1321 Mission St (Planning, Design or Conception) – San Francisco – 94103

1321 Mission St (Planning, Design or Conception) – San Francisco – 94103

1321 Mission St (Planning, Design or Conception) – San Francisco – 94103

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1321 Mission St San Francisco, CA 94103, USA

A SMARTSPACE® design, The Panoramic, is a green infill project located in the heart of SoMa, which will provide 160 units of efficiently designed studios and suites. As the first project dedicated to student housing in San Francisco, it will be car-free and include an elegant rooftop garden and a lively ground floor cafe/lobby.

Local Map


Project particulars:

Lot size: 9,208 sf
Project size: 97,000 +/- sf
11 Stories, 120 ft
9.5 ft ceilings
Built-in storage in each unit
Stainless steel Energy Star appliances
Bike storage for residents
City Carshare vehicle on site
Ample light, air, and views from every unit
Sustainable materials and construction methods
High-efficiency lighting and low-flow plumbing fixtures
Integrated storm water management

The Panoramic project will feature a variety of amenities as follows:

A grand lobby/common area with stylish modern furnishings
A cafe/deli on the premise as well as many eateries in the neighborhood
An elevator lobby on each floor
A rooftop deck with sustainable landscaping, including an entertainment area
A City Carshare onsite for residents

Located at 1321 Mission Street & 9th, the site for The Panoramic is bound on three sides by city streets, allowing for maximum light and views. The neighborhood is well served by restaurants, cafes, markets, schools, jobs, and parks. There are also several nearby new developments in the approvals process. Location highlights include:

Two blocks from Civic Center BART station
“Rider’s Paradise” with transit score of 100
“Walker’s Paradise” with Walkscore® of 95/100
Within a block of Twitter headquarters, Federal Building, & City Hall


Since 1990, Panoramic has completed 13 mixed-use, infill projects in and around downtown Berkeley, California — adding more than 500 new units of housing, and 100,000 square feet of commercial space.

The Berkeleyan Apartments, a mixed-use project built in 1998, was the first new rental housing project by a private developer in downtown Berkeley since World War II.

From 2004 – 2007, Panoramic was the largest private landlord of UC Berkeley students. It also provided more affordable housing in its 7 mixed-use projects than the Berkeley Housing Authority. (In April 2007, it sold all its residential developments to the Equity Residential REIT, in the largest real estate transaction in Berkeley’s history.)


Panoramic installed the first independently accessed, stacked, parking lifts in a commercial development in the U.S. (1995). It was also the first developer to incorporate on-premises City CarShare in its buildings (2001). All of its rental projects had rooftop gardens, energy-efficient designs, and ground floor retail space reserved for local businesses.

Panoramic has spent the last four years developing a design for stylish and efficient housing called SMARTSPACE®. Its research included construction of a full-scale working prototype and construction of a four story pre-fab micro-apartment project at 38 Harriet Street, San Francisco. The firm is currently building a car-free, high rise, micro-apartment building called The Panoramic, at 1321 Mission Street in San Francisco, one block from Twitter’s headquarters.

Kwan Henmi

Kwan Henmi Architecture & Planning was founded in 1980 by Sylvia P. Kwan, FAIA, LEED AP BC+C and Denis A. Henmi, FAIA, NCARB, LEED AP BD+C. Our firm is dedicated to providing high quality architecture, interior design and planning services, with specialized expertise in housing, transportation, education, commercial and civic projects.

Kwan Henmi’s residential experience includes high-rise, affordable, market rate, mixed-use, and student housing. Our residential projects have received notable awards for design excellence, including the Harry H. Edwards Design Award presented by the Design Build Education & Research Foundation, the Gold Nugget Award presented by the Pacific Coast Builders Conference, and the Design Excellence Award presented by Multihousing News.

Our strength lies in the knowledge and expertise of our team, who bring a comprehensive understanding of managing complex residential projects. Through close involvement with the client, the community, and sub-consultants, our team is knowledgeable at providing our clients with quality projects.


Pioneers of design-build and integrated project delivery, Pankow is a full-service builder specializing in complex projects and work in occupied facilities for clients in the healthcare, education, office, residential, public, hospitality and mixed-use markets.

We add value to project teams with our expertise in design management, LEED design and construction, Building Information Modeling and Lean Construction practices and commitment to quality, zero incidents and exceptional client service.

Pankow is employee-owned with more than 200 employees in locations in Honolulu, Los Angeles, Oakland, and San Francisco.

Source: www.panoramic.com


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