Presentation Senior Housing
San Francisco
Hardison Komatsu Ivelich & Tucker

Site location: urban
Site area: 0.43 acres
Site capacity: 93 units
Total project cost: $16,876,812

Architect’s Statement

Presentation Senior Community was conceived as a new affordable senior housing project in a dense, urban area of San Francisco known as the Tenderloin. For decades, this neighborhood has housed the disenfranchised, including seniors and recent immigrants, who generally reside in substandard living conditions in older apartment buildings. Our design maximized the use of the site for the possible number of residential units that are allowed within the zoning requirements, resulting in a midrise structure.

As a program component, we integrated common space and supportive services so that residents would have both a sense of community and the support they might require for health and well-being in their later years. An adult day health center serves both the residents and the neighborhood at large, providing health care, counseling, exercise, and nutritious meals as a part of a whole system of support.

Owner’s Statement

Presentation Senior Community is a model affordable senior housing development that enables very-low-income, frail elders to age in place. This neighborhood-serving resource integrates affordable housing for frail elders with on-site adult day health services and a community performing arts space. Elders can live independently longer because of access to intensive services provided by the adult day health center on the complex’s ground floor. Included in the complex is a 2,000-square foot performing arts space operated by EXIT Theater. The theater space also is available to residents for daytime activities and programs.

Response to Codes and Regulations

The building had to conform to San Francisco’s Proposition K, an ordinance that prevents new buildings from casting any shadows on nearby public parks. Since this building is right next to Boeddeker Park, its proximity to the park was a critical part of the design.

We conducted extensive shadow studies and stepped back and molded the building to comply with Proposition K. This restriction and design constraint actually added to the building’s desirable massing, although it did decrease the possible number of residential living units.

Major Design Objectives and Responses

Make provisions for security

The residents, staff, and visitors needed to feel secure in a neighborhood that has had difficulties with homelessness, drugs, and other problems. There is a security system for entry to the building, including a reception desk with a view of the front door and camera monitors at both the adult day health and theatre entrances.

Focus on residential layout

Because the units are generally small, a sense of scale and openness were important. We concentrated on floor-to-floor height, and smoothed and painted the underside of the structural slab to gain as much height in the rooms as possible. Also, bay windows provide additional space and more light and air to each apartment.

Create common space

The building features inviting space and a sense of community within. Each floor has an individual lounge space, and a central community room is on the first floor off the lobby. Adjacent to the community room is a sunny, well-landscaped courtyard.

Specific Project Challenges and Responses

Work around adjacent properties

Beyond the fact that the building was next to a rather dangerous public park, which required a secure yet attractive fence barrier, adjacent buildings posed additional challenges. One neighboring apartment building required that an exit be provided from the rear lot. We had to integrate this exit into the design.

Improve soil conditions

As is very common in this neighborhood, we encountered toxic and hazardous soil that needed remediation work. This work added cost and time to the construction schedule.

Use durable materials

The cost constraints dictated that we use practical, cost-effective materials that are also long lasting. On the first floor, we used granite ceramic tile, which continues up to other floors in select areas. This material not only provides an attractive, expensive looking exterior, but also handles the problems of graffiti and other potential damage at the street level.

Operational Assumptions and Responses

Create a low-maintenance building

The building had to be as maintenance friendly as possible because of the tight operations budget. We used easy-to-clean, durable materials on the floors and walls. For example, main entrances and lobby feature attractive patterns of vinyl composition tile.

Ensure flexibility

It was important that the building be as flexible as possible over time. A lounge may be used for a computer room one time or an exercise or meeting space another time. Spaces big enough to be multifunctional yet manageable were critical to the life of the building.

Goals of the Client and Design Team Solutions

Plan for supportive services

The client was determined to maintain supportive services with an outside provider so that residents would have convenient, available resources. A resident can easily walk from the lobby into the adult day health area; this convenience serves as both an attractive feature of the building and a means of satisfying a distinct need.

Create outdoor space

Since the confines of a tight urban environment can be oppressive, the client’s objective of providing inviting space was important. The facility maintains a conveniently located courtyard with landscaping and places to sit and gather. This allows residents who live above to look down on an attractive area from their own apartments.

Provide neighborhood supporting enterprises

Providing a neighborhood theater within the context of this building was both a client challenge and a goal achieved. The available space became apparent during the early stages of design and not only supports an appropriate performance space for the residents, but also provides a local theater group with much-needed space.

For Completed Facilities

The program has been successful: residents happily inhabit the apartment and common spaces as intended. Residents are using the adult day health component and the community room to maximum potential. The mail room, laundry room, and lounge on each floor provide convenient places for social interaction among residents, a vital component of this building.

Jury’s Comments

This affordable housing project is located on a rectified brownfield site and includes on-site health care services that promote aging in place. The project also includes physical therapy services and the EXIT Theater, all of which are available to the community at-large. The facility integrates community services, the community, and the senior residents living in the building.

The project overcame substantial site issues while maintaining an affordable budget. The units, although minimal in size, maximize every square foot, including bay windows to maximize natural light. Overall, this project is an excellent example of the current trend of providing services to residents, versus residents moving from one level of care to another.

Status of the project: completed April 2001
Facility administrator: Barbara Gualco, Jose Vega (on-site manager)
Owner: Mercy Housing California
Architect: Hardison Komatsu Ivelich & Tucker
Interior designer: Kai-Yee Woo & Associates
Landscape architect: Keller Mitchell & Co.
Structural engineer: Watry Design Group
Mechanical engineer: Tommy Siu & Associates
Electrical engineer: Bhatia Associates
Civil engineer: KCA Engineers
Contractor: Cahill Construction

Construction Costs
The following information is based on actual costs.
Final construction costs as of April 2001.
Building costs
Total building costs: $12,235,501
Site costs
Total site costs : $900,000
Total project costs: $16,876,812