4th Quarter 2015

PAST,Present,Future
ADAPTIVE Reuse

inside STRAND THEATER HAKKASAN PIANOFIGHT

 I N SIDE THIS IS S U E
The Revitalization of The Strand Theater 3 LETTER FROM THE EDITOR
Angel Profile 3 Cities change. Its what they do. Adaptive reuse is so essential a
concept to the growth of a city such as San Francisco that it often
Hakkasan Restaurant 6 goes without saying, but that is exactly why we wanted to say it!
In this city both boasting a history richly deserving of protection
PianoFight Moves North to the TL 8
and propelling itself ever forward toward the future, CREW SF and
The Coal Sheds Redefined 9 the real estate community have many stories to share regarding
the extensive adaptive reuse project which is known as the City.
The Battery 10
When I first moved into Hayes Valley, I was attracted by the
The Rebirth of SFs First Skyscraper 12 Victorians in the neighborhood, which reminded me of flats
where I lived in Boston. I immediately felt at home. Across the
The Presidio Officers Club Reimagined 14
street was the service entrance to a rather large brick building
Restaurant Report: Comstock Saloon 16 by architect Julia Morgan, decorated with railings with Jewish
stars at their center that made me curious. While originally the
A CREW SF Rising Leaders Story 18 structure was built to house single Jewish women who had
A Word from Our Sponsors 19 come to San Francisco for a better life, it was now the home
to the San Francisco Zen Center, which I took as a good sign as
I settled into my new neighborhood.
the VIEW EDITORIAL STAFF
The Zen Center, my flat, Hayes Valley, and San Francisco itself
Managing Editor Donna Schumacher
Associate Editor Angie Sommer are all adaptive reuse projects of varying scales. This issue
of the VIEW explores many new projects in the city that take
Angel Debbie Leifer
historic buildings as their ground zero, incorporating new life,
Editorial Review Richard Isaac new technologies, and new uses into these venerable bones.
Contributors Katy Hearey Once a coal bin, movie theater, monument, army barrack,
Michelle Jones factory, restaurant, and newspaper office, now these projects
Christiana Kyrillou
Debbie Leifer have transformed their outdated occupancies into vital new
Nina Mahjoub spaces for retail, offices, and 21st century communities.
James Mallery
Donna Schumacher Our next issue, 30 Years of CREW SF!: Then to Now And Beyond,
Angie Sommer will mark our anniversary with an issue full of articles exploring the
Gayle Tsern Strang
Morgan Ward changes over the past 30 years and their consequences: for the
Dan Williams city, the industry, and our professional lives as women. Gathering
Graphic Designer Lori Seaberg Mingus the voices of distinguished leaders in our community as well as
younger voices just entering the field, we will look back at our
2015 CREW SF. All submissions are subject to editing for clarity and brevity, unless accomplishments to see the opportunities ahead.
otherwise noted.

If you are inspired by this or any future topics of the VIEW, or if

you have an ideaeven a tiny germ of oneplease contact us at
the VIEW to get the dialogue started on how you can contribute
to the publication as well. We at the VIEW are here to help you
project your voice into the San Francisco real estate community.

Thank you, as always, for taking the time to read the VIEW and
Cover: New Montgomery Exterior, Photo by Rien Van Rijthoven
letting other members of the real estate community know about
CREW SF COMMUNICATIONS TEAM CALL us. It is exciting to see what our members have accomplished
FOR ARTICLES FOR the VIEW and how we can best showcase those accomplishments.
UPCOMING ISSUES And last but not least, let me extend a heartfelt thank-you to
2016 Quarter 1: 30 Years of CREW SF!: our guiding angel, Debbie Leifer, who gave
Then to Nowand Beyond
Deadline for articles: January 15; Angel: Valerie Concello her time and connections to make this
issue possible.
2016 Quarter 2: Bridging the Bay: Oakland
Deadline for articles: April 15; Angel: Inga Miller Best,
2016 Quarter 3: Rising Rents: Keeping Culture Donna Schumacher
Deadline for articles: June 15; Angel: Laurie Gustafson Managing Editor, the VIEW
2016 Quarter 4: Living Small in the Big City
Deadline for articles: September 15; Angel: TBD
2
THE COMEBACK OF MID-MARKET:
The Revitalization of A.C.T.s The Strand Theater
2015 Debbie Leifer, Page & Turnbull, and Gayle Tsern Strang, Skidmore, Owings & Merrill LLP

San Franciscos famed American Conservatory Theater (A.C.T.)

has recently unveiled its newest theater, The Strand. Located
in the Mid-Market neighborhood, the renovated 98-year-old
cinema now serves A.C.T. as a dynamic, state-of-the-art per-
formance complex and educational center. Originally built in
1917 as a silent movie house called The Jewel, the once regal
but later neglected theater became part of the mayors Central
Market Economic Strategy to expand and relocate notable art
organizations into the citys Central Market district.

In 2011, a 10-month community input process was launched

to revitalize Central Market. City agencies provided grant
funding and technical assistance for real-estate development
by arts organizations wishing to relocate to the area. Given
Photo by Bruce Damonte
its commitment to Mid-Market, and since community
engagement is vital to its mission, A.C.T. envisioned The Strand For its newest theater, A.C.T. brought on several talented firms
as the perfect site where it could engage the neighborhood by to complete the renovation. The project teamled by Skidmore,
uniting architecture with community. It was our goal from the Owings & Merrill LLP (SOM) with Page & Turnbull as preservation
beginning to create a thrilling public space that would not only architectincluded Equity Community Builders, Plant Construc-
invite theatergoers inside but truly transform a neighborhood, tion Company, The Shalleck Collaborative, Charles M. Salter As-
said Carey Perloff, artistic director of A.C.T. sociates, WSP Parsons Brinckerhoff, BKF, Rick Unvarsky Consult-
(continues on page 4)

ANGEL P RO F I L E
DEBBIE LEIFER, LEED AP
Director of Marketing & Business Development | Page & Turnbull

Company: Page & Turnbull (founded in 1973) is a full-service architecture and planning firm specializing
in historic preservation with offices in Los Angeles, Sacramento, and San Francisco.
Background: Born in New York, NY. I was a fine arts major at UCSanta Barbara and I received a BA in environmental
design from UCLA and an AAS degree in interior design from Parsons School of Design.
CREW history: Joined in 2008. Membership Committee, liaison to the Communications Committee;
Programs Committee, Networking Program Manager & Program Director, Leadership
Workshops Program Director. Nominated to be on the Board of Directors, 20162018.
Charities: SF-Marin Food Bank, Southern Poverty Law Center, American Heart Association, KQED and KCSM
First job: My first real job was at Russell Stover Candies in the Time-Life Building across the street from
Radio City Music Hall, but my first job in the industry was as a junior interior designer on a
project for Oppenheimer Holdings, whose headquarters was on the 34th floor of World
Trade Center 2.
Extracurricular passions: Spending time with my family and friends; volunteering for Moms Demand Action for
Common Gun Sense in America; listening to jazz; walking along the beach; and driving my
silver Porsche Boxster with the top downanywhere!
Travel tip: Never go in the direction my husband thinks is correctits always the other way!
Recent travel highlight: A reunion on each of four days this past May in NYC: with a close friend from elementary
school whom I hadnt seen in 10 years; with my first boyfriend from junior high school; with a
high school buddy and my science teacher that I hadnt seen in 43 years; and dinner out with five
friends I worked with at Earth Angel Caf while attending Parsons School of Design whom I hadnt
seen in 30 years.
Top Bay Area restaurant picks: Aslam Rassoi (Indian/Pakistani) in the Mission, and Ton Kiang on Geary for dim sum
15 minutes of fame: I had always joked that when I arrived in my dream city of San Francisco that it would be
announced, and that came true in an interview for what used to be the Chronicles Question
Man column in 1988.

3
(continued from page 3)

The inspiration was to insert A.C.T.s new theaters into the

shell of the derelict former cinemaoverlaying essential
modern theater elements onto the raw backdrop of the original
building, said Michael Duncan, design director at SOM. The
result has been an absolute transformation, providing intimate
creative spaces for artistic invention, as well as an innovative
and exciting theater experience.

One excellent example of this is The Rueff, a 140-seat event

and performance space above the front lobby, which specifi-
cally represents the fusion of historic and modern architecture.
The theaters box is framed by robust historic wood windows
restored and retrofitted with insulated glass, yet it is also de-
signed in a modern fashion, with breathtaking views of the Civic
Photos by Bruce Damonte
Center and San Francisco City Hall. The Rueff is now flexible
ing Services for LEED, and PrichardPeck Lighting. The result of enough to be used for multiple functions: classes, rehearsals,
the teams work is a theater that maintains its venerable char- workshops, performances, new play readings, and other events.
acter, while incorporating contemporary design and technology.
The 283-seat Toni Rembe Theater, which serves as The Strands
Together, A.C.T., SOM, and Page & Turnbull revived the Strand main stage, combines a shell of historic ornamental plasterwork
from an abandoned shell into an energetic structure that with state-of-the-art live performance technologies. Additional
enhances the neighborhood both aesthetically and culturally, changes to the former cinema include the conversion of seating
while also preserving its rich architecture and reducing its sight lines, as well as the capacity of the stage.
carbon footprint. The goal of the project was to merge the old
The rehabilitation of The Strand didnt quietly breathe new life; it
with the new by creatively infusing the 19th century building
revived the building with an amplified gust of creative energy, an
with modern design, contemporary technology, and flexible
spaces that are capable of serving multiple functions. (continues on page 5)

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(continued from page 4)

Photo by Bruce Damonte

intensity conveyed by the electric red hue of the buildings exterior, Preservation is exciting when it brings an old, storied building like
said Erin Ouborg, a project manager and conservator at Page & this back into use, says Carolyn Kiernat, a principal at Page & Turn-
Turnbull. The result is a building that can never again be ignored. bull. The old Strand Theater has many more stories yet to tell.

The interior underwent numerous other changes, including Thanks to the transparency of its faade, which allows The
the rehabilitation of the ornamental wood surrounds of the Strand to be a stage that engages with the community and
original exit doors, which were customized and relocated to draws it inside, the theater truly embodies the heart of
the lower level to frame the entrances to the public restrooms Market Street. A milestone of economic regeneration for the
and backstage green room for pre- and post-performance area, it connects a changing neighborhood with a cultural and

gatherings. These old doors are a wonderful contrast to the educational destination, calling on its place in history to shape
modern interior spaces. the citys future.

The metal-framed, pink neon letters displayed in the lobby were About the Authors
salvaged from the cinema marquee at the start of construction Debbie Leifer, LEED AP, Director of Marketing
and restored to working condition. Relocated, the original & Business Development at Page & Turnbull, has
been an active member of CREW SF since 2008
lettering lights up the lobby above the caf, providing a splash
and has been the program director for the Program
of color to the bright, white modern interior. Committees Leadership Workshops for the past two
years. Next year she will leave that role to serve on
The Strand also has become a community gathering space. It pro- the Board of Directors. She also works closely with the principals and
vides classroom and workshop space for A.C.T.s longstanding Mas- all three offices, helping to establish the strategic direction of the firm.
ter of Fine Arts, Young Conservatory, and Education & Community Gayle Tsern Strang, AIA, associate and project
programs. The nonprofit theater company also offers free access manager at Skidmore, Owings & Merrill LLP (SOM),
to The Strand to its partner organizations as part of its Community is an architect with over 15 years of experience and a
Space-Sharing Initiative, which is funded by grants from the San portfolio that includes civic, cultural, residential, and
education projects. At SOM, her projects include
Francisco Neighborhood Art Collaborative and the Kenneth Rainin A.C.T.s recently completed and award-winning
Foundation. Through the Strand, A.C.T. is uniting architecture and Strand Theatre, and residential and commercial developments in San
community to create a stronger Mid-Market neighborhood. Franciscos Transbay and Central SOMA districts.

5
A STORY OF TWO IDENTITIES:
Hakkasan Restaurant at One Kearny
2015 Christiana Kyrillou, Woods Bagot

Photos by Hakkasan

Three styles of architecture converge at the iconic One Kearny Hakkasans San Francisco locationdesigned in a collaboration
building, which anchors the significant intersection of Market, between Hakkasan, Paris design firm Gilles & Bossier, and
Kearny, and Geary Streets, once the location of the major news- Woods Bagotopened its doors in 2012 in a 10,000-square-
paper companies headquarters in the 19th century. Strikingly foot space, boasting 170 seats. The main dining room and the
visible from Third Street as one approaches the citys downtown, lounge optimize views along Market and Geary Streets through
this historic landmark was built in three phases: the original 1902 large windows. Wood-carved screens divide the dining and
French Renaissance Revival, 12-story Mutual Savings Bank de- bar areas, creating intimacy and privacy while also defining
signed by William Curlett, which survived the 1906 earthquake; the spaces. The bar, which adopts the wedge-shaped form of
the 1964 postmodern Charles W. Moore Annex fronting Kearny the original building and lot, is adorned with bronze and the
Street; and a newly constructed addition, to which the first two signature Hakkasan blue light. Two private dining rooms and
were joined in 2009 after being renovated and revitalized. the kitchen are located in the new addition of the building.

Upon completion of the addition, the owners of the building, The highly detailed wood screens are critical to the brand
One Kearny LLC, had a vision to bring a five-star Chinese language, the quality of the space, and the customer experience,
restaurant to the second floor. In 2011, Hakkasan agreed to the particularly in the transition after stepping off the private elevator
partnership, expanding into the San Francisco market. and into the second-floor restaurant. This was envisioned to carry
the customer through a wood-carved screen-lined, tunnel-like
Since its inception, Hakkasan has become one of the worlds
hallway before entering into the main space, though this was only
most notable global restaurants, and it presents a unique
partially realized as some screens were eliminated during design.
identity representative of contemporary Cantonese cuisine. The
restaurants interiors are famously opulent and vibrant, reflecting Given the historic status of the building, the design team worked
a sense of luxury through the use of Chinese screens and rich together with Page & Turnbull to ensure that the state and
materials and textures, which create an inviting atmosphere full federal historic preservation boards approved the design. The
of energy and intrigue. (continues on page 7)

6
(continued from page 6)

challenge was to maintain the historic integrity of the Charles experience. Since its completion, the restaurant has been very
Moore Annex, in particular the brick walls, while allowing for a successful and a major corner activator.
continuous reading of the ceiling visible from the Market Street
exterior. The mandate set forth was for all proposed treatments About the Author
Christiana Kyrillou, AIA, LEED, a senior associate at
to be completely reversible in order to avoid any significant Woods Bagot, has vast experience in architectural
impacts to these features of the building. design and leading complex mixed-use projects
from initial conception to final tenant occupation.
The approval process by the historic preservation boards Comfortable in a wide range of scales from master
required several iterations of the design supported by planning and architecture to detail-oriented
illustrative renderings. After months of negotiations, a balance interiors, she has found success both locally and internationally.
Rather than applying a singular approach, she believes that design
was struck between the historic defining features of the building
is best driven by developing unique solutions to client challenges,
and the brand-defining elements of the new Hakkasan. The allowing her work to embody a level of authenticity that is tailored to
final outcome was a respectful compromise that offers a unique the needs of future users.

7
 TENANT TALES: PianoFight Moves North to the TL

Photo by Andrew Hansen Strong

2015 Dan Williams, PianoFight

When my business partners and I first considered moving
PianoFight to the Tenderloin in 2010, our lawyers, advisors,
investors, friends, mothers, and girlfriends pretty much universally
questioned our sanity.

Never mind our gritty, humble beginnings in a small theater com-

plex with a 55-seat theater, a 65-seat theater, and a funky rehearsal
room (Off-Market Theaters) on the second floor of a lonely office
building just blocks away at 6th and Mission. Considering a per- Photo by Mark Semegen
manent move to the Tenderloin was proof that we had really gone company of theater-makers and artists in anticipation of PianoFights
off the deep end. It seemed that for most people the Tenderloin new home. That took a while of course, but we put together a deal
held a special place on their no-go list as somewhere they actually, that Im very proud of. Our plan was comprehensive and interesting
literally did. not. go. The only people that didnt question our san- and with it, we convinced a broad team of stakeholders that three
ity (at least publicly) were city officials, who were delighted that we young guys with a dream and relatively little experience were capa-
were young and crazy enough to take on the challenge. ble of turning a sacred but shuttered Italian restaurant into a thriving
theater arts venue dedicated to new and local work.
Our landlords were also delighted, of course. Hard to believe in
this current real estate climate, but just five years ago there werent Most of the old restaurant was demoed to make room for new
many callers for 5,000 square feet of restaurant/retail space at Taylor walls, doors, and ceilings, but our 42-seat theater sits in roughly
and Eddy. When we first toured the space, it still had quite a bit of the same footprint as the large banquet room, and the 92-seat
character from its 73 years of hosting Original Joes, the iconic Italian theater is where the old dishwashing and kitchen prep room
restaurant and San Francisco institution. The day we walked in, the used to be. We swung the bar around opposite the entrance
tables were still set, menus were ready to go, and that beautiful and the slotted front windows, and we commissioned a friend
bar with a sweeping Chicago rail stood ready for customers. The and local artist to build a mosaic of our Californicorn to put up
only oddities were the scars from the kitchen fire that shuttered the over the bar. We retrofitted and refurbished a few banquettes
placeand about three years worth of dust everywhere. and a booth saved from demolition, which really tied the room
together. And then we opened the doors.
We loved the place immediately. We didnt see the dust and the
bones of an old restaurant; we saw 19-foot ceilings perfect for Except that it was outrageously more difficult than that. It felt like
overhead lighting grids and a column structure at the back of every conceivable roadblock reached out to smack us around
the space that was ideal for black box theaters. And that bar. We roughly and teach us a lesson. Construction dragged, permitting
definitely saw that bar. A few hours later, we had at least seven was an elusive bear, and funds were constantly strainedwhich
or eight drunken napkin sketches of future floor plans that would Ive since learned is typical of construction projects, but this be-
eventually comprise a 92-seat theater, a 42-seat theater, and a ing our first, it stung particularly hard. But through the delays, the
full-service restaurant and bar with a cabaret stage. plan and our contingencies held up. And we had fantastic sup-
port from our investors and so many stakeholders who helped to
So we set about convincing our lawyers, recruiting investors, signing
push those doors open with us.
leases, negotiating loans, and firing up the now 40-strong creative (continues on page 11)

8
ADAPTIVE REUSE IN ACTION AT MARE ISLAND:
The Coal Sheds Redefined
2015 Michelle Jones, RIM Architects
Adaptive reuse: the process of reusing an old site or building
for a purpose other than that for which it was built or designed.

Mare Island in Vallejo is just that. Already, more than 70 historic

buildings, with over 1.5 million square feet, have been put back
into reuse, representing a strong preservation effort at the first
naval facility established on the West Coast.

Mare Island commenced operations in 1851. Since its closure

in 1996, the local community has rallied around the islands
Rendering of Building 45 by RIM Architects
conversion into a thriving residential and business community,
with an overall master plan guiding redevelopment. Every
day, the main developer, Lennar Mare Island, makes progress
cleaning up Mare Island, improving infrastructure, and preparing
new areas of the island for reuse.

Currently, Mare Island is home to more than 100 businesses

that occupy more than 3.5 million square feet of commercial
space, including Touro University and Blu Homes, an active
residential neighborhood with an 18-hole golf course, as well
as vast stretches of open space. The island is divided among Rendering of Coal Sheds west faades by RIM Architects
several mixed-use neighborhoods, the historic Ferry Landing path. This requires the original structures be rebranded and
area and the North Island area both being the main commercial renovated to honor and respect their architecture and history
neighborhoods skirting the waterfront. as well as appeal to the customer as a cohesive destination.
The Ferry Landing area is culturally rich with naval history and The proposed design is expected to retain the original roof
has many beautiful structures of historical significance. Work- forms, emphasize and highlight the original truss structure,
ing with Lennar Mare Island, RIM Architects developed a reuse and accent the thick concrete bin walls at the main entry to the
design of Building 45, a historic gem at the south end of Ferry complex. Retaining the existing structure couples perfectly with
Landing, originally a seam shop for sails for the Navy. It was des- the requirements for historic preservation. The exterior walls
ignated for reuse as office or light manufacturing space, with an would be re-clad with metal and wood siding, respecting the
annex perfectly situated for a caf. The interior environment of character of the board and batten siding of the original exterior.
exposed timber, brick, and raw concrete floors is highly desir-
able for tech, wine, and other entrepreneurial businesses. RIM Architects, working with local stakeholders and the
preservation community, will propose strong arrival features at
At the bridge between Ferry Landing and the Northern the west-to-east connection points by peeling off the cladding,
Waterfront sit the Coal Sheds, a series of nine buildings with glazing a portion of the faade, and expressing the internal truss
a prime waterfront location, initially constructed between 1901 structures. This will provide a clear view through the buildings
and 1903 as temporary coal storage for naval ships, and thus to the waterfront, demarking the point of arrival and circulation
they consisted solely of the structural roof trusses, roof, and to access the waterfront.
concrete bin walls at the west end. Over subsequent years, the
Navy enclosed the sheds, and most recently they have become By ferry, by bus, and by autohopefully in carpoolsthis vision
studios for artists and small businesses. should bring the community to experience this new waterfront
location with a rich history, one dormant for many years but come
The vision, originally established by the Vallejo community

to life again. If so, this will be a successful adaptive reuse that will
and being implemented by Lennar Mare Island, is to develop have sparked the resurgence of a once-vacant neighborhood.
these structures as a commercial mixed-use complex, with
About the Author
the Mare Island Brewing Co. being its first retail user to drive
Michelle Jones, AIA, NCIDQ, LEED AP BD&C,
further interest in the buildings. The anticipated tenant mix is the managing principal at RIM Architects San
for this developmentlocal manufacturers, product creators, Francisco office. She is active in the design-build
food and beverage purveyors, and other retailerswill create community and in CREW SF.
a destination for those seeking an experience off the beaten
9
 THE BATTERY: Rebirth of a San Francisco Treasure
2015 Morgan Ward, RETS Associates

Photos by Eszter + David

At 717 Battery Street sits a building on a site rich with history. With the help of the Holmes Culley structural engineering
Named The Battery, it is now home to a members-only club team, an approach called performance-based building
that boasts a spa, a fitness center, 15 guest suites, an upscale design was used to model the building to see how it
restaurant, and a 6,000-square-foot rooftop penthouse. performed during seismic activity. The team wanted to
maintain as much of the beautiful, authentic exposed brick as
But the building was not always a lavish club. Formerly on San
possible while making sure that the building was up to code.
Franciscos shoreline, the first building on the site was a factory
Fortunately, the team did not have to cover up the brick.
built in the 1830s by Alpheus Basil Thompson. During the 1906
Instead, moment-resisting frames that fit in aesthetically with
earthquake, this original building (then the Musto Factory)
the building but still highlighted the brickwork were added
caught fire and burned down, after which it was completely
around the majority of the structure.
rebuilt. The new building hosted a number of businesses
over the next five decades, including a candy manufacturer, a
crafting business, and eventually office space in the 1960s. The Batterys respect for the past
Michael and Xochi Birch purchased 717 Battery after selling their
and intentions for the future make it
social networking site (Bebo) to AOL in 2008. They approached a noteworthy establishment that will
FME Architecture + Design, a local architecture firm, with their combine history, community, and San
vision of turning the building into a tech incubator space. But early Francisco life for many years to come.
in the process, the couple had a change of heart and presented
FME with a different idea. Shortly after, The Battery was born.
FME also determined that the owners ultimate vision of
The Birches new dream was to bring a London-style private the club wouldnt fit into the space of the building. So they
club to beautiful San Francisco, a club that could cater to a added a fourth-floor penthouse with incredible views of
diverse array of people. Along with the team at FME and Ken the San Francisco skyline. The penthouse is enclosed with
Fulks interior design, they set a goal of respecting the history a custom glass curtain wall system and features a walk-in
of the building by maintaining its timelessness and but also closet, fireplace, outdoor patio, fire pit, and infinity hot tub.
marrying it with the contemporary San Francisco lifestyle. The Even though additional stories would have fit within allowable
team at FME, led by senior project architect Greg Sheppard, height limits, the team decided to forgo adding an additional
set out to keep as much of the brick-and-timber building as floor in order to keep peace with the surrounding community.
possible intact while making it structurally sound. (continues on page 11)

10
 (continued from page 10)

Sheppard and the FME team realized they had to invent and Fulk added both timeless and modern dcor, which echoed the
create more space in other ways, so with the help of BCCI original intentions to marry the old with the new.
Construction they lowered the floor in the basement several
Since opening two years ago, The Battery has attracted an
feet. They added new foundations under each original column
eclectic membership that value the club as a place that creates
and extended the exterior walls a few feet. The columns were
community. For example, there are no cell phones or photos
lengthened and the basement was waterproofed. This created
allowed in The Battery, and everyone adheres to the rule that
more usable space for the spa and fitness facilities.
computers must be off and put away in the evening. This
During this process, crews found an original light well that had brings a community together free from the ties of technology.
been covered up in the 1960s when the building was converted While the structure of the building and its design balance
to office space. Wanting to incorporate this historic piece into history with the modern world, the atmosphere of the club
the building, the owners looked for unique solutions. It was balances work with life.
decided that the light well would be kept and revamped to
717 Battery, reinvented over the decades, has stood the test of
bring natural light into the basement.
time. The Batterys respect for the past and intentions for the future

Once the building was stabilized, the team was able to add in make it a noteworthy establishment that will combine history,
fun touches, such as a suspended, glass-enclosed steel staircase community, and San Francisco life for many years to come.
reminiscent of M.C. Escher and a Willy Wonkastyle elevator
About the Author
surrounded by glass (both LCD and regular) and with a privacy
Morgan Ward is a director at RETS Associates (Real
glass floor. The elevator was custom built by KONE Elevators Estate Talent Solutions), an executive search firm
and Escalators and features one of the only glass counterweights specializing in the recruiting and placement of
made for an elevator. Both the staircase and the elevator shy away interim, permanent, and executive candidates in the
commercial real estate industry. She concentrates
from bulky and distracting beams in order to keep movement
on recruitment for accounting, finance, property
in the building fluid. A glass bridge from the main space to the management, and construction roles. She focuses on the full scope
courtyard was then also introduced. Next, interior designer Ken of the process and interacts with both clients and candidates.

(continued from page 8)

One of the most important stakeholders was the neighbor- The work is surely not over, and in fact theres a long way to go.
hood itself. The TL is a vibrant and social urban place, with Weve made promises to people that will take years to deliver

all walks of life moving in and around and through it. It is con- on. At least now, with a thriving new business carved out of a va-
stantly churning and writhing and rolling around in front of our cant block in the TL, theyve stopped questioning our sanity.
doors, and we quickly realized that we would need to embrace About the Author
the neighborhood or it would roll right over us. With help and Dan Williams is the cofounder and executive director
inspiration from several neighborhood leaders who warmly of PianoFight, established in 2007. He also co-owns
and operates the physical operations at 144 Taylor
met our embrace, and through our commitment to providing
Street in the Tenderloin, San Francisco. PianoFight
a space where local artists can thrive and local audiences can is most efficiently described as a theater company
discover, weve earned respect and a place in our new and be- committed to producing new work by new artists,
loved neighborhood. though thats hardly all it does.

11
REBIRTH OF SFs FIRST SKYSCRAPER: 140 New Montgomery
2015 Nina Mahjoub, Holmes Culley; and Katy Hearey, Holmes Culley

Photos by Tim Griffith

Despite its early glory, this building sat empty and unused for
The best building type for modern nearly a decade before Pacific Bell sold it in 2007 to devel-
office buildings is the reappropriation oper Wilson Meany. The vision for the restored building was
of 1920s Art Deco buildings. to honor its original inception as a modern communication
hub and a center of innovation by providing state-of-the-art
So stated a panelist at this years Urban Land Institute (ULI) Fall technology infrastructure and flexible workspaces, all within a
Meeting. Given their large floor plates, wonderful detailing, historic high-rise.
and historic attributes, these buildings have the bones and
The building, designed by Timothy Pflueger, was originally built
character that modern buildings do not. Most importantly,
with a concrete-encased riveted steel structure with masonry
even with a sizable capital investment for improvements, the
infill and terra-cotta faades. Holmes Culley designed the
Class A rental income covers and makes possible this type
full seismic upgrade to strengthen this existing structure. A
of reinvestment.
nonlinear, performance-based engineering model was digitally
In 1927, the Pacific Telephone and Telegraph Building in San built to look beyond conservative building codes and better
Francisco was heralded by the media and the owner as the understand the areas with the most vulnerability. Calculating
Monument of Talk. At the time, it was the tallest building in precise, limited locations in need of additional strengthening
the city, with the most technologically advanced infrastructure allowed the new open floor plates to be laid out efficiently
that allowed new forms of communication. The importance while also exposing the masonry exterior walls. New shear walls
of the building was highlighted by a 1929 visit from Winston were limited to the new core and expanded egress. Buckling-
Churchill, who made one of the first transatlantic calls. The restrained braces and outrigger trusses allow the building to be
26-story historic layout included double-loaded corridors for stabilized with minimal impact on the rentable floor area.
offices and switch rooms with ornately decorated spaces. (continues on page 13)

12
(continued from page 12)

Page and Turnbull and Perkins + Will worked together to preserve Base Building Project Team:
both the buildings faade and its existing polychrome lobby. No Owner: Stockbridge Capital Group; Developer & Property
elements of the new structural system were introduced into the Manager: Wilson Meany; Contractor: Plant Construction
historic marble-and-bronze Art Deco lobby, leaving it as a charm- Company; Architect: Perkins + Will; Structural Engineer:
ing entre to the past splendor of the era. (The lobby is flanked by Holmes Culley; Historic Preservation: Page & Turnbull; Land-

two impressive gourmet restaurants, Trou Normand and Mourad, scape Design: GLS Landscape; Lighting Design: Horton Lees
each with unique and memorable designs.) The exterior faade Brogden.
was preserved, though new operable windows replaced existing
About the Authors
ones with higher performance but similar dimensions.
Nina Mahjoub, PE, senior engineer at Holmes
Culley, leads the new office in Los Angeles, where
The developer knew that in order to attract the most promis-
she has recently joined CREW. She utilized her
ing tenants, the buildings historic features would need to be expertise in the retrofit of historic structures as the
useful as well as celebrated. So 140NM, as it was marketed, project manager of the structural engineering for
has become a modern, efficient, LEED Gold building with 140 New Montgomery. Her passion for historic
structures and travel have resulted in her pursuit of a Masters of
a desirable urban location. Perkins + Will also worked with
Historic Sites through UNESCO. She returned from her studies in
Wilson Meany to create open, expansive floor plates with ef- Italy with a stronger passion for the care, preservation, and reuse
ficient cores in order to be appealing to a wide range of ten- of buildings and historic places.
ants. Companies such as Yelp, Bloomberg, G2 Insurance, Lu- Katy Hearey, AIA, associate principal at Holmes
minosity, and Knoll quickly picked up the leasable space. Each Culley, oversees the business development
of the tenant improvements left areas of the exposed historic and marketing of the San Francisco and Los
Angeles offices. She is involved in the pursuit
structure to contrast with and enhance the new buildouts.
of new projects and connections, as well as the
The care in which the building has been adapted and repositioned celebration of completed projects. She has been
part of CREW SF since 2013. With offices in California, New
extends the building and its use through the coming decades. It Zealand, and Australia, Holmes Culley and Holmes Fire provide
has returned to its origin as a vibrant bustling office tower, nurtur- structural engineering and fire engineering throughout the
ing new technologies while celebrating its impressive history. western United States.

13
THE PRESIDIO OFFICERS CLUB Reimagined
2015 James Mallery, Perkins + Will

The recent transformation of San Franciscos Presidio Officers

Club preserves our heritage by peeling back the layers of his-
tory, while at the same time repurposing obsolete spaces and
infusing them with new life.

Although it is a California Historical Landmark, part of the Presidios

National Historic Landmark District, piecemeal additions to it over
the years led to an unintelligible array of underutilized, deficient
spaces that obscured its historic character. In 2008, the Presidio
Trust hired SMWM/Perkins + Will to renovate the building. We
were charged with sensitively integrating accessibility and seismic
upgrades into the existing structure, coupled with the larger
goal of converting the complex into an invigorated, historically
respectful, multifunctional popular cultural destination. Taken as
Photos by Tim Griffith
a whole, our ultimate design is nearly as multifaceted as was the
building itself. sequence. All this was to be achieved while accentuating the
narrative of the historic structure.
Our greatest challenge stemmed from the complex and layered
history of the building. The oldest pieces of the Officers Following a programming and historical inquiry phase complet-
Clubtoday known as the Mesa and Anza Roomswere built ed in collaboration with the Presidio Trust, it was decided that
in 1776 as part of the original Spanish garrison. In fact, along the project would include a visitor center, an archeology center,
with Mission Dolores, the Presidio Officers Club is one of just new and refurbished classrooms, meeting spaces, interpretive
two extant Spanish-era structures in San Francisco. During the exhibits, and a restaurant. The ultimate design drew on several
Spanish, Mexican, and American military periods, the Presidio distinct approaches: preservation of the historic core, exposure
Officers Club served as an officers social center and underwent and interpretation of the physical layers of history, reuse and
frequent ad hoc incremental growth. reinvention of less historic areas, and construction of new circu-
lation paths and exterior courtyards.
In the mid-1880s the Moraga Room, a large Victorian pavilion,
was added in the middle of the older adobe structure. A half- Where adobe remained, the Presidio Trust utilized innovative
century later, in the 1930s, the Moraga Room was updated technologies in combination with traditional building practices
to reflect the then-popular Mission Revival style, giving it the to retrofit and restore the historic core. With the aid of thermal
look that we recognize today. Many small additions followed, imaging, the Presidio Trust was able to chart moisture levels
and by the 1970s, it stood as an incoherent mlange of layered inside wall cavities without damaging them. Such nondestructive
adobe, concrete, and steel- and wood-frame structures. In 1972 testing saved most of the original adobe and plaster walls, and
architect Robert Wong added a massive two-story Mission repairs were needed only in select locations. In a few instances,
Revival style structure south of the Moraga Room. builders exposed adobe walls and infilled gaps with the
identical formula first used by Spanish settlers.
At the time that SMWM/Perkins + Will took on the project, the
Presidio Officers Club was underutilized and housed a series The more recent, incrementally added portion, which occupied
of obsolete spaces. Our design sought to add logic and clarity most of the area between the historic core to the north and
to the plan, incorporating iconic spaces in a flexible and logical (continues on page 15)

14
 (continued from page 14)

the 1972 addition to the south, required focused, case-specific developed a street scheme, which drew inspiration from an actual
interventions. We ultimately drew on nearly all available road that once bisected the site. In essence, we separated the area
options: rebuilding, restoring, repurposing, relocating, and between the original historic core and the 1972 structure with a car-
where necessary, selective demolition. For example, existing ingly planted and sunny courtyard and transparent glass passages.
classrooms were upgraded and reconfigured with new operable This move hugely simplified the plan and, in the process, exposed
glass walls opening onto a long-hidden wall. the exterior Moraga Room wall and fireplace that had been hidden
for decades. Notably, the street scheme courtyard is home to one
In another example, next to the historic Arguello Room, a
of Andy Goldsworthys signature works of art at the Presidio, Earth
formerly interior room, was liberated and once again made
Wall. The new courtyard, along with the enlarged lobby, today acts
exterior; today the Arguello Restaurant opens onto that restored
as a vibrant and bustling hub of activity that links the historic core,
courtyard. And in the case of the Garden Room, we reconstructed
classrooms, and several large assembly halls.
a portion of the venerable structure. The Garden Room juts out
of the Moraga Room and originally had windows looking onto Perhaps the best compliment one can give the new Presidio Officers
an exterior garden. Over time, however, incremental additions Club is that the extent of the recent intervention is not readily
relegated the once-charming Garden Room to a largely apparent. Design principal Cathy Simon explained, Our goal was
forgotten position. Working with the Presidio Trust, we designed to seamlessly bring this marvelous place to a new and vibrant lifestyle
a restored Garden Room that now serves as the backdrop to the at the heart of the Presidio, while both clarifying and honoring
new, rationalized entrance lobby sequence. its fascinating and layered history. The recent announcement
that the Presidio Officers Club won a 2015 Governors Historic
The two-story 1972 southern addition posed unique challenges.
Preservation Award, which recognizes projects that demonstrate
Its concrete structure was sound and provided two large assembly

significant achievements in preserving the heritage of California, is
spaces crucial for the buildings new program. However, it needed a
a testament to its successful transformation.
major renovation and new elements such as service areas, restrooms,
About the Author
warming kitchens, and elevators. (The original design did not provide
James Mallery, AIA, is a senior associate at the San
elevators because, as the story goes, the second floor was for young, Francisco office of Perkins + Will, and over the past
able-bodied officers who could walk up stairs!) The renovated and 10 years there has specialized on adaptive reuse and
adapted rooms now house a permanent exhibit of Presidio history on preservation projects. In addition to the Presidio
Officers Club, he also worked on the rehabilitation
the first floor and an updated, airy assembly hall on the second floor
of Timothy Pfluegers Art Deco masterpiece 140
with stunning Bay and Golden Gate Bridge views. New Montgomery, the adaptive reuse of 375 Beale Street, and the
recently opened Tenderloin Museum. James is a licensed architect
Moreover, when compared to the adobe-and-wood structure, the and also holds a PhD in San Francisco history. In his free time, he
scale of the 1972 concrete addition seemed jarringly massive, so we teaches architectural history at the Academy of Art.

15
RESTAURANT REPORT
Comstock Saloon
2015 Angie Sommer, ZFA Structural Engineers
If youre looking for a fresh cocktail in a very, very old building,
North Beachs Comstock Saloon is about the best youll find
round these here parts. Opened in May of 2010 by bartenders
Jeff Hollinger and Jonny Raglin plus San Francisco restaurateur
Bill Russell-Shapiro, all of Absinthe Brasserie & Bar, Comstock
wasnt just bestowed a pre-Prohibition theme; the building
and several notable features actually are from that era.

The history of the property extends back to 1853, says co-owner

Jonny Raglin, who knows more than a bit of history about the
surrounding area (and, indeed, the whole city). Originally housing
the Billy Goat Saloon with its frontage around the corner on
Kearny Street, the building was rebuilt in 1907 after it was lost
in the fire the previous year. With its storefront facing northeast
on Columbus Avenue as it does today, the bar space reopened
as the Andromeda Saloon, then became the Andromeda Caf
during Prohibition. The most recent occupant was the SF Brewing
Company, whose proprietor moved into the spot sometime in the
1980s and sold the place to the Comstock crew in 2009.

The building was in shambles when they took the project on, Raglin
reports. His and Hollingers approach wasnt a gut-and-remodel,
however, as is so common with old buildings in our city. Instead
they painstakingly restored the historical aspects of the interior.
Photos courtesy of Comstock Saloon
It wasnt the easy way to do it, but [our work] shows, notes
arena in the Old West. So it came to be that characters like Jack
Raglin, and hes right. Walking into the space, customers are
Johnsonwho would later become the first African-American
transported back to the turn of the last century via the period
heavyweight championwould drink there, and Jack Dempsey,
dcor, as well as the food and drinks that hark back to their
a boxer turned cultural icon, worked there as a doorman.
century-old roots.
Even the food and drink are thoughtfully themed for the era.
Raglin is proud to have restored some very special architectural
Raglin recalls diligently scouring antique bookstores for old
features of the 1907 structure, including the original tile floor
recipe books containing the secrets to pre-Prohibition cocktails,
and tin ceilings in the upper bar; the main bars tile troughs
which, though not terribly complicated, werent as easily found on
(whose historical purpose is notably debated); the gorgeous
the Internet as they are today. All the cocktails on the menu are
back bar that Raglin guesses was saved from the 1906 fire from
old classics, and even Anthony Bourdain enjoyed a libation or two
a nearby tavern; andperhaps his proudest achievement
at the antique bar top on a 2012 episode of his show The Layover.
the oldest bar top in the city, made of Cuban mahogany that
Raglin himself painstakingly restored over a six-week period. But lets be sure to remember the food, since saloon makes
some forget that the selective menu is worth booking for
After their six-month restoration project, Raglin noted with
a birthday dinner. Not your standard 2015 pub fare, it pays
both awe and reverence that, indeed, they dont build things
homage to the days before the mighty refrigerator by relying on
like they used to.
embellishments derived from age-old techniques, like pickling,
Other dcor echoes the bars ties to the sport of boxing: original salting, and curing. Raglin is quick to remind us that many of
newspaper pressings, posters for hundred-year-old boxing these techniques gave birth to food items we know and love,
matches, and old photos. It turns out that the owner of the even in the 21st century. The menu changes periodically, but
Andromeda Saloon in the early part of the 20th century was also sample dishes include appetizers such as the pickled egg, Cabot
the owner of the nearby Broadway Athletic Club, a premier boxing (continues on page 17)

16
(continued from page 16)

cheddar and pimento cheese with housemade saltines, and lamb Comstock can be found on the old dusty trail at the corner of
meatballs, while the short but sweet list of mains might offer items Columbus and Kearny, or online at www.comstocksaloon.com.
like a roasted half-chicken, a burger with pickles and fries, and one
About the Author
item thats always on the menu, housemade pot pie.
Angie Sommer is a senior engineer at
ZFA Structural Engineers, a medium-sized
Of course, not everything inside Comstock is the way it would
engineering firm with five Bay Area offices
have been a hundred years ago. For example, they kindly allow and a broad range of experience in the
women to patronize the establishment as customers, not just commercial, residential, educational, retrofit,
work as staff. Theyve also made additions to the spacea and correctional sectors. In her spare time, she
writes restaurant reviews for her blog, Broccoli and Chocolate
wing wall here, a secondary bar therebut always with careful
(broccoliandchocolate.com); helps people write wedding
consideration of how the new and the old meet and mingle. In vows and construct ceremonies via her business, Vow Muse

an age where were so often looking toward the future, its nice (vowmuse.com); and is a cofounder of a small collective of
to see (and taste) a true relic from the past. copywriters, Copy Muse (copymuse.com).

17
 From School to Scholarship
to Career in 3 Steps:
A CREW SF Rising Leaders Story
Step 1: Focus
When Erica Chan was in the Ross School of Business at the
University of Michigan, her classmates were planning careers in
investment banking or consulting. But she knew all along that
commercial real estate beckoned.

I was born in Hong Kong, and real estate is really big there. Its
something very tangible. Even when I was little, I always wanted
A to Z, says Erica. Involvement in CREW allows her to glean
to build my own building, she says.
something from all those disciplines, Erica notes.
While researching education support, Erica found out about
Erica attended the recent Network convention in Seattle. Among
the CREW Network Foundation and applied for a scholarship.
the many aspects of the convention she enjoyed, Erica noted a
She was awarded $5,000 in tuition assistance, along with
few top take-aways:
complimentary admission to the Annual Convention and
Marketplace. Hungry to meet other real estate professionals, 1. Learning from all the sessions and other peoples experienc-
Erica found herself at the Miami convention in 2014. es: You can never have too much knowledge. I will never
stop learning.
Step 2: Seize the Opportunity
With her laser-like focus on what she wants, Erica attended the 2. Meeting lots of great people: In Seattle, there were over a
CREW Convention seeking a job. While networking in Miami, thousand people attending and everyone was so kind and
Erica met HR staff and analysts from the Bay Area Prudential Real genuinetheyre very willing to talk to you and share their
Estate Investors, which was seeking talent at the convention. experiences.
Soon enough, Erica landed an offer to move to San Francisco
3. Giving back: I loved meeting young students who are like
for her new career in real estate finance.
how I was at last years Miami convention: exploring different

While shed never lived in the Bay Area before, Erica is sold on San areas of real estate with a keen interest in learning, meeting
Francisco. Ive been here for only three months and I love it! new people, and starting a career.

Step 3: Stay Connected

Sure, Erica could have just gotten
her job and ended her affiliation
with CREW. However she not only
recognizes the value of the Net-
work but also wants to give back.
An Event Honoring Diversity &
Womens Leadership in Commercial Real Estate
Erica joined CREW SFs Rising
Leaders Committee, for those
new to the industry. While she
loves her job in finance, shes SAVE THE DATE: FEBRUARY 25, 2016
interested in exploring all facets Julia Morgan Ballroom, San Francisco
of real estate and says that CREW
offers a window on all aspects. www.ElevateBayArea.com
Real estate is a big industry, from
commercial real estate developers Brought to you by:
to real estate investment trusts
(REITs), involving a broad
understanding of debt, equity,
contracts, laws, and tax regulations.
I just want to learn everything, from

18
A WORD FROM OUR SPONSORS
AND THAT WORD IS...

Quality Partnership

At BCCI Construction Company, our mission is to expand We plan, we adapt, and were proactive. With over one hundred
the role of builder, taking it beyond vendor and contractor to years of experience, Hathaway Dinwiddie knows it takes a team
collaborator and confidant. Ranked as a Top Contractor by to get the job done. From the moment we first engage with our
ENR California and the San Francisco Business Times, BCCI clients, we actively collaborate and think ahead. We dont stop
is a leading commercial general contractor with offices in San until we deliver what you believe to be the best value for your
Francisco and Palo Alto. Established in 1986, BCCI provides project. This approach drives all of our client relationships.
comprehensive construction services to take your project from
concept to completion. True collaboration is a strategic meeting of minds. With
Hathaway Dinwiddie, youre assured a proactive partnership.
BCCIs team is honored to have worked on numerous projects We actively involve a complex team of consultants, contractors,
that have been awarded local and national design recognition. architects, and others, planning each activity to keep you, the
With a portfolio that includes new construction, major building client, informed along the way.
renovations, historic restorations, seismic upgrades, and
tenant improvement projects, BCCI offers a unique range of No job is too big or too small, and we relish new challenges. Our
preconstruction, design-build, project management, sustainable adaptive process features a unique blend of past experience
construction, and LEED consulting services. and forward thinking that adjusts to each partner and their
goals. Weve been there, done that, but each partnership also
As part of our commitment to sustainability, our team of green poses its own circumstances to which we can respond.
building experts has completed over 50 projects that have
achieved or are seeking LEED certification, including Californias Hathaway Dinwiddies leadership in the construction industry is
first LEED for Commercial Interiors (CI)certified project and built upon the professionalism and dedication of our employees,
one of only two LEED v4 CI beta projects in the United States, combined with the integrity of our client relationships. This
which is targeting Platinum certification. Additionally BCCI is foundation has fostered a culture that incorporates client
currently working on Californias first ground-up building seeking focus, innovative thinking, proactivity, and teamwork to deliver
certification through the WELL Building Standard for Core and superior services.
Shell, as well as a tenant improvement project that is targeting www.hdcco.com
certification through WELL for New and Existing Interiors.

BCCI is pleased to sponsor CREW SF and support its mission

of elevating women in every sector of the commercial real
estate industry.

We invite you to find out how BCCI can add value and deliver
exceptional service and quality on your next construction
project. Contact us at info@bcciconst.com or (415) 817-5100.
www.bcciconst.com

19
 cb2 Builders
GCI General Contractors
Grosvenor
Holland and Knight
Hudson Pacific
Kilroy
Langan
MBH Architects
Page and Turnbull
Pankow
Paradigm
Prudential
Richlen
Sheppard Mullin
The Swig Company
WRA