Facts of 680 Mission

The Nature of the Job

• 39-story residential tower with retail, office and parking space at the base
• 485 residential units, 99 of which will be leased at below-market rates
• 43,000 square feet of retail space
• 17,000 square feet of office and storage space
• 300 parking spaces
• Owner – The Related Companies, a high-rise building developer based in Manhattan
• $97 million construction cost, $125 million total project cost
• Project financing – 50% private financing, 50% of the cost is funded by a state bond, so 20% of the residential units are required to be leased at a price below the market rate
• The project is under the jurisdiction of the San Francisco Redevelopment Agency because of its location and is not subject to San Francisco planning codes
• History – originally an office building was proposed.  Then the economy went into a recession, and office buildings in San Francisco were standing vacant.  A few years later, in the mid-90s, the developer presented a residential building and gained approval.  Soon after, offices buildings were at a premium again.  The developer proposed going back to its original idea of constructing an office building, but the request was denied.
• Project schedule
• Design/build delivery from the beginning of the design process

Getting the Job

    Pankow

• Developer interviewed potential builders
• Pankow proposed a pre-cast, post-tensioned concrete structural system which would save time (6 months) and money during the construction phase

     Elkus/Manfredi

• Were currently working on 2 other projects with Related Companies, had won competitions for those projects
• Elkus/Manfredi and a firm from Chicago were interviewed for 680 Mission project and each produced an initial feasibility study
• Elkus/Manfredi was awarded the job and then a fee was negotiated with the owner

    Kwan Henmi

• Personal relationship between Kwan Henmi and Related Companies component in Southern California
• Kwan Henmi knows Pankow through other affordable housing projects
• Kwan Henmi is a WOB (woman-owned business) and a MOB (minority-owned business) which was a requirement
• Kwan Henmi specialized in housing and had previously worked with the city of San Francisco
• Selection based on qualifications as well

Organizing to do the Job

• Team effort – communication goes direct to everyone, but when decisions needs to be made, contractual ties come into play
• Elkus/Manfredi, design architect – project team consisted of principal-in-charge, project architect, project manager and 1 staff member
• coordinated CAD conventions with Kwan Henmi
• Kwan Henmi, executive architect – set up an interiors team and an exterior details team
• Pankow – developed contracts with Kwan Henmi, other design service providers and other design/build service providers

Providing Design Services

• 4 different massing designs were presented; these were distilled into a 5^th option which was then further developed
• Weekly design and coordination meetings with all design team members and the owner
• Kwan Henmi provided advice to Elkus/Manfredi which allowed for a more seamless transition at the time of the document hand-off
• Kwan Henmi – interiors and exteriors teams worked together; there were 3 leaders out of the 8 people on the project, but everyone had a voice

Providing Construction-Related Services

• Kwan Henmi provides periodic site visits and attends periodic construction meetings
• Kwan Henmi certifies applications for payments, the date of substantial completion and the date of final completion
• AD Architecture verifies billing submittals for the owner
• Kwan Henmi handles Requests for Information, submittals and change orders
• Pankow has guaranteed a price, so all added costs are at the owner’s request

Additional Photos

A view of the kitchen in the model below-market-rate residential unit.

A close-up view of the exterior finish.

A view of the bathroom in the model below-market-rate residential unit.

A view of the historical facade of the Jesse Hotel, as seen from the inside after demolition.

A view of the 12th floor before the concrete was poured.  One can see the steel formwork with the green sleeves for the post-tensioning cables on top.  One can also see the slab reinforcing steel bars.  The metal "cans" on the formwork will allow holes to be cast into the slab, allowing penetrations for mechanical and plumbing components.

Steel plates are cast into the concrete shear wall.  Steel T supports are then welded onto the plate.  This support will hold the pre-cast concrete beam.

After the concrete beam is placed on top, a steel box is placed around the T support.

This steel box is then encased in concrete which gives it its required fire rating.

The concrete beam arrives at the site with steel reinforcing cast into it.  These loops will tie the beam to the floor slab above when the concrete is poured for that slab.