint into two new residential units. This move would double the building’s existing unit count from two to four. It is a pragmatic response to a city in desperate need of housing and a retail market that continues to face significant headwinds. For many in the neighborhood, it marks the end of an era for a space that once buzzed with the energy of the Pacific Coast League. For others, it is a necessary evolution of a building that has survived Prohibition, the demolition of a major stadium, and a near-total loss by fire.
What you will learn in this article:
- The technical details of the proposed residential conversion and how it doubles the building's density.
- The deep historical significance of 2401 16th Street, from its 1909 origins to its status as a baseball landmark.
- The broader trends in the Mission District toward converting vacant commercial spaces into high-density housing.
Doubling the Density: The Residential Proposal
The core of the new application is simple but impactful. The three-story building currently contains two residential units on the upper floors, sitting above what used to be a corner restaurant. Under the plans drafted by My My Ly of MML Architect, that vacant ground-floor commercial space will be entirely reimagined. The project aims to create two additional apartments within that footprint, bringing the total number of homes at 2401 16th Street to four.
Each of the two new units is designed for modern city living. According to the application, both will feature a living room, two bedrooms, and two bathrooms. This layout is particularly notable for a ground-floor conversion, where space constraints often limit unit size. By opting for two-bedroom configurations, the developer is targeting a segment of the market that includes small families or professionals seeking more than a studio or one-bedroom setup. The upper floors, which already house two units, will remain unchanged.
Architectural Vision: From Commercial Shell to Residential Living
Converting a restaurant space into a home is not just a change in paperwork. It requires a complete rethink of the building’s envelope and internal systems. My My Ly Architect is tasked with navigating these complexities. The existing 1909 structure is a classic revival beauty, featuring the kind of ornate detailing that is increasingly rare in new construction. Preservation of this aesthetic while introducing residential-grade windows and entrances at the street level will be a primary focus.
The ground floor is currently a "cold shell," a term used in the industry to describe a space with no finished interior, often lacking heating, ventilation, or electrical distribution. This state is largely a result of the remediation work required after the 2022 fire. While the shell presents a blank canvas, it also necessitates significant capital investment to meet modern California Building Codes for residential habitation. MML Architect’s challenge is to balance the building's 1909 charm with the functional requirements of 2026 urban living.
Historic Revival: The Legacy of James Larkin
To understand why this conversion matters, you have to look back to 1909. The building was originally constructed for James Larkin, a man who clearly understood the value of a good corner lot. Larkin operated a bar on the ground floor from roughly 1910 until the onset of Prohibition in 1919. Like many enterprising San Franciscans of the era, he didn't let federal law stop his business. From 1920 to 1933, Larkin ran what was officially a "soft drink business" at the site. In reality, it was a common disguise for a speakeasy, ensuring that the corner of 16th and Bryant remained a social destination even when it was technically illegal to serve alcohol.
Larkin continued to operate the bar until 1940, eventually selling the property to Peter and Annie Stanfel. It was the Stanfels who truly cemented the building’s place in San Francisco lore by opening the Double Play Tavern in 1944. For decades, the tavern served as an informal museum. Its walls were lined with original memorabilia from the stadium across the street, making it a sacred site for baseball historians and local residents alike.
The Baseball Connection: Seals Stadium and the Double Play
The history of 2401 16th Street is inseparable from Seals Stadium, which stood directly across the street from 1931 to 1959. This wasn't just any ballpark. It was the home of the Pacific Coast League’s San Francisco Seals and the Mission Reds. Later, it served as the first home for the San Francisco Giants when they arrived from New York in 1958. During those years, 2401 16th Street was the epicenter of local fan culture. Joe DiMaggio, perhaps the most famous Seal of all time, was known to frequent the area.
When Seals Stadium was demolished in 1959 to make way for what eventually became the Potrero Center, the Double Play Tavern became the last physical link to that era. The building is deemed eligible for the California Register of Historical Resources specifically because of this association. The proposed conversion must respect this historical weight. While the interior has been gutted by fire, the exterior remains a landmark in the minds of many San Franciscans.
Mission District Context: Urban Mixed-Use Evolution
The property sits in a zone designated as UMU-68-X, which stands for Urban Mixed-Use. This zoning category is designed to encourage a blend of housing and light industrial or commercial uses. In recent years, the trend in the Mission has shifted heavily toward the "residential" side of that equation. As traditional retail and restaurant businesses face rising costs and changing consumer habits, many owners are finding that conversion to housing is the most viable path forward.
The location is prime for residential use. It sits directly across from the Franklin Park soccer field and the Safeway-anchored Potrero Center shopping mall. With transit access along 16th Street and a vibrant neighborhood atmosphere, the demand for housing here is consistently high. By doubling the unit count, Galway Properties II is tapping into this demand, even if it means closing the book on the site’s commercial history.
Construction Challenges: Fire Remediation and Conversion
Converting a century-old building that has suffered a major fire is a high-stakes endeavor. The September 2022 fire was not a minor incident. It heavily damaged the Double Play Bar & Grill and forced the residents on the upper floors to vacate. Before the two new residential units can be built, the developer must ensure the structural integrity of the entire building is sound.
The remediation process often involves stripping the space back to its original studs and joists. For a building from 1909, this can reveal a host of hidden issues, from seismic vulnerabilities to outdated plumbing and electrical systems. The conversion will likely require a full seismic retrofit to bring the ground floor up to current standards. This adds to the complexity and cost of the project, which may explain why a timeline has not yet been shared with the public.
Regulatory Landscape: Navigating SF Planning for Conversions
San Francisco has a reputation for a difficult planning process, but recent state and local laws have begun to streamline residential conversions. The city's "Housing for All" initiative and various state-level density bonuses have created a more favorable environment for projects that add units to existing structures. However, because 2401 16th Street is a historic resource, the planning department will likely require a "Certificate of Appropriateness" or a similar review to ensure the renovations do not mar the building’s character.
The shift from commercial to residential use also requires a change of use permit. In many San Francisco neighborhoods, the loss of "active" ground-floor retail is a point of contention. However, given the building's current vacant and damaged state, the argument for providing housing instead of letting a historic corner sit empty is a compelling one.
Timeline of 2401 16th Street
The history of this property spans over a century, marked by major shifts in the city's sports and social culture.
| Date | Milestone |
|---|---|
| 1909 | Building constructed for James Larkin at the corner of 16th and Bryant [1] |
| 1910–1919 | Larkin operates a bar on the ground floor [1] |
| 1920–1933 | Prohibition-era "soft drink business" operates as a speakeasy [1] |
| 1931 | Seals Stadium opens directly across the street [3] |
| 1944 | Peter and Annie Stanfel open the Double Play Tavern [1] |
| 1958 | San Francisco Giants play their first home game at Seals Stadium [13] |
| 1959 | Seals Stadium demolished |
| 2022 | Major fire destroys the Double Play Bar & Grill and damages residential units [2] |
| July 19, 2026 | Plans surface to convert ground-floor restaurant into two residential units [1] |
Visual Data: Building Transformation
The following table highlights the shift in use and density at 2401 16th Street as proposed in the 2026 application.
| Feature | Pre-Conversion (Post-Fire Shell) | Proposed Conversion |
|---|---|---|
| Total Units | 2 Residential [1] | 4 Residential [1] |
| Ground Floor Use | Vacant Restaurant / Commercial [1] | 2 Residential Units (2BR/2BA) [1] |
| Upper Floor Use | 2 Residential Units [1] | 2 Residential Units (Unchanged) [1] |
| Zoning | UMU-68-X (Urban Mixed-Use) [7] | UMU-68-X (Residential focus) [7] |
| Historical Status | Eligible for California Register [1] | Preservation of Exterior Facade |
| Key Architect | N/A | My My Ly Architect (MML) [1] |
Case Example: The 16th Street Corridor
The conversion at 2401 16th Street is part of a broader pattern along the 16th Street corridor. Similar projects, such as the infill development at 2403 16th Street, have sought to maximize density on small lots in the Mission. These projects often face the same hurdles: historical preservation, seismic requirements, and the loss of traditional retail space.
In many of these cases, the "double the density" model has proven to be the only way to make the numbers work. With the high cost of construction in San Francisco, building just one or two units is rarely profitable for a developer. By doubling the count from two to four, Galway Properties II is creating a more sustainable project that can absorb the costs of fire remediation and historic preservation. This "micro-density" approach is a critical tool for preserving the city’s historic fabric while meeting modern housing needs.
What Smart Critics Argue
While the addition of housing is generally welcomed, some critics and neighborhood advocates raise valid concerns about this type of conversion.
- Loss of "Third Places": Some argue that converting long-standing bars and restaurants into housing permanently removes social hubs from the neighborhood. These "third places" are essential for community cohesion. Response: While the loss is felt, the reality is that many of these commercial spaces have been vacant for years. Housing provides a stable, long-term use that commercial retail often cannot guarantee in the current market.
- Affordability Concerns: Critics often point out that "luxury" conversions do little to solve the housing crisis for low-income residents. Response: Every new unit of housing helps alleviate the overall pressure on the market. Additionally, small-scale conversions like this are often more accessible than massive new-build developments.
- Historical Erasure: There is a fear that by removing the restaurant, the "story" of the building is lost. Response: The proposed plans focus on the exterior facade, which is where the historical significance resides. By bringing the building back to life, the developer is actually saving the structure from potential demolition by neglect.
Key Takeaways
- Density is Doubling: The project will increase the building's residential capacity from two units to four [1].
- Commercial to Residential: The vacant ground-floor restaurant space will become two 2-bedroom, 2-bathroom apartments [1].
- Fire Remediation: The project is a path forward for a building that has been vacant since a major fire in September 2022 [2].
- Deep Roots: The building dates back to 1909 and has survived Prohibition and the era of Seals Stadium [1].
- Architectural Expertise: My My Ly (MML Architect) is leading the design effort for the conversion [1].
- Prime Location: The site is a corner lot in the Mission, facing Franklin Park and the Potrero Center [1].
- Historical Significance: The building is eligible for the California Register due to its ties to San Francisco baseball history [1].
- Modern Layouts: Each new unit is designed with a two-bedroom, two-bathroom configuration, appealing to families and roommates [1].
- Preservation Focus: The upper floors will remain unchanged, preserving the classic revival aesthetic of the 1909 structure [1].
6 Reader Actions
- At Work: If you are a developer or architect, study the MML Architect plans for 2401 16th Street as a model for "cold shell" conversions in historic districts.
- At Home: Evaluate your own property’s ground-floor or basement potential. San Francisco’s ADU and conversion laws may allow you to add value while providing much-needed housing.
- In the Community: Visit Franklin Square and the Potrero Center to see the neighborhood context. Supporting local businesses in the area helps maintain the "active" street life that conversions can sometimes reduce.
- In Civic Life: Attend a San Francisco Planning Commission meeting or track the progress of 2401 16th Street on the city's permit tracker to stay informed about local development.
- Historical Research: Visit the San Francisco Public Library’s history room to see photos of Seals Stadium and the Double Play Tavern during their peak years.
- Extra Step: For those with influence in local planning or preservation, advocate for "adaptive reuse" incentives that make it easier for owners to save historic buildings through residential conversion.
FAQ
What was the Double Play Tavern?
It was a historic sports bar and restaurant at 2401 16th Street, famously linked to Seals Stadium and the early history of professional baseball in San Francisco [1].
How many new apartments are being built?
The proposal calls for two new residential units on the ground floor, bringing the building's total to four [1].
Why isn't the restaurant reopening?
The building suffered a major fire in 2022, and the ground floor has since been remediated as a cold shell. The owner has opted for residential conversion as a more viable use for the space [1][5].
Is the building being torn down?
No. The proposal is for a renovation and conversion within the existing 1909 structure. The upper floors will remain unchanged [1].
What is the zoning for 2401 16th Street?
The property is zoned as UMU-68-X (Urban Mixed-Use), which supports the conversion of commercial spaces into residential units [7].
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Sources
- Andrew Nelson, "Plans Surface For Residential Conversion At 2401 16th Street, San Francisco," San Francisco YIMBY, July 19, 2026, https://sfyimby.com/2026/07/plans-surface-for-residential-conversion-at-2401-16th-street-san-francisco.html, Accessed July 19, 2026.
- SFGate, "Massive Fire Destroys Iconic San Francisco Sports Bar Double Play," September 24, 2022, https://www.sfgate.com/food/article/double-play-bar-grill-fire-17464673.php, Accessed July 19, 2026.
- San Francisco Heritage, "The Double Play Tavern: A Baseball Shrine," October 2022, https://www.sfheritage.org/double-play-tavern/, Accessed July 19, 2026.
- San Francisco Chronicle, "End of an Era for Double Play," September 25, 2022, https://www.sfchronicle.com/bayarea/article/San-Francisco-fire-Double-Play-Bar-Grill-17464731.php, Accessed July 19, 2026.
- The Real Deal, "Galway Properties Files for Housing Conversion in the Mission," July 2026, https://therealdeal.com/sanfrancisco/2026/07/19/galway-properties-housing-conversion/, Accessed July 19, 2026.
- San Francisco Planning Department, "PIM: 2401 16th Street Property Information Map," https://sfplanninggis.org/pim/?address=2401+16TH+ST, Accessed July 19, 2026.
- San Francisco City and County Zoning Map, "UMU-68-X District Standards," https://codelibrary.amlegal.com/codes/san_francisco/latest/sf_planning/0-0-0-20516, Accessed July 19, 2026.
- MLB.com, "The History of Seals Stadium," https://www.mlb.com/news/history-of-seals-stadium, Accessed July 19, 2026.
- California State Parks, "Office of Historic Preservation: California Register of Historical Resources," https://ohp.parks.ca.gov/?page_id=21238, Accessed July 19, 2026.
- Potrero Hill Archives Project, "Evolution of 16th and Bryant," https://www.potrerohillarchives.org/, Accessed July 19, 2026.
- Mission Local, "Double Play Fire: A Community Mourns," September 2022, https://missionlocal.org/2022/09/double-play-bar-fire/, Accessed July 19, 2026.
- Eater SF, "San Francisco's Oldest Sports Bar Suffers Fire," September 26, 2022, https://sf.eater.com/2022/9/26/23372274/double-play-fire-mission-district, Accessed July 19, 2026.
- Baseball Reference, "San Francisco Seals History and Stats," https://www.baseball-reference.com/register/team.cgi?id=f041b6c7, Accessed July 19, 2026.
- FoundSF, "Seals Stadium: The Baseball Shrine at 16th and Bryant," https://www.foundsf.org/index.php?title=Seals_Stadium, Accessed July 19, 2026.
- Hoodline, "Plans Surface to Rebuild and Convert Corner at 16th and Bryant," July 19, 2026, https://hoodline.com/2026/07/residential-conversion-mission-district/, Accessed July 19, 2026.
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