3669 21st Street
San Francisco, CA
March 6th, 2023
Founded in 1998 by Andrew McHale, Design Line Construction is a preeminent Bay Area builder that goes above and beyond to support the contentment of our clients and design colleagues. We are experts at the smooth execution of beautifully detailed projects, with a team of experienced construction professionals who are appreciated for their proactive, wholehearted spirit, and their dedication to excellence in their craft.
Introduction + Qualifications Leadership 6 Ethos 8 Relevant Experience 10 References 23 Your Project Approach + Understandings 26 DLC Team 28 Process 30 Management Model + Rates 32 Budget + Schedule Overview 34 Core & Shell Budget Detail 36 Core & Shell SOV 50 Core & Shell Pie Chart 54 Allowances Budget Detail 56 Allowances SOV 88 Allowances Pie Chart 94 Project Schedule 96 Maintenance + Service 118 Contents
Introduction + Qualifications
Andrew McHale, DLC Founder + CEO
Andrew’s many years of field experience keep him focused on the quality of our work and motivate him to be in constant pursuit of the best way to build projects efficiently and effectively—to exceed the standards of our clients and colleagues.
With a deep appreciation for architects and great design, Andrew enjoys finding a rapport with our project partners that enables us to draw on each other’s strengths and visions. As evidenced in our work at similar locations in Dolores Heights, Andrew is a collaborative leader and is strongly engaged in the project, bringing smart problem solving skills to the team and leading with integrity and focus.
Balancing the big picture of the project’s trajectory with a knowledge of its detailing and site conditions, Andrew has made himself available to brainstorm, share knowledge, advise and help. On the job site he has regularly offered clear responses and ready project information in the moment, providing leadership that has helped keep the project’s critical path on track while double-checking the details.
The 3669 21st Street project can expect the same time and direct involvement from Andrew, both on site and internally at DLC.
7 Leadership
“I have dedicated my career to the craft and process of fine building—the love of which I’ve instilled in Design Line’s approach to projects.”
Genuinely transparent.
Our process takes progressive construction management to the next level with a completely open book environment. We are excited to work with clients and architects who value our vision for a user-friendly experience in which information is always current and shared, and smart, proactive project planning paves the way for delivering on promises.
Beautifully crafted.
The excellence of our craftsmanship in the field is inspired by great design; we take pride in delivering exquisitely built projects for our clients. Each person at Design Line brings broad professional capabilities and a positive, dedicated demeanor to their work—contributing valuable insights regarding feasibility, critical path and building performance each and every day.
Optimally efficient.
We utilize modern technology and communication tools to create a truly open and productive atmosphere. This enables everyone on your project to focus on performing at the highest level of personal service and craft.
Managing drawing sets
Rigorous updating
Always correct and up-to-date information
This secure, user friendly system brings clarity and full, real-time access to the construction process for our clients and their entire project team. Always up to date, the systems provide the information needed to collaborate seamlessly and to regulate quality, schedule and cost throughout the course of your project.
• ProCore – Project Management
• Spectrum – Project Accounting
• MS Project – Project Scheduling
• Bluebeam – Project Workflow
• PlanSwift – Estimating + Cost Control
Ethos 8
We are committed to realizing your design vision, budget and schedule goals.
Sometimes simple says it all.
“Design Line builds” is our homing beacon, grounding the team every day in the very fundamentals of what we do.
Sometimes the simplest things are the hardest. Design Line builds homes that (happily) aren’t simple. Our jobs demand the highest level of project planning, craft and attention from us in order to seamlessly execute their design vision, logistical solutions and architectural details.
What’s always simple is our excitement for the work we do, and the people we work with.
10 Relevant Experience
Tiburon
Tiburon, California
9,500 sq ft
Completed: 2021
At the highest point of Tiburon we recently completed this intricately designed modern home and provided and managed all softscape and hardscape services for the gardens. Intensive advance planning, staging and coordination were critical on this project due to the hilltop site’s limited access. The home is a c-shaped structure surrounding a center courtyard. Its exterior is clad in a combination of finishes: integral color, smooth coat plaster, board form concrete, steel and formogia wood panels, and a bronzed 10 foot front door. Wraparound decks on all levels provide views of all three Bay Area bridges.
Highly custom finishes distinguish the interior—with drop slat ceilings, fumed
eucalyptus cabinetry and paneling, wide-plank oak flooring, hand-plastered bathrooms and showers, and Amari window systems sent from Europe. The highly technical infrastructure includes the latest smart home savant system, special 600 amp electrical service, full photovoltaic array, and Tesla charging ports.
The luxurious living spaces feature a split-level great room, library, elevator and an acclimated walk-in wine room. The kitchen architecture is designed around a ‘cube’ that conceals a pantry and powder room, and a home office with articulating door that folds back to provide the office with Bay views.
11
Belvedere
Belvedere, California
Under Construction
8,000 sq ft
Scheduled Completion: 2023
We are honored be building this home for our clients and we feel that the strong working relationships we have created on this project would serve future projects well. During the preconstruction phase, we worked closely with the design and ownership team to help with constructability details and align the project budget and design. As a team we brought the project to the start of construction with a well-thought out construction management plan so that we were
able to launch with a high level of efficiency and production. Despite an almost immediate COVID shutdown, we maintained schedule throughout the majority of foundation, framing, and close-in. We continue to maintain a strong working relationship with Aleck Wilson Architects and Peak Projects with focus on schedule acceleration and detail development.
The Core Principles that the clients distributed to the team early in preconstruction were thoughtful and representative of the collaborative effort they sought to develop in this project. Design Line took those principles to heart and they are second nature to us in the construction process. We feel there is a strong sense of mutual respect among the construction, design, and ownership teams at Beach Road and it
pushes all of us to work harder for the benefit of the project and each other. There are several firsts for us on this project: the hill hiker, dock, Messana radiant cooling, complex acoustic treatments, and more. We have worked hard to understand those systems and execute them well. This ability to use our collective construction knowledge and organized process shows how we avoid risks and pitfalls associated with new types of work.
We hope to continue our hard work, collaborative relationships, and high level of drive and integrity with this team.
12
Woodland Ave
San Francisco, California
4,000 sq ft
Scheduled Completion: 2024
This property required a phase of shoring and retaining systems design prior to the start of construction, during which we demolished an existing building and prepared the site for construction. To provide additional square footage of living space, we shored and excavated the existing grade and dug out for 2 levels of
habitable space below street level. With two levels situated below grade, the project design required installation of robust subgrade drainage, excellent waterproofing for the basement and Preprufe for the foundation slab and walls.
The new ground-up house is supported by a grid of drilled piers, an 18” thick concrete mat slab, and 12” thick concrete retaining walls on three sides of the structure. The exterior is clad with stained cedar siding and trim with painted metal panels as accents. Contemporary interior finishes include wood slat walls, matte finish
oak floors and cabinetry and natural stone counters. The house features include a green roof, views of a forested open space, and a beautiful box tread staircase with custom steel railing. In the rear section of the property there will be a terraced garden that includes natural stone patios, water features, a ledgestone seat wall, automatic irrigation system, low voltage lighting, and mature ornamental trees.
13
Atherton Pavilions
Atherton, California
2,500 sq ft
Completed: 2020
These two pavilion buildings are highly detailed modern architectural structures. They are identical in footprint, height and materials, but different in purpose: one pavilion is a kitchen and dining space and the other is a meditation and exercise room.
Situated in the rear yard of a contemporary home, the pavilions were envisioned as integral to the property’s gardens, with a level of transparency that offers a seamless indoor-outdoor experience. The pavilions are wrapped in naturally weathering Alaskan Yellow Cedar slats, with the intent that as the wood ages the buildings would more thoroughly blend into their surroundings.
The landscape architecture unifies and connects the site planning with a new water feature, organically shaped pool, softscape and floating decks. Between the cooking pavilion and pool is a well-equipped outdoor kitchen with a pizza oven, grill, and extensive storage. The meditation pavilion sits further back on the lot to provide a sense of retreat and privacy.
Presidio Gate
San Francisco, California
7,000 sq ft
Completed: 2019
Located just outside the Presidio, we built this highly crafted, ground-up house within a swift 18-month schedule—on a lot created by carving off the downhill portion of the client’s original property next door. To delineate the two properties we built a 12-foot high retaining wall—leveling the original home’s landscaping in line with the top of the site, and dropping the grade for the new house to meet the site’s downhill point.
The grade change enabled us to add a subterranean walk-out level, which provides a direct connection between the firepit patio and garden and the family room with billiards and kitchenette.
Trimless modern detailing and white plank floors distinguish the interiors—along with custom-made cabinetry, Isokern fireplace and steel elements—while triple-glazed windows ensure peace and quiet. The luxurious amenities include a 3-stop elevator and acclimated wine room.
