Construction of the 980,000 GSF, mixed-use residential and public stair project in Potrero Hill and Dogpatch neighborhoods has been an unusual spectacle for most San Franciscans. Align Real Estate, Perry Architects, Min|Day, Fletcher Studio, Build Group, and Nishkian Menninger are teaming up on this challenging project to put a 600-foot long building onto the east side of Potrero Hill.
The 160-unit, luxury apartment building project in Koreatown reached the roof structure essentially completing the main structural work on the project. Work began in construction in 2017 and is now installing finishes.
Construction is underway on a number of developments for Nishkian Chamberlain in Southern California. Here’s a highlight of a few of these recent starts:
A great deal of hubbub has surrounded the luxury real estate market in Downtown San Francisco in recent months. Newly completed is La Maison, a 28-unit luxury condominium building located at 241 10th Street between Howard and Folsom. Epitomizing comfort and sophistication, this 23,570 square-foot mixed-use residential structure offers a variety of one- and two-bedroom contemporary floorplans ranging from 518 square feet to 992 square feet, each individually custom designed to offer a unique living experience. Structural design was performed by Nishkian Monks. The structure is four stories of wood framing over one story of concrete construction (Type VA over Type IA). The wood framing consists of I-joist and glulam floor/roof framing with wood shear walls. The above grade post-tensioned concrete podium separates the residential units from the office/retail and parking spaces below. The structural foundation is an at-grade mat foundation.
A new mixed-use development is underway at 1395 22nd Street in San Francisco. The location will offer residents easy access to one of San Francisco’s Caltrain stations. The project will include two structures: an eight-story residential building over a below grade parking garage adjacent to a three-story industrial building. The northern residential building will contain over 250 rental units and the industrial space will be used for Production Distribution and Repair (PDR) by the City of San Francisco. The vertical load-carrying system for these buildings consists of post-tensioned concrete slabs supported by reinforced concrete columns and concrete shear walls. The façade uses various building materials to appear as individual residential buildings along the hill. The two buildings are supported by deep foundations and are separated by a seismic joint.
The site, perched on the east side of Potrero Hill, creates an interesting construction condition. The floor plates increase in plan as the building ascends the face of the hill. Where columns and walls intersect the slope, tiebacks will be used to tie the structure into the hillside. These tiebacks were peer-reviewed as part of the entire foundation system by a peer-review panel selected by the City of San Francisco.
A serpentine stair at the north side of the construction site will connect Missouri Street at the top of Potrero Hill to Texas Street at the bottom. The stair covers an elevation gain of approximately 85 feet and allows access to the residential building on multiple landings.
Set to be one of the newest mixed-use residential developments in Los Angeles, CA’s Koreatown, 700 Manhattan is well underway in construction and just completed the basement structure and is beginning to rise above grade. The seven-story, mixed-use-complex will contain 160 residential units, more than 10,000 square feet of ground-floor commercial space, and several amenities including a dog run, and pool/spa deck. Located between Manhattan Place and Western Avenue and 7th Street, the building contains two levels of below grade parking, ground floor retail, parking spaces, and second floor amenity space. Then floors 3 through 7 contain residential units.
San Francisco’s Mid-Market neighborhood has seen much development and revitalization over the past few years. Along Market Street, between 5th Street and Van Ness Avenue, apartment buildings, cultural centers, and office spaces are popping up left and right.
Opened in 2013, NEMA, a 35-story apartment building design by Seattle’s Magnusson Klemencic Associates, was the first luxury residential building in the neighborhood. Since then, many other residential buildings, such as the development at Trinity Place, have been constructed or planned. Proper Hotel opened this year and adds to the upscale palate of the neighborhood. A historic flat-iron building, built in 1907, was renovated and retrofitted for this boutique hotel. Proper Hotel’s amenities include ground-level restaurants and a new roof-top cocktail bar.
580 Anton | Costa Mesa
The 250-unit, luxury apartment building project in Costa Mesa, CA is nearing structural completion and set to open in the near future. Work began in February of 2016 to demolish the existing 24,000-square-foot strip mall, built in 1990.
As construction is just about complete for this luxury apartment building project, the residence offers one of the best locations in Orange County, providing immediate access to the incomparable performances at Segerstrom Center for the Performing Arts as well as to a panoply of gourmet dining options and couture fashion at the South Coast Plaza.
What once was a car wash and auto detail shop along El Camino Real off Shoreline Boulevard in the Silicon Valley is now turning into a luxury condominium community developed by Regis Homes Bay Area LLC. 1101 West, the new condominium building located at 1101 West El Camino Real in downtown Mountain View, is nearing completion and will hit the luxury property market this summer. The forthcoming 75,700-square-feet development is poised to bring 52 condominium units comprising of 6 studios, 18 one-bedroom, 17 two-bedroom, and 11 three-bedroom residences featuring spacious floor plans, refined finishes and sustainable design elements. Community amenities include an elegant lobby, landscaped courtyard with barbecues and fire pit, a bike pavilion with secure bike storage and workshop, a pet-friendly area and electrical vehicle charging stations available for every homeowner.
The structure includes a full story of below grade parking supported by continuous and spread footings with a concrete podium slab at grade creating a landscaped patio for the residents, and supporting four stories of traditional wood framing. The structure is set back from the street to promote foot and bike traffic. There is also a new bus stop in front of the building. With a Walk Score of 79 out of 100 in the Miramonte-Springer neighborhood in Mountain View, 1101 West’s location is very walkable so most errands can be accomplished on foot. Nearby parks include McKelvey Park, Eagle Park and Pioneer Park.
Regis Homes Bay Area with Van Tilburg, Banvard & Soderbergh (VTBS Architects), and Nishkian Monks of Bozeman worked together on this transit-oriented, urban-infill, luxury condominium building project to help with the Grand Boulevard Initiative, a collaboration of more than 30 different San Francisco Bay Area cities, agencies and other organizations working together to attract new development, retail, transit, employment, services and housing along the El Camino Real corridor which is one of the Bay Area’s major thoroughfares.
For availability announcements and more information about this project, visit http://www.1101w.com/
1201 Tennessee is a new mixed-use residential development located in the heart of San Francisco’s Dogpatch neighborhood. Historically industrial, the Dogpatch district has experienced extensive residential and commercial growth since the 1990’s. 1201 Tennessee sits on land that was once a 1,500-foot long building used for production of rope by the Tubbs San Francisco Cordage Company. The industrial nature of the neighborhood is represented by a silo aesthetic along Third Street while San Francisco’s residential, Victorian architecture is represented along 23rd Street.
Developed by AGI Resmark the apartment complex offers 259 mixed-income units with ample parking and retail space on the ground floor. The project also includes 34 affordable units for families earning 55% or less of the area’s median income. The complex amenities include bicycle parking, shared work spaces, a roof deck, and a protected courtyard with green space. 1201 Tennessee is adjacent to both the MUNI rail system and Caltrain, making it accessible for people working in San Francisco or Silicon Valley. The structure of this project is five stories of wood construction over one level of concrete with a mezzanine level, all supported on a pile foundation system. Concrete and wood shear walls provide the lateral force resisting system.
Fougeron Architecture has designed the apartment complex collaborating with general contractor Devcon Construction, and structural engineers Nishkian Menninger in San Francisco and Nishkian Monks in Bozeman. Our San Francisco office designed the concrete substructure while our Bozeman office designed the wood superstructure.
For more information about the project and endorsement of the development, please visit: http://www.fougeron.com/project/tennessee and http://www.sfhac.org/project/1201-tennessee-street/
Located in Oakland’s Lakeside neighborhood, 250 17th Street will be five levels of wood construction over two levels of concrete. The new apartment building will be comprised of a ground-level parking garage and 74 units of studio, one- and two-bedroom apartments. The building will offer tenants many amenities such as a gym, bicycle parking and repair, charging stations for electric vehicles, and a roof deck. The roof deck will feature a garden, a barbeque area, a trellis, and a water feature. The extra weight of planting and water drive the structural design of the roof.
The concrete podium at the second level will consist of a two-way post-tensioned structural slab. The slab is supported by bearing shearwalls and concrete columns. The floor framing of the timber superstructure will consist of ¾ ply supported by timber joists, LVL, and PSL beams. The beams will be supported by stud walls and wood columns. The lateral load resisting system will consist of concrete shearwalls beneath timber shearwalls. The ground floor slab will be a slab-on-grade over spread foundations at the columns, continuous wall foundations, and a partial mat foundation under the shearwall core.
Simeon Properties collaborated with San Francisco-based architecture firm Kotas/Pantaleoni Architects and Nishkian Menninger to construct the Class A, transit-oriented multi-housing development in Oakland, California. The transit-oriented site has a WalkScore© of 99 and is convenient to the 19th Street BART station, Interstates 880 and 980, Amtrak and ferry service, connecting residents to major employment centers in downtown Oakland, San Francisco, Emeryville and Silicon Valley. With Lake Merritt and Broadway Street within a few blocks, the live-work-play property will also provide residents with access to numerous dining, nightlife and recreational options.
Kotas/Pantaleoni Architects designed a façade that will incorporate seamlessly into the residential neighborhood between Oakland’s busy Broadway Street and Lake Merritt. Rendering can be seen at their website: http://kp-architects.com/work/alice-street/
As spring gives way to summer, construction crews are making swift progress at Yellowstone Club Core Village’s ongoing, $312 million mixed-use base village project to add more amenities for its growing list of members. Andy Sandoval, GE Johnson Construction Company’s project superintendent, sheds light on the progress being made at the largest construction project ever to take place in the Rocky Mountain region.
Construction is scheduled to start in May at an old Ford car dealership in South San Francisco that has been sitting vacant for years. The development, on Cypress Avenue, will offer 260 luxury apartment units and 12 townhouses, two of which will be affordable by the standards of the city’s Below Market Rate Inclusionary Housing Program. The development will be only one quarter mile from the South San Francisco Caltrain station, offering tenants access to downtown San Francisco to the north and Silicon Valley to the south.
The two buildings are each comprised of five levels of wood framing above two levels of concrete parking. Both buildings use wood and concrete shear walls as their primary lateral force resisting system.
Sares Regis is a major developer and property manager in Northern California. The Cadence development will add to their portfolio of over 7 million square feet of developed space. The design architect for Cadence Apartments is TCA Architects. Devcon is the general contractor for this project.
Construction is wrapping up on a new condominium building tucked off South 19th Avenue in southwest Bozeman. Sitting on 2.0 acres at the intersection of Graf St. and Enterprise Blvd. in Meadow Creek Subdivision, Talbach House is in a prime location close to the Oracle office campus, and within minutes to Montana State University and Downtown Main Street. The brand new three-story condominium building consists of 66 condominium units totaling 64,652 square feet (6,006 square meters). Bitnar Architects served as the master architect leading the design, collaborating with developer and builder Cadius Partners dba CP Haus, and structural engineer of record Nishkian Monks.
The condominiums at the Talbach House range in size from 625-square-foot one-bedroom, one-and-a-half bath options to two-bedroom, two-and-a-half bath options with just over 1,000 square feet featuring high ceilings, open floor plans, 8-foot tall, sliding glass windows with breathtaking views, large entertaining kitchens, and higher-end interior features as well as European-inspired design elements. Talbach’s secure building includes two exercise rooms, 1G internet speeds, outdoor storage, and 112 parking spaces on-site. With Meadow Creek Subdivision’s protective covenants and architectural guidelines, the Talbach House offers spectacular views of the Bridger, Spanish Peaks, Mount Blackmore and Tobacco Mountain ranges, open-space parks, walking/hiking trails, recreation, and other amenities.
The structure is on a gently sloping site, which required some cut and fill to allow a ground level with no interior steps. Above grade, the exterior and interior walls are light-framed wood construction with wood siding at the exterior walls. The roof framing was accomplished with pre-engineered gang-nailed trusses. In addition to the residential building, the project features covered parking with storage rooms. The building is founded on conventional concrete strip and spread footings with a slab-on-grade at the ground level.
With one-bedroom units starting around $173,500, the Talbach House provides home buyers a comparatively affordable option in Bozeman. As the project finally wraps-up, exterior siding panels are being installed giving Talbach House its contemporary look. These past few weeks crews have installed the lobby windows leaving an inviting space for resident mail and the lounge area. Steel staircases on the East end and the North end of the building were also installed. Talbach House also includes two elevators and a staircase in the center of the building. Installation of the steel balconies throughout the building have been completed. The balcony structure will accommodate the 5’x17’ steel and concrete balcony area on the second- and third-floor with glass railings and metal privacy screens. The first-floor suites will have a concrete patio walking right out to the grass area. Interior work is also near its end. The project is expected to be completed before the end of Q2-2017. To learn more about Talbach House Condos, click here.
Nishkian Monks is proud of its growing contribution to Bozeman’s affordable housing inventory and general amenity spread. Do not hesitate to contact any of the Nishkian offices if we can be of service to you on your next residential project.
NeBo Lofts, the recently completed new residential infill development project, illustrates the changing tide on the Northeast Edge of Downtown Bozeman. Nishkian Monks participated in the project as the structural engineer of record, working directly with Intrinsik Architecture and general contractor Langlas & Associates. Developed by Cottonwood Partners LLC, this 27,000 sq.ft. project consists of two identical, mirrored 4-story condominium buildings which share a common driveway on one property. Each building comprises six 4-story condominium units, or a total of 12 vertical condominiums all together. The end-units have similar design and floor plans, and the eight interior units were designed to be identical. These condominiums range from 2,200 sq.ft. to 2,400 sq.ft., and features 3 bedrooms, 4 bathrooms, living room, kitchen, indoor and outdoor rooftop space with premier views, 2-car garage, and numerous storage spaces. The ground level, which is mostly garage space, small entry and mechanical rooms, are slab on grade with traditional spread footing and stem wall. The levels above are of wood-frame construction with separated shared walls between units. In addition to providing the design of the structural system and construction administration services, Nishkian Monks also served as the primary special inspection agency for this project to help ensure a high level of quality throughout the construction process.
With so many new construction being developed around Bozeman our design team believes that it is imperative to minimally build up. NeBo Lofts certainly does a great job of leaving a small footprint while bringing much needed housing to the downtown area. Anchored by a vibrant Main Street, NeBo Lofts offer easy access to Bozeman’s businesses, culture, entertainment, and community activities. It is strategically located in the midst of resurgence stemming from Bozeman’s downtown core where a wave of reinvestment continues to take place well into 2017—a growing appeal as an inviting place to live, work, learn and play.
Above feature image courtesy of Zakara Photography
Renderings courtesy of Intrinsik Architecture
Construction on the 250-unit luxury apartment building project at the 580 Anton site began in the spring of 2016 and has been steadily progressing all summer long.
Bozeman is in a housing boom as developers rush to flood the market with new subdivisions. Phase 1 of Four Points Subdivision, which recently opened for occupancy, is one of the latest additions developed by Four Points MT LLC. This brand new multi-family residential community is located in the northwest side of Bozeman which has become very popular due to the decent prices of homes in that area coupled with its solid infrastructure and transportation. The West Village consists of 72 units in six 3-story buildings totaling 73,500 square feet (22,403 sq.m). Studio H Design, Inc. served as the master architect leading the design, collaborating with general contractor Rotherham Construction, and structural engineers Nishkian Monks.
The Rowan, located at 346 Potrero in San Francisco in the Potrero Hill neighborhood will complete construction by the end of 2016. Designed by Handel Architects for Trumark Urban, and constructed by Build Group, the Rowan includes a mid-rise residential building that will house parking, retail areas and residential units. The building stands 9 stories above grade with one level of both storage and utility space. The building will open with 70 residential condominium units, 5,000 square feet of open space and 41 parking spaces, with a basement level for parking, storage, and utility space. The total building area is approximately 88,000 square feet. There are also two outdoor common areas, one on the second floor and one on the ninth floor.
There is a new wave of “baby boomers” who are looking for housing solutions that allow them to age in place while maintaining an active lifestyle in Montana. According to the current data from the Population Reference Bureau report and the U.S. Census Bureau, the youngest of the 76 million boomers have begun turning 50 in 2014 and 10,000 boomers per day will turn 65 from now through 2030. These demographics alone are driving the increased demand for 55-plus communities. The concept has gotten an even bigger boost in recent years as more boomers find themselves sitting on an empty nest in an active housing market.
Greenhouse Village is a new 55-plus community bringing 10 single-family condominiums that are approximately 2,300 square feet in size to the Southside neighborhood in Bozeman. Prugh & Lenon Architects took on the role as lead designers and project managers for this redevelopment project. Nishkian Monks served as the structural design consultant providing development and design of the structural system, construction administration, and special inspection of the building design collaborating with general contractor Tim Dean Construction.
The Pierce is a new landmark structure bringing 232 luxury apartment and 8,730 square feet of retail space to San Jose’s South of First Area (SoFA) district. Project owner, Sares Regis, together with Steinberg Architects envision that this project will help to revitalize the area and become the gateway to downtown San Jose. In 2014, The Silicon Valley Business Journal awarded The Pierce “Best Mixed-Use Project.”
Standing seven stories tall – five stories of wood framing over a two-story concrete podium – The Pierce is an exceptional project from an engineering standpoint, as well. In order to maximize exterior window openings and allow for offset exterior walls, the wood frame portion of the building was designed using rigid diaphragm analysis. Traditional wood frame design uses flexible diaphragm analysis where lateral forces are distributed evenly between the short exterior shear walls and the long interior corridor walls. Using a rigid diaphragm approach, however, Nishkian Menninger was able to eliminate the need for exterior shear walls, instead distributing the lateral forces to the longer and more effective corridor and unit separation walls. Having been approved by the San Jose building department, the Nishkian offices are now applying this technique to other multi-unit residential buildings throughout the Bay Area.
Balanced above a bend by the Gallatin River in Montana, the Geode House is a one story, single family residence located in a mature deciduous forest of oak, hickory, and birch. Designed as a Geode, the building’s façade blocks out Gallatin Canyon’s highway traffic noise to create a private retreat that the whole house can open up to. ThinkTank Design Group served as the master architect leading the design, collaborating with general contractor Highline Partners and structural engineers Nishkian Monks PLLC.
Before he joined Nishkian Dean as Project Engineer, Chad Norvell spent three years in India directing the engineering department of a social enterprise building affordable housing for some of the poorest and most vulnerable segments of the Indian population. Recently, Chad was invited to present on his experiences to Architects Without Borders Oregon, based in Portland, OR.
The Yellowstone Club in Big Sky, Montana has much to cheer about this year with record skier days and booming construction to build homes, renovate lodges, and breaking ground on new projects. Recently completed at the Yellowstone Club is The Village Lakeside condominiums, which partnered the Yellowstone Club, Locati Architects, Martel Construction, and Nishkian Monks to bring the project from conception through construction. Through thoughtful and timely phased development expanding the central core of the base area to include new amenities, expanded member services and offer a range of residential opportunities.
Engineering News Record magazine (ENR), the leading engineering industry publication released its national “Best of the Best Projects” winners for 2015, designed to identify the pinnacle of design and construction achievements in the U.S. among projects completed between June 2014 and June 2015. Nishkian Menninger’s 100 Van Ness project won the “Best of the Best” in the Residential/Hospitality category in the nation, and is one of 20 “Best of the Best” projects profiled in the March 14 issue of the magazine.
Located at the corner of Cottonwood and Fallon in Bozeman, the West Edge Condominiums are a development of the Human Resource Development Council of District IX, Inc. or HRDC, a non-profit community action agency, as part of the Neighborhood Stabilization Program funded by the Montana Department of Commerce. Funds were awarded to the HRDC in partnership with Gallatin County to purchase foreclosed properties, make necessary improvements, and construct additional units. The units are then sold to households living and working in the community who were formerly priced out of the market.
The Solar Decathlon 2015 will take place at the Orange County Great Park in Irvine, California from October 8-18, 2015, and a total of 16 teams from 30 different colleges around the world nearly 800 students studying architecture, engineering, city planning and other subjects have arrived at the build site on September 28 to construct and assemble their respective solar houses. South Carolina’s Clemson University is one of the participants in this extremely competitive design contest. The Clemson team includes more than 100 students, faculty and professional consultants collaborating on the design, construction and promotion of a prototypical, three-bedroom, 1,000-square-foot, low environmental-impact solar house that is cost-effective in today’s market and comfortable in South Carolina’s climate. Corporate and business partnerships have helped in the team’s preparations for this design competition. Along with South Carolina Electric & Gas, North Carolina’s UFP, and Georgia Pacific, Montana’s Nishkian Monks engineers joined as project partners providing structural engineering consultation for Clemson’s entry—a solar-powered and carbon neutral home, called “Indigo Pine.”
The multi-tower residence complex under construction in Redwood City, California has topped off after only 9 months of construction. The apartment building, called Indigo, stands 11 stories tall with three towers over a shared podium. The Pauls Corporation developers, BDE Architecture, Cahill Contractors, Pacific Structures, and Nishkian Menninger worked together to get this structure built quickly in order to provide 471 units adjacent to the fast growing downtown section of Redwood City.
The first concrete was poured on September 15, 2014, as part of the mat foundation was installed. On June 11, 2015, concrete was poured on the last roof, signaling the end of the major structural construction. The quick construction process can be attributed to a simplified structural design, ample collaboration across all design trades, and utilizing the best construction methods.
The Big Timber Riverside Residence is one of the most unique, luxurious, and modern residences in Montana. This private residence is so captivating in its artistic design and structure that it was featured in the May/June 2015 issue of Mountain Living magazine. Big Timber Riverside Residence is a 3,800 square feet single-family home on a 2,000 acre ranch located in southwest Montana. The structural systems and primary components of this building consists of steel frame cantilevered column design, concrete foundation, metal roofing, native planted sod roof, re-adapted barn siding, ipe decking, locally quarried limestone floors, Duratherm mahogany windows, geothermal heating and cooling, led light fixtures, and a Bulthaup kitchen. One of the structural challenges was installing the fireplace which is located at the intersection of the main floor’s two axes. The fireplace hood hangs from the ceiling to make the fire accessible from all four sides.
Hughes Umbanhowar Architects served as the master architect leading the design, collaborating with general contractor Highline Partners, structural engineers Nishkian Monks PLLC in Bozeman, and various design consultants outside Montana. Because the building site is located in a flood plain the architects devised a creative solution—a building that sits on a 30-inch tall porous plinth elevating the finished floors. The house presents two distinct and separate facades on arrival, revealing itself after the visitor enters as two interlocking objects– one, a two-level glass wedge; the other a one story wooden bar. Joined together these interlocking objects form a “T” shape. A glass enclosed hall along the western side of the residence adds to the width of the wooden structure and recalls the scale and function of the shed covered walkways in former frontier towns.
San Francisco is in a housing boom as developers rush to flood the market with new condominiums and apartments. Avalon Hayes Valley Apartments, which recently opened for occupancy, is one of the latest additions developed by Avalon Bay Communities. Located in the heart of the prime Hayes Valley district of San Francisco with convenient access to restaurants, shopping and public transportation this brand new apartment building offers 180 new rental units including studio, one- and two-bedroom apartments, and townhomes. The rental units feature gourmet kitchens with stainless steel appliances and quartz stone countertops, spacious walk-in closets, and in-unit washer and dryer. Community amenities include a 24-hour fitness center, on-site restaurant, free WIFI access, and landscaped rooftop terraces with barbecues for residents to enjoy, as well as a pet spa, outdoor flat-screen televisions, on-site secured bike parking and bike rentals. Avalon Hayes Valley is convenient to downtown, Civic Center, the Mission, SOMA and the Castro, and boasts a Walk Score of 98, a Bike Score of 95, and a Transit Score of 100.
The San Francisco Apartment Association has awarded Green Building of the Year to Etta Apartments, at 1285 Sutter St. in San Francisco. The 13 story, 107 unit apartment building was opened in early 2014 and is LEED Gold Certified. The sustainable features create apartments that are estimated up to 25% more efficient than standard apartments. Some notable features of Etta are the high efficiency façade system, rainwater collection, and high efficiency lights and HVAC systems. Located at the corner of two prominent and transit filled streets, 1285 Sutter St. has a perfect walk score of 100.
The Nishkian Chamberlain group of Consulting and Structural Engineers are currently collaborating with developers and architects on several new Multi-Family and Mixed-Use development projects. Here is a sample of a few projects we are currently working on:
Bryant Street Development in San Francisco, CA
The Bryant Street development, currently under design, is a collaboration with the owner, Nick Podell Company and the architect, BDE Architecture. The development consists of razing the majority of an entire Mission District block and constructing nearly 300,000 square feet of Mixed-Use development. The new building consists of a six-stories with two distinct architectural styles, 274 apartments, 4,300 square foot ground floor retail space and underground parking for 160 cars and 145 bikes all fronting Bryant, 18th, and Florida Streets. Special structural considerations include: a creative analysis approach of the structures lateral force resisting system to reduce the cost of construction by eliminating the need for exterior shearwalls; a post–tensioned concrete podium first floor slab – supporting first floor park- like landscaped setting with large trees and planted areas; a “Mat Foundation” system to eliminate the use of extremely large spread footings and minimize differential settlement due to varied soil conditions across the site; the design of an accessible roof top dining lounge area, BBQs, large wood arbors and trellises, and planting areas. The project is currently in design with construction slated to begin in 2015.
On Wednesday, August 30th, the concrete foundation of 101 Polk was poured. The foundation was the first structural element constructed at the future 13 story residential building located at a central San Francisco location of 101 Polk St. Located just one block away from City Hall, as well as the recently renovated tower at 100 Van Ness, the building continues the revival of the Civic Center area. The project is funded by The Emerald Fund, designed by Solomon Cordwell Buenz architects, and engineered by Nishkian Menninger.
Like many of the surrounding structures, 101 Polk is to be supported on a mat foundation. Mat foundations are essentially very thick floors that act rigidly in order to spread out the gravity and seismic loads on the building. With this type of foundation, large structures can be built directly on soft soil without the need for piles or other deep, costly foundations. While some mats can be as thick as 12 feet, for a project of this size, a three foot deep mat was selected.
The renovation of the tower at 100 Van Ness has been no ordinary task. The existing building in the San Francisco Civic Center neighborhood stands at 415 feet tall, and was once home to 29 stories of offices. Constructed in 1972, the building featured a steel moment frame structure and was clad with heavy precast concrete exterior panels. National Real Estate Advisors, Emerald Fund, with Solomon Cordwell Buenz Architects, Nishkian Menninger, and Plant Construction Company are close to completing the conversion of this office building into a total of 418 residential and retail units, totaling over 400,000 square feet of livable space, including a rooftop garden with stunning 360 degree views.
Since the building is undergoing a complete renovation from top to bottom as well as an occupancy change, the San Francisco Building Code requires that the structure be analyzed and proven to meet the performance requirement of the current building code. Nishkian Menninger utilized performance based design to evaluate and analyze the existing structure. Working with the San Francisco Department of Building Inspection, and an independent 3rd party peer reviewer, Nishkian Menninger developed the following four-part system to evaluate the existing structure:
The Marlow, located at 1800 Van Ness Avenue in San Francisco is the newest addition to the Van Ness corridor. With 98 units, all of which were sold before the building was opened, The Marlow is bringing new residents to a once predominantly commercial area. See pictures of the final product at the link below:
Construction crews keep plowing on at Block M, a 1-acre residential infill development that is bordered by East Lamme Street, North Black Avenue, East Beall Street and North Tracy Avenue in Bozeman, Montana. Developer HomeBase worked in partnership with Rotherham Construction, Intrinsik Architecture and Nishkian Monks, PLLC to complete the permit documents and start construction last fall on the multi-family housing development designed to contain two rows of brownstone-inspired vertical duplexes with 36 residences on the twenty lots just steps from the historic downtown core. The duplexes will have a shared, central driveway that accesses enclosed parking for each home. This townhome community will offer three unique designs of single family housing units, which are mirrored or slightly modified as they are being built to fill Block M. The building units are three-story single residence buildings with roof top access. Homebuyers can choose from three different home sizes, ranging from 2,500 square feet to 3,700 square feet with six floor plans allowing as many as four bedrooms. These buildings will be constructed utilizing wood frame construction and be founded on conventional concrete strip/spread footings. The homes will include two-car attached garages, laundry on the same level as the bedrooms, and the option to include an elevator. In addition to the central driveway a pocket park in the middle of the housing development will be added on the north side along Beall Street.
Located in the Crow’s Nest development at Sugar Bowl Ski Resort in Tahoe, California this 5,600-square-foot, three-story, unique ski-in/ski-out chalet is truly a one-of-a-kind custom home. Nishkian Monks PLLC participated in the project as the structural engineer of record, working directly with San Francisco-based architectural firm Baldauf Catton Von Eckartsberg/BCV Architects, and general contractor Mt. Lincoln Construction of Truckee, California. Situated in the Sierra Nevada mountain range where maximum expected design snow depth is 16 feet – equating to 380 pounds per sq.ft. of snow weight, construction of this luxury residential building posed challenges due to the site and program constraints. Additionally, the site is located at one of Sugar Bowl’s highest reaches – higher than many of the resort’s ski lifts, and situated in a region of high seismicity. BCV Architects challenged Nishkian Monks with designing a multi-folded, double sloping plane roof with oversized overhangs out of wood framing that could support the extreme roof snow loads. Through numerous design iterations and collaboration with BCV, Nishkian Monks successfully achieved a structural design for BCV’s striking exposed wood purlin roof. The roof purlins were arranged in such a fashion so as to emanate from the center of the chalet when viewing the house from any side.
In 2005, an amendment to the Los Angles Municipal code called “Small Lot Subdivision” was passed. This amendment provides new options for the housing market in LA County. Individuals or developers can now subdivide commercial or multi-family zoned lots into much smaller lots. The previous minimum size for a single family lot was 5,000 square feet, but now has been reduced to just 600 sq.ft. with a minimum width of 16 feet These smaller lots have little to no setback requirements and are fee-simple parcels. Unlike condo owners, resident of the small-lot homes own a plot of land and a home that is built on a separate foundation. These homes rarely have adjoining walls and are usually just inches apart from their neighbor. There is no Home Owners Associations or HOA fees with these subdivisions with only a small fee for maintenance of the common areas. The money saving benefits are for both the developer and the homeowner with each unit sold. There is less liability and insurance costs for the developer in building single and multi-family units versus condos while the homeowner can afford small-lot homes in prime locations where the costs have continued to skyrocket in recent years. Each project can triple the density of an existing parcel while maintaining design and functionality of the area. Guidelines have been established for roof lines, parking, driveway spacing, circulation walkways and primary entryways.
San Francisco, CA – The existing 29 story office building in the San Francisco Civic Center neighborhood is currently undergoing significant renovation as the occupancy changes from office space to residential use. 100 Van Ness Avenue, constructed in 1972, stands at 415 feet tall and used to be clad with precast concrete panels. NREA Development Services, Emerald Fund, with Solomon Cordwell Buenz Architects, Nishkian Menninger, and Plant Construction have developed plans to convert this office building into a total of 399 residential and retail units, totaling over 400,000 square feet of livable space. The precast concrete panels are being replaced with a modern glass façade, and the entire interior has been removed to be rebuilt with high-end finishes. While demolition and construction is already underway, a normally overlooked but critical element of this renovation required careful planning and design.
San Francisco, CA – Construction of the new high-profile mixed-use market rate apartments developed by Avalon Bay Communities on Octavia Boulevard in San Francisco’s Hayes Valley is taking shape. This project has included close collaboration with the San Francisco Planning Department and the Mayor’s Office of Economic and Workforce Development (MOEWD) to develop a design that integrates the project with the surrounding vibrant and revitalized neighborhood and responds to the Market-Octavia Area Plan. Pyatok Architects serves as the Master Architect, leading design for the entire project, collaborating with associate architects Owen Kennerly and Jon Worden, structural engineers Nishkian Menninger, and general contractor Build, Inc.
Paradise Valley, MT — Erik’s Ranch, a premier residence and work place for adults with autism, located in Paradise Valley near Bozeman and Yellowstone National Park is currently under construction. Ideally suited for and aligned with this project, Nishkian Monks PLLC, one of the most respected structural engineering firms in Montana, has partnered with this nonprofit to design and develop this unprecedented model.