2024 USGBC-CA Green Building Awards
Merit in Zero Waste & Circular Solutions
Situated in San Francisco's urban landscape, this Class A Historic asset, dating back to 1921, had fallen victim to neglect, underutilization, and vacancy. Its significance as a gateway to the culturally rich and lively Chinatown was overshadowed by its dilapidated state, worsened by the pandemic-induced biases affecting the neighborhood. With ground-floor retail struggling to regain traction after months of closure due to city protocols, the restoration project aimed to preserve the building's historical integrity while navigating local building codes and preservation guidelines. Moreover, the team sought to address social and economic concerns for both retail tenants and the building owner. A commitment to sustainability guided the decision to reuse at least 90% of the building's structural elements, mindful of the historical fabric. Despite its nearly century-old age, the focus was on efficiency improvements, energy reduction, and the strategic conversion of upper floors into much-needed, thermally comfortable housing units. The phased approach commenced with the third-floor units, benefiting from ample daylight and scenic views, aligning with the city's housing needs. The next phase involved increasing the appeal of ground floor retail and increasing accessibility on a high sloping street. All this time the building facade cleanup and restoration continued carefully.
Restoration involved implementing sustainable practices, such as energy-efficient upgrades and reuse of existing materials reducing environmental impact but also lowers operating costs for the owner/occupants over time. Adding insulation to walls, floors, and roofs improved thermal performance without compromising the historic fabric of the building. Air leaks and cracks were sealed in the building envelope to improve energy efficiency and reduce drafts. HVAC systems were upgraded with energy- efficient models that can reduce energy consumption while maintaining indoor comfort levels. Lighting was also upgraded on the second/third floor with Code minimum fixtures and low-flow fixtures to reduce consumption and lower utility costs.
Historic materials embody the energy used to extract, manufacture, and transport them to the site. By retaining and refurbishing existing materials, the embodied energy is conserved, resulting in lower overall environmental impact compared to using new materials. Reusing the Structure, enclosure and materials as much as possible after careful survey was the team’s biggest goal.
Historic materials such as brick are often more durable than modern alternatives. By preserving these materials, the need for frequent replacements was minimized, reducing resource consumption and waste generation. The thermal mass properties of the existing enclosure helps to regulate indoor temperatures.
The building occupies an existing urban lot, leaving surrounding green space intact. By choosing to restore rather than demolish, the team preserved green areas, like the park across the street promoting biodiversity in an urban environment. Restoring the project also involved reusing existing infrastructure rather than building new structures on undeveloped land. The building is also located in a walkable neighborhood with access to public transportation. By restoring the building into a mixed-use occupancy, the project team is promoting sustainable transportation options such as walking, cycling, and public transit, reducing the need for car-dependent lifestyles and associated habitat destruction. Renovating this historic building demonstrates a commitment to the local community to support economic recovery efforts after the pandemic. Retail tenants benefited from increased community engagement and support as the renovation project generated interest in the revitalized space. The renovation process provided an opportunity for the building owner and retail tenants to collaborate closely and address shared concerns.
Engaging tenants in the renovation planning fostered a sense of ownership and investment in the project's success. Upgrades such as touchless entry systems, improved ventilation, and enhanced sanitation protocols instilled confidence and mitigated concerns related to COVID-19 transmission.
Restoring this dilapidated historic property in an urban setting has had far-reaching benefits for the building owner, occupants, and the surrounding community, contributing to economic, cultural, and social vitality. The restoration catalyzed broader revitalization efforts within the community inspiring other property owners to invest in restoration projects, leading to overall neighborhood improvement and economic development.
The owner wanted to contribute to preserving the cultural heritage of the urban area, not only adding to the neighborhood's character and charm but also fostering a sense of pride and identity among occupants and the local community. A restored historic property, whose change of use from commercial to residential stands out in the market and has been able to attract tenants who value unique and well- maintained spaces thus reducing vacancy rates, leading to more stable rental income in a depressed commercial market. Restoration also led to an increase in the property's value due to improved aesthetics, structural integrity, upgrading amenities, improving safety standards, enhancing living conditions. And historical significance providing a better return on investment for the owner. Occupants benefit from modern comforts while still enjoying the historic charm and character of the building.