Maximizing Square Footage - Lightening the Structure

Trumark Urban acquired the former University of the Pacific Dugoni School of Dentistry, designed by SOM in 1964 and the adjacent surface lot. Ten new townhomes with parking below grade were infilled into the site. Holmes structurally retrofitted and renovated the eight-story concrete structure to become 76 premier residences in the heart of the Fillmore District of Lower Pacific Heights.

The ten townhomes are modern while unobtrusive to the neighborhood. They are designed on the same scale and form as single-family homes in the surrounding neighborhood. The homes have a common concrete garage below-grade. The new construction townhomes have access to individual private gardens as well as the amenities of the larger tower development including a full gym and green space.

Built on a concrete pier and grade beam foundation, cold-formed steel framing used atop the foundation achieves the verticality of these structures. Plywood shear walls and moment frames provide lateral resistance.

Demand for luxury condos resulted in exceptional sales which exceeded $3,700/SF.

Holmes preserved the elegance and simplicity of the existing eight-story structure and expanded its square footage. The existing building has a robust structural system to take the gravity load but required additional structural work to provide lateral resistance. The structural design is sensitive to meet the developer’s goals of maximizing square footage for sale and spending construction dollars wisely on minimal structural interventions. Multiple structural options were explored with the developer and architectural team so that the overall advantageous option for the holistic project was adopted. Two new penthouse levels were added to the top of the structure. By knocking out a floor on the lower level, an increase of square footage was gained by adding in three-story garden apartments within the void.

The heavy pre-cast concrete facade was removed, lightening the structure and allowing for a contemporary high-performance curtain wall facade. Expansive city views provide the backdrop for these urban dwelling units. Parking is provided on the lower levels.