Many buildings in San Francisco’s Tenderloin neighborhood are nearly 100 years old or older. Some of them undoubtedly have historical and architectural significance but due to age and varying levels of upkeep, initial impressions can be deceptive. Beyond seemingly ordinary facades, there’s a good chance of uncovering something remarkable.

The Klimm Apartments on 460 Ellis Street looks like any residential building in the Tenderloin. It consists of seven floors, 40 studio apartments, and two one-bedroom units for low-income residents. Only now, the building has a shinier sheen thanks to a recent coat of paint from an extensive renovation by the Tenderloin Neighborhood Development Corporation (TNDC).

Grand Beginnings

Scratching the surface, visitors might be surprised of the Klimm’s grand beginnings. In 1913, the building was commissioned by Frank J. Klimm, an electrical contractor, whose vision was to create a “high-class” residence and showplace. Describing the building’s specifications to the San Francisco Chronicle, Frank said, “All apartments will be equipped with modern bathrooms, wall beds and other conveniences found in the best houses of its kind. The lobby will be treated in ornamental plaster, with decorated wood pilasters and marble base. The vestibule is to have a mosaic floor with onyx and Alaskan marble sides.” The Klimm was to be a lasting legacy.

In 1986, TNDC acquired the Klimm and soon realized the challenges of managing, maintaining, and living in the building. Aging systems lead to frequent plumbing and electrical problems. Plus, there were insufficient fire and life safety features. These issues needed to be addressed through a comprehensive rehabilitation rather than case-by-case maintenance. Because of a lack of funds at the time, TNDC could only make minor renovations to improve livability for residents.

Preserving the Klimm

The primary focus for TNDC for any renovation is to preserve and improve San Francisco’s valuable affordable housing stock. In recent decades, the Tenderloin has become home to a large population of newly arrived Asian immigrants. The Klimm is home to many of these households, most of which have less than 30% of the annual median income in the City. Residents rely on affordable rents and the readily accessible social services through TNDC and the surrounding neighborhood to stabilize their lives.

By 2003, TNDC was able to secure the $8.4M needed for the Klimm rehabilitation, which included a complex web of financing involving the City of San Francisco’s Mayor’s Office of Housing, 9% Low Income Housing Tax Credits syndicated by Merritt Community Capital, loans from Bank of America and Silicon Valley Bank, and financing from the Federal Home Loan Bank’s Affordable Housing Program.

The actual construction and renovation was just as complex. It took a year beginning in 2005 through 2006 to finish the project. Capital improvements consisted of major structural and seismic safety upgrades, upgrades to plumbing, electrical, and mechanical systems, accessibility upgrades in units, and unit repairs and remodels.

Moving into the 21st Century

TNDC also made efforts to preserve the building’s architectural integrity. “I’m afraid we didn’t have the budget to place orders for Alaskan marble,” says Jerry Jai, Project Manager. “But we’ve used materials to substitute for the original so that we keep the architectural vision.” In keeping with the spirit, AmOne Corporation, the general contractor, replaced two damaged marble panels at the entrance to the building for no additional cost.

Today, the Klimm has regained some of its former glory. In addition to restoring and enhancing the original architectural details of the building, the Klimm now benefits from 21st century technology including a high-efficiency condensing boiler, Energy Star rated roof, energy efficient lighting and windows, and nontoxic paint and flooring. The Klimm will provide a safe, healthy, and permanently affordable place for low-income seniors, single individuals, and families to live for many more years; this in and of itself is a glorious thing.