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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. Interpol antics zip.

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.”.