California Buildings News Q4 2021

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Design & Operation of Office, Multifamily, Hospitality, Medical and Government Facilities

Q4 2021 • $5

Managing in the Age of Hybrid Work

The Role Offices Can Play in Helping Workers Featured Facilities

COVID Changes Outdoor Settings

Diversity Improves Teams' Success

Contents 6

Managing Hybrid Workplaces


Hybrid Workplace Design

Have COVID Ills Produced Some Good? Hearing the many ideas for adapting our buildings in the wake of the pandemic reminds me of British historian Ian Mortimer’s book Millennium, in which he describes in fascinating detail the advancements of each of the last 10 centuries. The Western world has moved forward in some major respect in each of the previous centuries, even when horrible things have occurred, like the Black Death in the 14th century. That plague wiped out one-third of human beings but created economic changes that broke a frozen social mold that had prevented most people from ever rising to higher stations in life. A smaller population created more opportunities for people to move into higher occupations, farm more land and become wealthier. The Little Ice Age drove starving Europeans to seek better lives in the Americas. The horrors of two world wars in the 20th century spawned numerous technological changes that have accelerated human progress. Time will tell, but there appears to be a growing consensus among designers, commercial real estate people and urban planners that the way we work and live can be better than it was before COVID-19 attacked us. Better Spaces Who can be proud of workplaces in which we jammed people along benches almost like industrial slaves, dehumanizing them and spreading disease and mental disorders? Packing workers into commute tubes or crowding them onto polluted freeways, draining their economic resources and separating them from their families and communities to work in faraway places to which they traveled as much as two hours each way was like a futuristic horror movie. And we had come to accept it as the best we could do. During the past two years we have all learned to work more economically and efficiently —particularly with the use of virtual meetings. We have come to value employees more and appreciate how they want to work. Open spaces within buildings, beside buildings and on top of buildings have freed us to experience the many benefits of nature. Freedom from buildings has also proved beneficial. We crave interaction with others in buildings, just not every day. And buildings can become more desirable when they are designed to accommodate appropriate levels of people and are put to use in the many ways that we cannot do hybrid work in houses and apartments. Flexibility is a design principle that was used by architect Marsha Maytum in one of the articles in this issue to describe how we should design for the future. After the structurally rigid bureaucratic way we were working and living before the pandemic, that sounds pretty good to me. — Henry Eason


Carpenters Build More Housing

COVID Changes Outdoor Settings


Diversity & Better Management

Association & Industry News: AIA, BOMA, ULI, U.S. Chamber


14 18

New California Projects

Product Focus: Innovations


TO EDITOR Comments on articles? Suggestions? Contact

California Buildings News Team Henry Eason, Editor Ellen Eason, Publisher & Associate Editor Contributing Editors Ken Cleaveland, Public Affairs Advocate Bob Eaton, Roberts Hospitality Jessica Handy, CodeGreen Solutions Rich Lerner, Construction Consultant Michael F. Malinowski, AIA, President, Applied Architecture Inc. Katherine A. Mattes, Real Estate Consultant Steven Ring, Fulcrum Real Estate Development Carlos Santamaria, CEES-Advisors

Advertising Information Ellen Eason, 415.596.9466 © Copyright 2021 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234 Copyright © 2021 by Eason Communications LLC, publisher of California Buildings News. The publisher assumes no liability for opinions expressed in editorial contributions to the magazine or third-party quotations within articles. The publication is not responsible for claims in advertisements. Printed in the U.S.A. Cover images: Main image: Getty Images. Other images: Outdoor workers: Adobe Stock. Featured facility: Tyler Chartier. Diversity : Adobe Stock.

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e’ve come a long way since Bell Labs proposed is another way to increase reliability. Many of the cellular using radio-spectrum frequencies for mass mobile devices readily available in the marketplace are designed phone service in police cars to the FCC. Since then, for personal, residential use but oftentimes make their cellular technology and its way into commercial spaces as uses in emergency commuproperties seek additional ways nications have only grown. to save money. Rising costs and deterioratWhile on the surface, these ing networks have increased devices appear adequate, upon the desire to eliminate closer inspection, they do not dependency on analog lines. meet ASME A17.1 requirements Unfortunately, VoIP isn’t a for phone line verification or reliable option and the lack battery backup. of regulation regarding celluKings III’s FirstNet Ready® lar communicators within the Emergency Phone elevator industry has led to Aside from being able to low-quality, non-code increase reliability and potencompliant devices. FirstNet® is the only nationwide tially reduce costs, one of the Two specific areas where this communications network built with and most advantageous reasons to comes into play is with battery for first responders, enhancing reliability switch from analog to cellular backup and phone line verifiis the option to upgrade to a and security when disaster strikes. cation. ASME code dictates the FirstNet Ready® device which elevator phone provide a “means grants access to the FirstNet® network. The Kings III of communication for at least four hours.” The confusion M-90 cellular dialer is currently the sole FirstNet comes when that four hours of talk time is translated Ready® emergency phone. into standby time. The difference could have significant FirstNet is the only nationwide communications impact if you are trapped in an elevator and this is your network built with and for first responders, enhancing only means of communication. reliability and security when disaster strikes. FirstNet The other issue is phone line verification. ASME also embedded solutions go through extensive review, outlines specifically how the elevator cab must be able and approved devices meet the highest standards for to verify the operability of the phone line. Ideally (and reliability, security, and performance. to meet code), when the phone line connected to your Is it time to cut dedicated landlines? Serious money elevator is down, your phone line verification system could be saved by going cellular. Lessening the priority (PLV) should send a visual and audible signal to notify on POTS lines results in slower service on both existing whoever is onsite. Unfortunately, not all systems are phone lines as well as those needed for new elevator equipped to do this. installations and when moments count, any delays in Using commercial strength cellular communicators emergency services is of critical importance. designed specifically for elevators (some of which can also Contact Kings III to learn more about emergency support multiple phones while remaining code compliant) communications solutions for your property.

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Managing in the Age of Hybrid Work The Role Offices Can Play in Facilitating Workers People. In one word, that is the most important factor in how workplaces can function best in the Age of Pandemics, which we are in for the foreseeable future. Employers need to make sure that places where their employees work are not just safe and healthy but appealing places for people. We have seen that the pandemic has somewhat empowered people. They know they have choices in a highly diversified world, choices about not only how they work but where they work. So, workplace designers and organizational planners must adjust to this new reality. They need to get to the point where people say: This is a great place to work. Fifty-five percent of workers feel returning to the workplace is unsafe, according to a comprehensive report by Jones Lang LaSalle called “Regenerative Workforce.” JLL details a full prescription for how to make workplaces safer and more productive. Among its observations is that the three pillars of regenerative workplaces are physical health, social health and mental health. “The post-pandemic workplace will be people-centric. It will make work easier through facilitating employees’ rhythms of energy. It will have to be designed with empathy and will be co-created with employees through under-

standing their perspectives, how they work and what they need to thrive,” says Chris Diming, an applied anthropologist who contributed to the JLL report. The report stated, “The offer of health and wellbeing services has become essential to maintain a workforce at its best within a world in constant flux. Critically, these offers need to be reinforced and progressed by a commitment to sustained employee wellbeing. They need to be engrained in a company’s management and culture and involve people at every level. Leaders, naturally, have a key role to play — they must show the way ahead and embrace this new responsibility of bringing to life the Regenerative Workplace. “It is about shaping a workplace that is ‘as comfortable as home’ and makes the most of the shared office space — where the workplace community can interact, share and head toward a common purpose. The Regenerative Workplace means bringing to an end the perceived opposites of work and wellbeing, the home and office environment, and individual needs and collective aspirations. For employers, onboarding on this journey is an incredible opportunity to create a truly reparative place for employees

Photos: Above: Adobe Stock. Opposite page: Scott Romick photo credit: Lee and Associates - LA North/Ventura.

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and to enable them to flourish and perform in the long term.” Successful Hybrid Workplaces Require Synergy Beth Madrid, senior vice president of KGIP in Pleasanton, says, “With both the nearterm and projected longterm continuing fluctuation in office requirements, a successful hybrid model will rely on an increased synergy between building owners and managers and their customers. Connectivity will be integral to efforts such as implementing Beth Madrid modified rules and regulations in common spaces, measuring ongoing occupancy levels, and notifying of confirmed cases in a building, all to ensure best security and safety practices. Additionally, with the rise in operating costs that comes with critical measures such as enhanced filtration and cleaning, engaging in frequent communication with tenants will help landlords better manage expenses by being able to institute reductions in other areas that will not adversely affect tenant satisfaction. With so many office employees grown accustomed to remote working, it will also become even more prudent for landlords’ leasing and retention efforts to create appealing common collaborative areas that offer both functional flexible meeting space and recreational elements that contribute to the employee experience. Moving forward, an enhanced partnership between tenant and landlord will be critical to establishing a safe, inviting, and viable workspace.” John Combs, principal of RiverRock Real Estate Group in Irvine, says, “When we designed the new HQ that we purchased, we increased square footage and created a more de-densified space. We have found so far that the space is fully utilized because even on a 2-3 day alternating week schedule and having hoteling desks available that many people choose to come to the office more than their two-to-three alternating weeks and want to be where the action is, or avoid working from home with distractions, or want in person mentorship. “Our indoor-outdoor space is popular but mostly for breaks and lunch and not to work away from everyone which is why they come in. We have very few nonvaccinated at this point even though we have not mandated

it. I am so proud of where we are in this most difficult of business times. In my experience, economic cycles are not near as difficult at pandemic times.” How Will COVID Affect Facilities Management? San Francisco-based Boston Properties Vice President of Engineering Danny Murtagh says, “Some operating costs will go down and some will remain the same and even tick upwards. Electric, gas and water consumption has gone down and may remain lower until people return to the office leading to lower operating expenses. Consumables like paper products will decline consistent with users declining. “Most costs will remain the same for the people still coming into the workplace as you still must operate the building systems, such as HVAC, water and lighting and power. All those services will remain the same for those in the workplace. If you consider that the office works most efficiently when it is fully staffed or on an amount per person of operation, then will buildings adjust automatically enough to maintain that efficiency, or will the per person share go up as a result? “Maybe in newer smart buildings the adjustment will be automatic enough, but in older buildings with older technology, it may be a struggle. Regardless the buildings will still operate in a manner of comfort and efficiency, with the requisite utility support to support all its user types. Can you say that at home if you step up to a more formal office environment there and what about HVAC being on all day long? What if both the office building and home offices are in use concurrently? Will we see an increase in demand on the utility that is not sustainable? Or will the uptick be substantially offset by load reductions in the workplace? The delta variant sure gave everyone a shock when it went around and even stuck to the vaccinated people. Though not as harsh an illness for the vaccinated, it took the unvaccinated by surprise.”

CRE Brokerage During COVID Scott Romick, principal and managing director of Lee & Associates in Southern California, says, “As a broker for 30 years, my job frequently intertwines with property management and now more than ever I am working with landlords and managers to guide them on what our tenant (Continued on page 9) Scott Romick

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9 California Buildings News • Q4 2021

Hybrid Workplace Design — Both Challenging and Promising How to best achieve effective Associations Provide Useful hybrid workplace design is “a comResources for Future plex question,” says Architect Marsha The top associations concerned Maytum of Leddy Maytum Stacy with the design and operation of Architects, an award-winning Bay workplaces have stepped up in an Area firm. impressive way during the pandemic “Our home and work environto give building designers, managers ments have been forever transformed and operators comprehensive blueby COVID for many people. The prints they need for what Arnold office workplace will probably never Levin and Albert Deplazaola say are again be an eight-hour everyday static work environment. It will be a flexible place for collaboration, meetings and a resource center for teams. “Our residences (single and multi-family) have also transformed during this time to become not only ‘home’ but also office, conference room, classroom and daycare. Flexibility in space use, technology access, enhanced ventilation systems and access to The office workplace will be a flexible place for outdoors should be part of new collaboration, meetings and a resource center for teams. residential design. “Connection to outdoors has the “unknown unknowns.” Their been important as expanded gatherrecommendations for post-pandeming space for people both at work and ic design in the workplace is just at home during the last 18 months of one of many useful sections in the the pandemic. Connection to nature International Facility Management should be integrated into the design Association Foundation’s recently of our home, work and civic spaces published report Work on the Move 3 as a source of health, well-being and —Building Better Workplaces after the community.” Pandemic. In another section of the report, Photo: Adobe Stock.

Alexi Marmot and Michael Schley say, “Whatever new future knowledge emerges, the power and value of remote working, that has been thoroughly tested on a grand scale and generally proven robust during the pandemic, is now more widely appreciated than ever before.” Schley and Pat Turnbell report that since 41% of people say they are planning to change jobs, a new “purposeful” workplace should be envisioned to accommodate new workplace practices. “Employees want to control when, where and how they work,” they say. “Research shows that flexibility and hybrid work will define the post-pandemic workplace.” The workplace should be a strategic asset supporting people, culture and business outcomes. New ways of working demand understandings, processes, practices and work arrangements. For more information visit: Valuable insights are also available in a variety of reports and studies sponsored by the Building Owners and Managers Association International and, the American Institute of Architects at and the Institute for Real Estate Management at

Managing Hybrid Work (Continued from page 7)

clients want and need. No one knows how long the hybrid workforce model will last, but it is here for a while and that forces the hands of landlords and property managers to adapt to accommodate this new way of work life. “Properties are being renovated to allow for more than just a pathway to the front door of the office as people just do not sit at their desk all day. The campus feel of the creative tech properties is being adapted to fit the environment of Class A high rises as well as suburban offices. It used to be that companies created a fun workplace environment to attract talent, but now it’s the landlords who

are being resourceful to attract tenants, and more so their employees, to come back to their offices. Since our place of business is not just one place anymore, it's many places…the office, your home, on the road etc., buildings are improving their telecom connectivity to help accommodate their client tenants’ needs. Technology will also be an integral part of the design to adapt to the new work and traffic flow within the building with regards to HVAC hours, secured touchless entry and energy supply for variable hours. Cycles come and go, and now it’s time to learn to ride this one.” n

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NorCal Carpenters Mobilizing to Build Housing Ramped-Up Training Program Works to Ensure More Tech-Savvy Workers

With Jay Bradshaw Leader of the Northern California Carpenters Regional Council

Q: How is the pandemic affecting the carpenters? A: Since the beginning of the pandemic Carpenters have been put under tremendous pressure, on the financial, family life and health fronts. The uncertainty of unemployment and the concern for safety in the community and on the job was and is paramount. The NorCal Carpenters Union, from the very beginning of the pandemic, engaged government entities and health experts at both the state and local level to ensure our members were deemed essential; more importantly we worked aggressively with our employers to demand and ensure that all COVID 19 safety protocols were followed. In addition, we worked to ensure that all governmental COVID 19 benefits i.e. mandated sick leave were provided to our membership. Safety on construction sites was and remains our number one priority. Q: What role can carpenters play in alleviating California's housing crisis? A: We aim to mobilize the collective power of our membership to support development of housing at all levels, with a particular emphasis on work force housing that our members can afford. In addition, our membership is campaigning for both local and state legislation that ensures efficient housing production but not at the expense of construction workers. We plan to build on our already successful track record of staying ahead of construction technology and continue to ensure our members have the skills required for these new housing delivery systems. Q: In what way can local and state government remove obstacles to building development? A: We need our elected officials and bureaucracies to fix the broken project entitlement process that is too often used to block good projects by groups not acting in good faith. Enacting legislation that gives a “by right” pathway for developers who meet real labor, environmental and community standards would also remove procedural bottlenecks that impede development. We need to implement, as well as strengthen existing, apprenticeship and local hire requirements for project developers. This is a win, win for all as it allows the Carpenters Union to continue to provide the best trained craftspeople to deliver quality and

efficiency on projects and creates opportunities for members of the community to become apprentices and build a viable career. With these requirements we can speed up housing production and also address in a real way recruitment of new craftspeople, with a focus on recruitment and retention of women and minorities, groups that have been and still are underrepresented in the trades. Q: You have said that the NorCal Carpenters Union must evolve to continue to be relevant. Could you explain? A: It is crucial that we stay ahead of construction technology and continue to have a robust and efficient training platform at all levels for our membership to develop these skills. In addition, the Union needs to be focused on leadership training, starting at the apprenticeship level on through the duration of an individual’s career. We have also established specific programs for the rank and file that empowers the membership to be involved in mentorship, diversity, recruitment, and political action and organizing. The NorCal Carpenters Union is currently developing programs that address the social challenges our membership face. It is imperative that the Union addresses the social crises affecting our membership; from the lack of affordable childcare to the crisis of depression, addiction and escalating suicide rates in our industry, it is crucial that we address these real social problems weighing on and worsening the lives of our members. We are building a Union that not only fights for our families’ wages and benefits but is putting into practice the imperative to be our “Brothers’ and Sisters’ Keeper.” Q: What issues do you foresee challenging carpenters in the future? A: The continued exploitation of non-union workers by unscrupulous contractors as well as the end users that engage these types of employers. We are and will continue to address this with a robust and effective organizing program, holding to account end users and politicians that enable this behavior. (Continued on page 16)

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For our members, for our industry, for our communities. The Carpenters Union works with signatory construction, mill-cabinet and installation contractors to keep our jobs safe and to keep our industry moving forward. Joaquin Galindo and Eriberto Bolanos, Carpenters Mill-Cabinet Local 2236, complete a custom-built cabinet at US Millwork Mission Bell in Morgan Hill.

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COVID Is Changing Workspace Outdoor Settings By Erika Egede-Nissen

COVID-19 has changed how we work. It’s not only that many workers now telecommute or work from home. There have been many other changes in the workplace. According to the CDC, the SARS-CoV-2 particles can spread more readily inside than outside. Improving ventilation can reduce the number of virus particles in the air. Although there are many ways to improve air quality inside, outdoor settings in commercial businesses can open up opportunities for people to gather safely while social distancing.

Open Common Areas Provide More Space The common areas in buildings were the first to close when COVID-19 restrictions were made. Common areas were also the last to open. Parks and gardens opened much sooner because the virus can dissipate faster in open spaces. When your business invests in a rooftop garden or other outdoor setting, it gives workers a place to hold meetings, enjoy lunch or relax without as much concern over COVID-19 restrictions. Outdoor Gardens Have Been Part of Businesses Long Before the Pandemic In 2010, the New York Times reported that PepsiCo turned over some of its outdoor space to gardens. Employees could take a break from work at the desk to work in a garden and reap the harvest. Google and Yahoo have organic gardens on their properties as well. Kohl’s headquarters features a garden that provides vegetables to a local food bank. Office gardening builds team morale and reduces office politics. Schools have long used gardens to teach children to use their classroom knowledge in practical ways. In medical offices and hospitals, a garden is a space to get away from the noises in the hospital to reduce stress and relax. Gardens are a healing environment, even for people who don’t enjoy gardening.

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Design Considerations for Outdoor Spaces It’s not enough just to consider social distancing when designing an outdoor workspace. Think about how people are going to work. z Include power solutions in your design. Workers will need outlets to stay plugged in. z Include heaters or fireplaces for cooler weather. z Consider the type of furniture. Avoid lawn or patio chairs and focus on seating designed for work. z Create a range of spaces to accommodate different work modes and styles. Offer solo stations and places for collaborative meetings. z Keep people protected from the sun and heat with umbrellas, trees, and shades. z Increase work surfaces to support computers or paper tablets. Think ergonomically, too. z Communicate paths by using pavers or rugs. z Help people understand the number of workers that can be in one area through visual cues, such as seating.

Redesigning the Office Workplace to Support Safety and Productivity More businesses are trying to find ways to maximize their office space in the post-COVID-19 atmosphere. Many offices have had to reduce the number of staff in the building to fit recommendations to keep workers from sharing viruses. With room barriers and partitions to give workers protection, the office itself can seem smaller. Workers cannot connect as easily inside as they once did. Outdoor gardens and community space can bridge the gap to keep workers in communication while feeling safer about COVID-19.

Outdoor Gardens Open Up Space for Events and Activities Outdoor spaces don’t have to be specifically designed for the workday. A rooftop garden can be used for evening or weekend events associated with your business. Having a rooftop garden could be a revenue stream to bring in rentals when the office isn’t open. Hosting events, such as corporate meetings, weddings or seminars could improve your bottom line or at least supplement your lease payments. Open concept gardens could be a place for workers to have a yoga session before or after work. “Monarch Landscape Companies

has always been involved in many outdoor spaces in the building of great landscapes. If I look into my crystal ball, I see that many existing work campuses will undergo renovations to create even more of these type of areas for work or just taking a break away from the office as well as a continued focus to incorporate even more outdoor flex space in newer construction projects to continue in the efforts to create a safe work environment,” Jeff Colton, President Installation. Egede-Nissen is marketing director of Monarch Landscape Companies in Los Angeles. The company’s website is

Photos: Opposite page and office workers above: Adobe Stock. Above top: Outdoor tables offer collaborative space. Credit: Monarch Landscape Companies.

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Carpenters Q&A (Continued from page 10)

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Q: Can you give us an update on your educational program? A: We are fully committed to training; the investment of the NorCal Carpenters Union and our signatory employers in training is upwards of $45 million each year. We have recently completed construction of two brand new, state-of-the-art Training Centers in Northern California. This now gives us the needed infrastructure to efficiently provide the relevant and needed training for our industry. We have also reenergized our recruitment platform for pre-apprentices based on community outreach. Working with the International Union, we are using the “Career Connections” program to bring vocational training back to the high schools in our communities. In addition, we are fully engaged with our International Training Center (ITC) in providing our membership with the latest skill sets in construction technology, as well as Foreman and Superintendent training. Each of our members also receives the opportunity to attend “soft skills” training at the ITC, ranging from communication skills, public speaking, mentorship and leadership. These trainings combine to maintain a skilled workforce, but also help our members succeed in every facet of their lives. n

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Diversity, Inclusion Key to Better Building Management Promoting diversity in the buildings operational workspace is much more than just being politically correct. As Portia Mount, Trane Technologies’ vice president of marketing for commercial HVAC in the Americas said at a recent Building Owners and Managers International conference, “there are compelling business reasons why we should be doing it as well.” She explained that driving employee performance and attracting the best and brightest new talent to the organization is a compelling reason to be more inclusive. She cited a 2018 Deloitte report that said organizations with an inclusive culture are twice as likely to meet or exceed financial targets and eight times more likely to achieve better business outcomes. Rita Hernandez has been an inspirational leader in promoting diversity, equity and inclusion (DEI) throughout her career. Hernandez, who was once named the Institute for Real Estate Management’s top building manager in the world, says, “The Great Resignation is in play resulting in a significant lack of labor across all industries, and most everyone is scratching their heads about why people have not come back to work. “The reasons are many and complex; however, there is a major opportunity many Rita Hernandez companies are overlooking… implementing a DEI recruitment and retention strategy as a solution. Among pay equity, work/life balance, and remote working, DEI requirements have increased significantly because of the pandemic and that has shifted the power to the side of labor. “Employers are finding that you can’t just throw money at it (although pay equity is important); therefore, the time is now for businesses to study their internal structure and policies. She cites a McKinsey & Company report saying that more ethnically and culturally diverse businesses are as much as 36% more profitable than the least diverse companies.” The Brickman MGR LLC general manager in San Francisco added, “As real estate managers, our job is to continually search for the best vendors, so I am adding this new prequalifying question in conversations and in my RFPs: Do you have a DEI strategy? Because if they do, they will likely

be more successful in delivering superior client services to your building and tenants… and that’s our responsibility.”

DEI in Facility Management DEI leader Tanicia Tanicia Jackson Jackson, an active BOMA member and general manager at TMG Partners for 1330 Broadway in Oakland, says, “Facility management has been understood as the technical and procedural responsibility of managing maintenance and equipment. With increased importance on DEI, facility management has become more about creating and supporting workspaces to achieve optimal productivity and wellness in an environment where diversity, equity and inclusion are authenticated. “Achieving DEI in facility management means that organizations and leaders are taking action on the social responsibility to acknowledge and support differences and creating both tangible spaces and intangible experiences that represent and celebrate those differences. “Attaining DEI in the physical design of a facility means reflection of everything from the community where it is situated and participates in accessibility features to the artwork selected reflecting the aesthetic and design intent of the ownership and architecture. It means going beyond the basics of minimal accessibility compliance to creating innovative and dynamic spaces that all people can fully and equally access, utilize, enjoy and thrive as a result of the inclusivity thoughtfully created. “Equally important to the physical aspects of a facility are the people who manage and service the spaces. It is the soul of an organization’s people that ultimately create the experience and tell the story of its workplace culture. Consequently, it is vital that DEI also be reflected in the facility management team, and their ability to embrace and communicate the importance of inclusivity. The team we hire and support is ultimately reflected in the overall occupier experience. “DEI in facility management is important because when perceived routinely, exclusion has a very real power with lasting adverse effects. It’s time to be more thoughtful about how spaces are created and managed. Our industry has the power and resources to cultivate a diverse, equitable, and inclusive culture.” n

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Association News

BOMA International Conference Highlights Some news highlights from the Building Owners and Managers International conference in Boston this fall, from a BOMA report: Gensler’s Bob Peck, principal and global government and defense practice area leader, and Cheryl Duvall, regional consulting practice area leader shared the results of some of their research showing that: w Over half of workers would prefer a hybrid work model. However, across the countries surveyed by Gensler, the U.S. leads the world in both employees who prefer remote work only and those who want to work in the office full-time. w Remote work has robbed junior staff of mentoring opportunities. “I believe this is one of the greatest losses during the pandemic,” said Duvall. w Younger generations have a broader conception of the office’s value. Different generations go to the office for different things, Duvall explained. Gen Z respondents to Gensler’s surveys were more likely to rate maximizing individual productivity as a reason they work in the office. With storms that seem to keep getting worse and more frequent and temperatures that grow more intense, the conversation about climate resilience is here—and not a moment too soon. It’s time to move that conversation past using insurance to protect our buildings from extreme events and tackle the real work of how buildings can mitigate risks, said Breana Wheeler, director of operations for BREEAM, USA. “We’re looking at the impacts [of extreme weather at a scale we’re not ready for,” Wheeler said. “We’ve had a stable climate for the last 500 to 600 years, and we’ve built our world around that.” But significant change is coming, she added. Top photo: Expo featured innovative solutions. Right: Breana Wheeler from BREEAM, USA addresses a session on climate issues. Photo credit: Johnny Shryock/BOMA International.

Spread out across the trade show floor at the BOMA International Expo, the Cornerstone Partners showcased new and innovative solutions for all building types. Allied Universal featured HELIAUS, an artificial intelligence-driven guard tour and incident reporting solution that utilizes a security guard’s smartphone. The tool creates tours for the guard based on historical incidents, almost like a virtual coach. Security teams also can set up workflows to check for things like leaks, open doors or spills. Kimberly-Clark Professional introduced Scott 24, a new series of 24-hour sanitizing wipes that maintain residual sanitation for a full day—even after multiple touches. The wipes have received U.S. Environmental Protection Agency (EPA) registration to kill SARS-CoV-2, the virus that causes COVID-19. Kings III Emergency Communications explained how cellular technologies are quickly replacing analog help (Continued on page 20)

19 California Buildings News • Q4 2021

AIA California Recognizes Top Architects American Institute of Architects, California (AIA CA), proudly announces this year’s Design Award Recipients— a list honoring a broad range of innovative design. Although the time is uncertain and unrest is looming, there is perhaps no better reason than to honor and celebrate designs which make lives better somehow. Last month, five jurors deliberated between hundreds of entries and narrowed the project list down to 10.

The jury searched for projects that also maintained high sustainability performance as they believed that was a part of a design’s overall story. It also sought to give a nod to historic preservation and reuse because there are so many constraints and complexities in those projects. Social impact was also of great consideration as structures must also speak to and for their communities. A full gallery of recipients is available at:

Some of the AIA Awards Honor & Leading Edge MuseumLab: KoningEizenberg Architecture, Design Architect & Perfido Weiskopf Wagstaff + Goettel Architects, Architect of Record Honor The Continental: Jonathan Segal, FAIA Health Sciences Innovation Building: CO Architects, Arnold Swanborn Merit Oakland Museum of California: Mark Cavagnero Associates Harmon Guest House: David Baker Architects WETA Richmond Ferry Terminal: Marcy Wong Donn Logan Architects – Marcy Wong Flor 401 Lofts: KoningEizenberg Architecture Leading Edge Lisa & Douglas Goldman Tennis Center: EHDD 49 South Van Ness: Skidmore, Owings & Merrill Interiors Merit An Historic Shipyard Reincarnation: Marcy Wong Donn Logan Architects – Marcy Wong

Top left: MuseumLab. Photo: Eric Staudenmaier. Top right: WETA Richmond Ferry Terminal. Photo: Billy Hustace Photography. Above: Lisa & Douglas Goldman Tennis Center. Photo: Cesar Rubio.

20 California Buildings News • Q4 2021

Association News

Architects: New Infrastructure Law Boosts Resilience, Sustainability The American Institute of Architects (AIA) applauds enactment of the bipartisan infrastructure bill that will allow the U.S. to make meaningful advancements towards building a more resilient and sustainable built environment. "This bipartisan legislation affirms AIA’s long-held contention that buildings are infrastructure,” said AIA 2021 President Peter Exley. “It is encouraging to see Congress make meaningful investment in building sector energy efficiency and resilience. While the infrastructure deal is an important step forward for our nation, more needs to be done if we are going win in this race against time for our planet. We continue to urge Congress to support the significant climate investments contained in the Build Back Better bill, as well as aggressive emissions reduction commitments at COP26 that will combat climate change.” AIA advocated for several provisions included in the “Infrastructure Investment and Jobs Act,” (H.R. 3684), which will improve safety, resilience and sustainability in the built environment. Key provisions that would improve the built environment include: u Providing $3.5 billion in funding for the Department of Energy’s (DOE) Weatherization Assistance Program, which increases energy efficiency and reduces costs for low-income households. u Authorizing $500 million in competitive grants to

support energy-efficient and renewable energy in schools. u Allocating $1 billion for the Federal Emergency Management Agency’s (FEMA) Building Resilient Infrastructure and Communities (BRIC) program. u Allocating $500 million for grants established from the Safeguarding Tomorrow through Ongoing Risk Mitigation Act (STORM Act), which mitigates hazards to reduce risks from disasters. u Providing $250 million in funding to establish the Energy Efficiency Revolving Loan Fund Capitalization Grant Program, which states could use to improve the energy efficiency of residential and commercial buildings. u Establishing a $225 million competitive grant program within the DOE's Building Technologies Office to support cost-effective building code implementation. u Establishing a $40 million grant program to train individuals to conduct energy audits and surveys of commercial and residential buildings. u Developing building, training, and assessment centers through institutions of higher education and Tribal colleges to train architects, engineers, and other professionals about energy-efficient design and technologies, along with fostering additional research. u Allowing the Metropolitan Transportation Planning authorities to use federal funding to promote more walkable and multi-modal communities. BOMA Conference (Continued from page 18)

San Francisco Building Wins TOBY Award The TOBY (The Outstanding Building of the Year) Awards Banquet culminated the BOMA conference. San Francisco’s 333 Bush Street, managed by Tishman Speyer and owned by 333 Bush LLC, won the TOBY award in the 500,000–1 million square-foot category.

lines in elevators. The company specializes in emergency communications for elevators and noted that moving to an updated system can help reduce costs and provide better service. Kings III can also install a video feed of the elevator and two-way text communication for people with hearing or speech difficulties, features that are now required by code in several states. PPG’s Copper Armor antimicrobial paint received EPA registration. The new product contains Corning Guardiant technology, proven to kill 99.9% of bacteria and viruses on the painted surface, including SARS-CoV-2, in two hours. Yardi demonstrated how to use its Elevate asset management software for real estate. The product, an extension of its Voyager product, is designed for CEOs, COOs, asset managers and other operational managers, providing them with tools like market intelligence, predictive insights, budgeting and revenue forecasting. n

21 California Buildings News • Q4 2021

LA To Fast-Track Office Tenant Improvements Osama Younan, the General Manager of the Los Angeles Department of Building and Safety (LADBS), announced the launch of the Fast-Track Office Tenant Improvements Program. This innovative initiative, administered by LADBS via their E-Plan portal, will fasttrack the permitting and approval process for tenant improvement projects. This program has been developed in collaboration with the leadership of the Los Angeles Chapter of The American Institute of Architects (AIA LA), the Building Owners and Managers Association Greater of Los Angeles (BOMA/GLA), and the Central City Association (CCA). This program will be available to all licensed architects and engineers who wish to participate. During the height of the crisis of the pandemic, LADBS met with AIALA, BOMA/GLA, and CCA to identify a proactive approach to ensure that the private sector could more effectively and more expeditiously respond to urgent need to reconfigure, retrofit, and/ or reprogram existing workplaces, retail sites, and commercial office buildings to adopt to new market conditions and demands for healthy, safer, and more equitable interior spaces. After analyzing and reviewing the self-certification programs of numerous municipalities such as New York City, Phoenix, and Austin, a consensus was reached that the most cost-neutral approach would be to implement a Fast-Track Office Tenant Improvement Program, with the goal to ensure that the City of Los Angeles will remain competitive with other world-class cities that need to urgently reconfigure their existing facilities with tenant improvements and upgrades. “This program serves residents, visitors, and those whose livelihoods depend on safe and rapid re-opening of commercial spaces,” noted Wade Killefer, FAIA, President, AIA Los Angeles. Killefer’s experience realizing architecture for and in the City of Los Angeles dates back 46 years. In the 1990s, Killefer and his firm, KFA, helped spark the resurgence of the historic core in downtown Los Angeles by spearheading the city’s Adaptive Reuse Ordinance. “As architects and designers, we are committed to the best possible practices to protect the health of Angelenos. Fast-tracking these improvements means important and necessary adjustments can be benefited from more rapidly,” Killefer continued.

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Industry News

22 California Buildings News • Q4 2021

ABM Industries Acquires SF–Based Able Services ABM Industries (NYSE: ABM) recently acquired Able Services, a leading facilities services company headquartered in San Francisco, constituting a commercial and institutional buildings services firm with more than 100,000 employees. The transaction adds scale to ABM’s core businesses and key geographies and bolsters ABM’s engineering and technical services, which are expected to generate almost $2 billion of combined annualized revenue. In addition, Able Services further expands ABM’s sustainability and energy efficiency offerings amid growing demand for environmentally responsible solutions. Scott Salmirs, President and CEO of ABM Industries commented, “We are pleased to announce the completion of this strategic acquisition and we welcome Able’s

talented team to ABM. Together, ABM and Able can more fully address our clients’ needs for innovative and costeffective solutions, supported by our national footprint, comprehensive facility services expertise and dedicated team of more than 100,000 employees.” ABM (NYSE: ABM) is a leading provider of facility solutions with revenues of approximately $6.0 billion and more than 100,000 employees in 350+ offices throughout the United States and various international locations. ABM’s comprehensive capabilities include janitorial, electrical & lighting, energy solutions, facilities engineering, HVAC & mechanical, landscape & turf, mission critical solutions and parking, provided through stand-alone or integrated solutions.

U.S. Chamber Sees Construction Slowdown In the face of escalating challenges including worker shortages, materials shortages, and rising costs, commercial construction contractors are seeing a slowdown in the pace of their recovery from the pandemic, according to third quarter data from the U.S. Chamber of Commerce Commercial Construction Index. Almost all (92%) contractors report some level of difficulty finding skilled workers, but this quarter, 55% And unfortunately, these trends are not limited to the indicate high levels of difficulty—a jump of 10 percentage commercial construction industry,” said U.S. Chamber points from Q2. The lack of workers has caused 42% of those of Commerce Executive Vice President and Chief Policy contractors reporting difficulty finding workers to turn down Officer Neil Bradley. work, up from 35% in Q2. “Across all sectors of the econAlso, a record 93% of conContractors are facing concerns about supply omy, businesses are facing tractors report they are facing tremendous difficulties finding chains, worker safety, and talent shortages at least one material shortage. skilled labor. Supply chain Prices are also a worry: An allas they look to recover from the pandemic. shortages and rising inflationtime high of 98% of contracary pressures are threatening tors say building product cost to stop our economic resurgence in its tracks. We need to fluctuations are having an impact on their business, up address our worker shortages, including by doubling legal 35 points year-over-year. immigration, and address supply chain issues, including Contractors are facing concerns about supply chains, through tariff reductions.” worker safety, and talent shortages as they look to recover The U.S. Chamber of Commerce Commercial from the pandemic. Contractors say that less availability Construction Index is a quarterly economic index designed of building products/materials is, by far, their top concern to gauge the outlook for, and resulting confidence in, the (62%) related to the COVID-19 pandemic, followed by commercial construction industry. The Index comprises three worker health and safety concerns (38%), and an increase leading indicators to gauge confidence in the commercial in worker shortages (37%). construction industry, generating a composite Index on the “This quarter’s Index findings demonstrate the fragility scale of 0 to 100 that serves as an indicator of health of the of our economy’s recovery from the COVID-19 pandemic. contractor segment on a quarterly basis. Photos: Adobe Stock.

23 California Buildings News • Q4 2021

California Suburbs Become Renter Havens

American suburbs have been demographically reshaped in the past decade—according to Census data gathered by RentCafe. Between 2010 and 2019, the number of suburban renters grew by 22%, which drove 103 suburbs in the nation’s largest metros to flip to a renter-majority population. California is the state to have the most suburbs that made the switch, 23, with 5 of them concentrated in San Francisco metro. Of the suburbs in San Francisco metro that became renter majority over the decade, San Pablo holds the highest share of renters—60% (and third highest nationwide). Renter population here built up from 47% over the decade. Neighbor city, Richmond, now holds a share of 51% renters, up from 45% in 2010. Renter population growth indicates that 2 other suburbs in SF metro might change from owner to renter majority in the following years— Bay Point and

Pittsburg. Other SF suburbs have seen impressive growth in renter population, despite still being owner-dominated. Newark in Alameda County is no. 1 on this list, with a strong 30% increase in renter share. In the Los Angeles metro, Beverly Hills makes the list of suburbs to have switched to a renter-majority population. Demographics here evolved from a 49% renter share at the start of the past decade, to a 51% currently. Of the LA suburbs that became renter majority over the decade, Hawaiian Gardens holds the highest share of renters—60%. Renter population here built up from 43% (2010). Hawaiian Gardens is followed by Willowbrook (57%) and San Gabriel (55%). Renter population growth indicates that 7 other suburbs in LA metro might change from owner to renter majority in the following years, South Pasadena and Monterey Park

among them. Many suburbs have seen impressive growth in renter population, despite still being owner-dominated. Diamond Bar is no. 1 on this list in LA metro, with a 75% growth in renter-share since 2010 (from 15% to 25%). Three San Diego suburbs became renter majority over the decade. Of all, La Mesa holds the highest share of renters—58%, with renter population here building up from 50% (2010). La Mesa is followed by Vista (54%) and Coronado (51%). Renter population growth indicates that Escondido might change from owner to renter majority in the following years. Other San Diego suburbs have seen impressive growth in renter population, despite still being owner-dominated, or having made the switch earlier. Bostonia is no 1 on this list, with a strong 23% increase in renter share (from 65% to 53%).

Urban Land Institute Forecasts Moderate Growth ULI’s three-year economic forecast is for growth throughout all sectors. Total returns are forecast to increase over the forecast period, returning to the moderate rates of the years immediately before the pandemic. The forecast is for returns of 8%, 7% and 7%, in ‘21, ‘22 and ‘23 respectively. By property type, 2021 returns are forecast to range from industrial’s 16% to retail’s 2%. In ‘23, returns are forecast to range from industrial’s 10% to retail’s 4.3%. Change in vacancy and availability rates differ by property type. Industrial availability and apartment vacancy are expected to show further, although slight, improvement in ‘21 and ‘22 from already low rates in ‘20 and then plateau in ‘23.

Retail availability is forecast to remain unchanged until ‘23, when the forecast is for minimal improvement. Office vacancy is expected to continue the increase experienced in ’20, jumping by 200 basis points in ‘21, remaining unchanged in ‘22 and experience slight improvement in ‘23. Commercial property rent growth differs by property type, as well. Industrial and apartment rent growth is expected to be strong in both sectors during the forecast period, with an annual average of 4.4% and 4.0%, respectively. Retail rent growth is forecast at an annual average of 1.2% during the forecast period, and office rent growth is forecast at an annual average of -0.17%.

24 California Buildings News • Q4 2021

Hybrid Work Poses New Security Challenges, Solutions By Ryan Raskop The early days of COVID-19 Shelter-in Place (SiP) mandates had many workers and employers alike learning new skills and experimenting with different ways at being efficient. The new workplace standard is increasingly a hybrid work environment in which employees may work part-time in an office and part-time at home. For example, Gensler’s latest US Workplace survey found that “U.S. workers want to return to the workplace while keeping the benefits of flexibility and access to privacy they’ve enjoyed while working from home.” This poses new challenges to many businesses. This article focuses on the security solutions that employees and business owners may employ as we all slowly return to an office work environment.

Electronic Safety and Security Solutions One of the areas of physical security that has gained popularity during Covid is facial recognition (FR) as an access control device. Because FR software is so ubiquitous in most of our phones and laptops, costs have dropped and reliability improved as an access control device. These devices ensure that the person at the door is the right person and not someone who picked up a lost or stolen card. Quality systems have features that can detect spoofing at the device, such as using a picture of someone’s face to gain access. Cell phones, as an access control card, are becoming a replacement for the traditional access control card. A secure credential is sent to a smart phone, via a link in an email or text message, when clicked on, the link embeds a credential into the operating system, in a secure manor, that prevents copying and hacking. When the smartphone is presented to a card reader, it uses an encrypted wireless link that unlocks the door, just as a traditional card would. Phone credentialing has an additional advantage, with a longer read range, they can be used from inside of a vehicle to open gates and overhead doors which minimizes touching and the spreading of germs. Another product gaining momentum while most individuals continue to work from home, are cloud-based access control systems. These systems eliminate the need for on-premise servers and improve security of software

applications. When the application is in the cloud, the system is professionally and remotely maintained. The cybersecurity updates, backup copies and general IT maintenance are managed by professional IT personnel. Many businesses that do not have IT resources on staff, or their IT staff workers are remote, may be better off with a cloud-based system, and they can save on upfront capital expenses.

Cybersecurity in an Electronic Workplace Although relevant before and during the height of COVID-19, cybersecurity is now an even more important consideration, because cybercrime is on the rise. Physical Security systems are vulnerable to attack unless they are properly hardened. Every device we connect to a network is a device that can be hacked. Modern video surveillance cameras contain powerful computers that have the same cyber-vulnerabilities as a desktop computer. One common cybersecurity problem is surveillance cameras and other devices that are installed with their default passwords. There are specialized search engines that crawl through the internet looking for the address of all devices connected to the internet. Maintaining cybersecurity in the workplace is a game of cat and mouse for manufacturers of IP devices. Responsible manufacturers dedicate research and development funds to stay one step ahead of hackers. They hire white hat hackers to do penetration tests of their software to find vulnerabilities, and then fix them before distributing the product. This is why selecting the right equipment, a reputable manufacturer, and certified installers is so important when implementing your organizations security plan. Working with an experienced security consultant can help achieve your project goals, reduce security vulnerabilities, and ensure that your system is properly installed. Work from home and hybrid working is here to stay in at least some degree. Businesses should plan for new practices in onboarding new employees and maintaining a safe and healthy work environment. While we all desire flexibility, we also recognize that working in-person and in small close teams will always be a requirement with certain roles. Raskop is a senior associate at Salter in San Francisco.

25 California Buildings News • Q4 2021

New Projects Cubic’s New San Diego Campus Features Ware Malcomb Design Ware Malcomb just completed construction on Cubic Corporation’s campus. Cubic is located at 9233 Balboa Avenue in San Diego. Ware Malcomb provided master planning, architecture, interior architecture and branding services for this project. The campus was comprised of two new, tilt-up concrete LEED v4 BD+C Silver certified office and lab buildings totaling approximately 250,000 square feet. The architectural design for the new threestory buildings uses Cubic branding as a focal point for the project. Many unique design features were incorporated in the main entrance and lobby areas featuring a floating Cubic logo, a three-story feature stair that wraps the exterior glass wall, promoting interaction and movement through the space. Including the new facilities, the overall campus square footage totals approximately 415,000 square feet.

Photos: Haley Hill Photography.

The firm’s interior architecture and design studio worked closely with Cubic to establish corporate interiors standards. In addition, the new branded environment created by Ware Malcomb’s in-house Branding studio accentuates Cubic’s culture, highlighting cutting edge technology and the company’s global footprint. The overall office design features a modern and efficient workplace to promote cross-pollination between departments and encourage innovation.

Sacramento Garden Apartment Community The Strand is a newly opened luxury three-story garden-style apartment community from MBK Rental Living located in Sacramento. It offers bright, open living spaces, luxe interior finishes, and extensive indoor and outdoor amenities. Offering easy access to the capital city, the Strand is located on more than 20 acres within the Rivers master-planned community. There are studios plus one-, two- and three-bedroom residences. There are six floor plan options ranging from 562 to 1,187 square feet and a choice between two designer color schemes. Each residence features modern custom-wood cabinetry, quartz countertops, stainless steel G.E. appliances including a washer and dryer, distinctive wood-style flooring, kitchen pantries, and covered private patios. The landscaped community includes Wi-Fi in common areas; the Resident Clubhouse with entertainer’s kitchen; two resort-style pools with cabanas; a California room with double-sided fireplace, outdoor firepits and gas grills; a spa and fully equipped fitness center; outdoor adult fitness course; and a 4,000-square-foot dog park with seating areas. Residents will also have access to EV charging stations, parcel lockers and mail room, bike racks and a dog wash. Photos courtesy of MBK Rental Living.

26 California Buildings News • Q3 2021

New Projects Renovation of Historic Merced Hotel Completed Page & Turnbull has completed its reimagining of the Hotel Tioga, a landmark structure in the city of Merced, Calif., now converted to market-rate lifestyle housing. The adaptive reuse of this 1928 transitional Renaissance-style structure opened recently as The Tioga, an apartment building with retail space on ground level, a fitness center, and room for a future brew pub and café. The building, located in downtown Merced, is near several new cultural destinations. “Page & Turnbull is delighted to see this important landmark, one of Merced’s largest and most beloved buildings, returned to its former glory and coming to life as a bustling hub of civic life in Merced,” says architect Carolyn Kiernat, principal with Page & Turnbull. “While we are building new housing from the ground up in many places, this classic architectural work, Hotel Tioga, remains a linchpin for Merced’s growth on Main Street.” According to Kiernat, the original hotel offered a place for Yosemite tourists to rest ahead of their excursions up Highway 140 or as passengers on the Yosemite Valley Railroad train. The building cost $250,000 to build in 1928 and is now listed in the National Register of Historic Places. In a city with a growing university population— University of California, Merced, the first U.S. research university built in the 21st century, opened its doors in 2005—the new mixed-use residential offering, developed by Hotel Tioga Investors LLC and dubbed The Tioga, is a national model for reviving downtown areas in small cities. “Adapted and renovated, the Hotel Tioga project has helped pull new, multimillion dollar investments to Merced’s downtown, alongside such major investments as the El Capitan, a Joie De Vivre Hotel and Mainzer theater renovations nearby, creating an ideal work-life community for diverse residents,” says project architect Steven Lee. As the architect for the 73,670-square-foot building project, Page & Turnbull drew from its full-service team of architects, planners, architectural historians, and conservators to adapt the building to meet contemporary needs—a specialty for the firm. Founded in 1973, Page & Turnbull has offices in San Francisco, Los Angeles, and Sacramento. Photography: Chad Davies, courtesy of Page & Turnbull.

27 California Buildings News • Q4 2021

San Carlos’ Incubator Lab Facility Opens MBC BioLabs empowers emerging life science companies, who often face prohibitive start-up costs of expensive equipment and infrastructure by providing fully equipped co-working laboratory space. In 2017, when MBH Architects began designing MBC BioLabs at 930 Brittan Avenue—a new state-of-the-art, 30,000 square foot space in San Carlos—no one could have predicted just how essential the incubator would become. The unprecedented coronavirus pandemic hit the U.S. while the laboratory was under construction in early 2020. Although Bay Area counties were among the first in the nation to implement a shelter-in-place order, the 930 Brittan project was deemed essential because of the valuable COVID-19 research to be conducted at the facility with the ability to continue construction. MBH Architects—alongside the general contractor, OPI Commercial Builders, and developer, Dewey Land Company—implemented new workflows, remote communication practices, and on-site safety precautions to maintain the team’s timeline and safety. In August 2020, the laboratory opened to several companies devoted to developing accurate, budget-friendly COVID19 tests and other healthcare-related research. MBC BioLabs wanted to challenge the traditional sterile aesthetic of the windowless, all-white research lab. The redevelopment consists of three warehouses combined into a single facility with a ground-up three-story addition. For the interiors, the design team was inspired by MBC’s vibrant brand identity. The firm utilized its bright colors in the materials, fixtures, and environmental graphics to invigorate the space and connect the laboratories, common areas, and workspaces. Large windows to the outside and interior glazing illuminate the ground-floor laboratories and give scientists long site lines while inviting intrigue from passersby. A warehouse size hydraulic bi-fold door both allows fresh air fill to the facility’s central kitchen gathering area and event space and connects to an outdoor patio. Occupants utilize the indoor/outdoor event space for wellness activities, investor networking events, and social gatherings. Photos: Tyler Chartier.



California Buildings News • Q4 2021

Reliable Controls' EQUIPMENTview Looking to easily monitor and interact with a variety of building control systems? EQUIPMENTview is a fully customizable interface on the Reliable Controls MACHProView™ LCD controller that displays fullcolor graphics of your HVAC, lighting, security, hospitality, and energy monitoring systems and more. Use EQUIPMENTviews to display real-time, present-value data on custom background images using text, graphics, or animations like buttons and sliders. Visit to learn more about sustainable building control technology from Reliable Controls.

Mitsubishi Electric's PureRideTM Touchless Control System Even in the most uncertain times, vertical transportation remains essential for multi-story buildings, and Mitsubishi Electric has developed PureRide™ to help people feel more comfortable with elevators. The PureRide™ Touchless Control System is a simple, no-touch display that allows users to call an elevator from the lobby and designate a destination floor in the car by simply placing their hand or finger over a sensor. The panels feature an LED “halo” that centralizes the sensor’s target and provides users feedback regarding their hand position. Learn more at

PAC Snap-Clad Metal Roof System: Strength with Style Petersen’s Snap-Clad metal roof system features architectural aesthetics and structural performance. Snap-Clad panels offer a 1-3/4” leg height and a continuous interlock for improved wind resistance. A concealed-fastener clip system allows for thermal expansion/contraction while providing extraordinary hold-down strength. Snap-Clad panels come in 46 standard colors with a 30-year nonprorated finish warranty. Most colors meet LEED®, ENERGY STAR® and cool roof certification. For information about Petersen’s full product line, visit

Kings III's Emergency Monitoring Reduces Risk and Mitigates Liability Exposure Elevator malfunctions are inevitable. Entrapments coupled with health emergencies and a wide spectrum of passenger reactions can quickly become an ongoing headache. Kings III helps you reduce risk and mitigate liability exposure via its class leading emergency monitoring for help phones in elevators, stairwells, parking structures and more. Its concierge level service helps you manage tenant experience, while also reducing your risk and liability with value-added benefits not common in the monitoring space. For more information, visit

29 California Buildings News • Q4 2021

HUSHTONE PET Felt by LAMVIN LAMVIN’s designer-friendly HUSHTONE acoustical product line is made with the highest quality, design-friendly PET FELT in a wide array of colors and patterns. LAMVIN maintains its commitment to sustainability and protecting the environment. The HUSHTONE line is no exception —

it’s LEED-certified, 100% recyclable, and has low VOC emissions. Whether you’re a seasoned architect or new to commercial design, the LAMVIN team will walk you through the process and ensure all your acoustical design needs are met. To learn more, see

Mobile Storage Solutions Every project has its own unique challenges, and keeping tools and equipment organized is just one of the many important aspects of a wellmanaged job site. National Construction Rentals offers mobile storage containers in many sizes, so additional room is never an issue. Whether it’s 10, 20 or 40 feet in length, every unit offers the maximum in usable space. For additional information, call 800-352-5675 or visit today.



California Buildings News • Q4 2021

Krieger Specialty Products' Door & Window Products

KastleSafeSpaces: Bring Workers Back Safely Kastle Systems is the leader in “Managed Security,” an end-to-end approach for servicing clients’ security needs, taking long-term responsibility of their security package and operations. The company created KastleSafeSpaces to get workers back to work safely in the COVID-19 era by integrating its access control system of touchless technologies for doors, turnstiles, elevators and more, with employee health screening protocols, social distancing and contact tracing to reassure workers they are returning to their offices safely. To learn more, visit or call 415-962-1300.

Since 1936, Krieger Specialty Products has been a leading manufacturer of specialized door and window products for acoustical, blast resistant, bullet resistant, radio frequency shielding, thermal shielding, tornado, and hurricane applications. Built to your precise specifications, Krieger doors and windows have been the choice for premier buildings in California and throughout the world. Learn more at or call 562-695-0645.


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Brand Refresh NAC Products, Inc., the company that introduced the flooring industry to ECB® and crack isolation membrane technology, has unveiled a refreshed brand image with an updated logo and new website at the same domain “We executed a complete brand overhaul that would slightly alter the logo, transform our red and blue color scheme to a warmer black and green design that will stand out from our competitors and improve our website to be more intuitive and customer friendly,” says NAC President, Brian Petit. “We’ve preserved the traditions of family values and American manufacturing, which are alive and present in everything we produce and it’s very exciting.” The NAC line of membranes have been rigorously tested over the years and have continued to meet and exceed industry standards, A118.10 for waterproofing, A118.12 for crack isolation and A118.13 for sound abatement membranes.

All NAC sheet membranes, NAC TAC II primer and SubSeal® liquid waterproofing membrane, have been tested and certified Clean Air GOLD, by the independent laboratory, Intertek, and conform to California Department of Public Health (CDPH) Standard Method v1.2. The certification indicates the products do not exceed the VOC limit for the private office, school classroom and single-family residence scenarios. The emissions testing was performed over a period of 14 days and based on the most stringent modeling scenario. “This is an important achievement for NAC and our product offerings as more and more projects are being specified with products that contain no VOCs,” said Petit. “Making products that are environmentally friendly has always been our goal and we are proud that our products hold up under rigorous testing and provide peace of mind for the flooring investment.” For more information visit

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