110 The Embarcadero: A Home for Ideas
In late 2012, the Club purchased the 100+ year old building on San Francisco’s waterfront with plans for its complete renovation. The new building—including its transparent glass front along The Embarcadero—will be the Club’s first permanent headquarters, a physical symbol of the visions and ideals of the Club’s founders in 1903, when they set out to create an Agora or “open place of assembly” for San Francisco.
110 The Embarcadero: A Home for Ideas Location and Site Context
110 The Embarcadero: A Home for Ideas Location and Site Context
110 The Embarcadero
110 The Embarcadero: A Home for Ideas Timeline of the Building Site
1906 Earthquake Early CA winemaking and Fire
Historic labor events The Embarcadero ‘Bloody Thursday’ Freeway
View in front of building Hotel Vitale is built across The Embarcadero Freeway
Future home of the Club
110 The Embarcadero: A Home for Ideas East and West Facades
110 The Embarcadero: A Home for Ideas
110 The Embarcadero: A Home for Ideas
110 The Embarcadero: A Home for Ideas Existing location at 595 Market Street:
• 11,000 sq. ft. • Blue Rm: 250 person capacity • Gold Rm: 80 person capacity • 4 toilets • Primarily one level
110 The Embarcadero: A Home for Ideas Proposed New Location at 110 The Embarcadero: • 24,000 sq. ft. • Main auditorium: 299 person capacity • Multi-purposed room: 135 person capacity • 16 toilets on 3 floors • Three floors plus a basement for storage and roof garden and terrace overlooking the Bay Bridge
110 The Embarcadero: A Home for Ideas Program Allocation in the New Building
• • • • • • • • •
Primary auditorium for 299 person capacity – 20% Multi-purpose room for 135 person capacity – 10% Executive offices and closed spaces – 10% 20% Open plan workstations – 15% staff 50% Executive conference room – 5% 30% assembly Kitchen for pre-function food prep – 5% service Bathrooms on each floor – 15% Pre-function member’s lounge and bar– 10% Roof garden and publically-accessible roof terrace – 10%
110 The Embarcadero: A Home for Ideas
Reclaimed wood from the site
110 The Embarcadero: A Home for Ideas Work with Consultants, City Planners, and Code Officials
110 The Embarcadero: A Home for Ideas
Site and Context
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Elevation Study
PROPOSED EMBARCADERO ELEVATION DIAGRAM
EXISTING EMBARCADERO ELEVATION DIAGRAM
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Building Section
STEUART STREET THE EMBARCADERO
SECTION
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Proposed Floor Plans
THE EMBARCADERO
SECOND FLOOR
FIRST FLOOR
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Proposed Floor Plans
ROOF
THIRD FLOOR
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Entry LobbyEntry Lobby Proposed
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Auditoriums
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Pre-Function and Reception Areas
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Historical Photos Steuart Street – 1934 Strikes, “Bloody Thursday”
1934
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Proposed Faรงade - Steuart Street
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Proposed Faรงade - Steuart Street
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Historical photo Embarcadero faรงade, 1957
One Building, Divided
• Building historically divided between The Embarcadero and Steuart Street uses
Subject property
• Separate addresses • 1931 Sanborn Map shows wall dividing two sides of building
Historic Sanborn Map, 1931
Existing Embarcadero faรงade Exterior:
Interior:
Interior Embarcadero faรงade
Proposed Façade – Embarcadero
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Proposed Faรงade - Embarcadero
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Energy Efficiency Goals for the Building
Trickle vents are incorporated into the proposed Embarcadero façade, passively heating and cooling the building interior with ‘Bay Air’.
Diagram by ARUP
Low Carbon Footprint for the Building The proposed Embarcadero façade has 51 operable windows and high performance glazing, contributing 33 points to three LEED credit categories and 2/3 of the overall LEED scorecard:
• Indoor Environmental Quality • Energy and Atmosphere • Regional Priority Credits
110 The Embarcadero: A Home for Ideas
Structural Design Goals
• Integration with architectural space plan • Avoid modification to existing foundations • Reuse portions of existing structure • Seismic safety • Sustainability
Structural Design Remove existing concrete propertyline walls above level 2 and replace with lightweight metal stud wall 2nd Floor supported on interior columns 3rd Floor and roof span to exterior walls Reuse majority of street level framing Strategic loading so as to reuse existing foundations
Bay Area Seismic Hazard
~70% probability of a M6.7+ earthquake in the Bay Area in the next 30 years -U.S. Geological Survey
Seismic Design: Post-tensioned Concrete Walls Traditional cantilever wall combined with unbonded post-tensioning Combines elastic spring and yielding damper Hybrid Advantages: • Self-centering response • Reduced rebar congestion • Stronger and more compact • Tough and damage resistant
Seismic Design: Post-tensioned Concrete Walls
Sustainability
Carbon Footprint Reduction
CO2 Emissions from Concrete
BuildingGreen.com
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Cement replacement
•
Simple and effective
•
Significant reduction in CO2
•
Trade-offs with local material use
•
Minimal or no cost premium
•
LEED does not fully capture benefit
Sustainability Pozzalanic Concrete Slag is the glass-like dross resulting from the smelting of ores like iron. It is a recyclable by-product of blast furnace steel production.
Sustainability Redefining Mix Specifications CO2 emissions target
400
18%
42%
50%
reduction
reduction
reduction
350 300
100 50 0
3 ksi Mixes
High Replacement Mix 70% Slag
150
50% Fly Ash Type F
200
50% Fly Ash Type C
250 100% Portland Cement
Pounds of CO2 per Cubic Yard Concrete
450
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110 The Embarcadero: A Home for Ideas
Why Natural Ventilation / Mixed Mode?
4 4
44
Reduce Energy Use and Cost at the Same Time
4 5
45
Moving from Concepts to Integrated Solutions
4 6
46
Moving from Concepts to Integrated Solutions
4 7
Trickle Vent at 1st and 2nd Floor
47
Moving from Concepts to Integrated Solutions
4 8
48
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110 The Embarcadero: A Home for Ideas
Auditoriums
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Proposed Floor Plans
THE EMBARCADERO
SECOND FLOOR
FIRST FLOOR
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Proposed Floor Plans
ROOF
THIRD FLOOR
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Historic Commemoration
• Restoration of Steuart Street Façade with elements from 1934 • Plaque about union history, 1934 and Bloody Thursday, Steuart Street entrance • Digital content about history of the waterfront, site, building and union events on screens inside building
Club is Working With
• ILWU leadership, archivists, librarian, historian • In addition to ILWU, Club is coordinating with: – Central Labor Council – Building Trades Council
Club has met and received input from: • Unions • SF Heritage • Historians • Neighbors • Preservationists • Environmental groups
Broad support for dignified, functionally designed faรงade
YMCA, Jewish Federation, residents, businesses, restaurants, hotels, historians, preservationists, unions, civic leaders . . .
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Global Warming and Environmental Responsibility
:
Photo credit: heidi.nutters/Flickr
Thank You
Photo credit: Christopher Chan
Presenters Marsha Maytum and Gregg Novicoff, Leddy Maytum Stacy Architects Marc Steyer, Tipping Structural Engineers Alisdair McGregor, ARUP mechanical engineering Lloyd Ranola and Alex Salter, Charles M. Salter Associates Piper Kujac, Club Representative and Building Project Manager Gloria Duffy, Ph.D., President and CEO, The Commonwealth Club