California Buildings News Q1 2020

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

Q1 2020 • $5

Great Landscaping Improves Value Top California Landscapers Featured in Roundtable Discussion California Advances Green Building Efforts

Biophilic/Green Flooring

HVAC Products Boost Efficiency

Contents 6 Greener Buildings... Still Very Much Work to Be Done There are numerous examples of commercial and institutional buildings that have obtained LEED and other green certifications throughout California, making our state one of the top in the nation in sustainability. But our buildings inventory is vast and as yet very far from operating at optimal energy efficiency, indoor air quality, acoustical excellence and higher levels of tenant satisfaction. Problems are especially evident among over-crowded facilities and aging inventory that should be retrofitted with better design and equipment. This issue of California Buildings News delves into the problems and offers a number of solutions from HVAC improvements to better flooring to landscaping. There are many fine examples that show promise and provide guidance.

Expanding Rent Control Would Worsen California's Housing Crisis Developers will be discouraged from building new apartment homes if California’s rent control law is expanded — as some housing advocates are proposing in the upcoming election. Simply put, companies must show a profit, which is difficult when you cap revenues and given all of our state’s other daunting obstacles to creating new housing, such as NIMBYISM, labor and materials costs, local regulatory obstacles, etc. (See 19 for the California Apartment Association’s perspective.) Further limiting profits on middle-class housing means only luxury and welfare housing will likely be built in the future. Stratospheric housing costs threaten to dampen the state’s robust economy, so this is an issue that goes far beyond the rental industry. The proposal is also a job killer, one opposed by the building trades unions. “Californians are suffering from record levels of income inequality combined with skyrocketing rents,” said Cesar Diaz, legislative and political director for the California Building and Construction Trades Council, which represents 450,000 construction workers. “This initiative, disguised as a solution to these problems, will interfere with historic renter protections and block the path towards future investment in the construction of affordable housing units for the working class.”

Dangerous California Environmental Factoid California ranks very high in most categories compared to other states, but some high rankings are very concerning. Climate Central, a group of scientists studying the effects of climate change, ranks our state #10 among those likeliest to experience wildfires, flooding, extreme heat and drought. Vermont is the safest state and Florida (along with most of the Deep South) is the most imperiled, along with the Pacific Northwest. How to reduce carbon use in buildings with methods and products, an issue of our magazine frequently covers, is discussed on pages 6-7. — Henry Eason

California Advances Green Building Efforts


Landscaping Boosts Values


AHR Expo Honors Outstanding HVAC Products

Association News from AIA, ASHRAE, BOMA, California Apartment Association


New Projects Come Online

Healthier Flooring Options



New Labor Laws Affect California Builders

Startling Forecasts for CRE

24 30

Cover images: Main image photo credit: Will Pryce for Stanford Hospital. Flooring: Gensler project for financial services client. Photo: Bruce Damonte. Solar: Adobe Stock. HVAC: Getty Images.

California Buildings News Team Henry Eason, Editor Ellen Eason, Publisher & Associate Editor Contributing Editors

Zachary Brown, CBRE Ken Cleaveland, Public Affairs Advocate Bob Eaton, Eaton Hotel Investments 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 2019 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234 Copyright © 2020 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.

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Sustainability and CRE... With the planet’s record high temperatures and unpredictable weather patterns, what will this decade bring? So far, 2020 has a nearly 50 percent chance of being the warmest year ever, while the consequences of COVID19 are to be determined. In this era of uncertainty, commercial real estate professionals are not sitting idle. Owners and managers are taking steps to mitigate the effects of changing weather patterns and to ensure that their buildings are healthier and cleaner. Some of these steps will also improve air quality, reduce energy consumption, reduce greenhouse gas emissions, and enhance health and well-being. Buildings and the communities where they operate are changing, and sustainability is changing, too. In the last decade, we saw green cleaning and energy conservation; this decade we’ll see an evolution with waste. We will need to rethink how and what we throw out in order to preserve our environment. GreenAble Solutions for Energy, Waste, Cleaning As sustainability evolves, so do sustainability solutions from Able. Through our GreenAble sustainability program, we help clients reduce energy consumption through improving the operations of their properties with smart technology, benchmarking, retrofits and day cleaning. And through our Zero Waste Program, we help our clients achieve Zero Waste Certifications for their facilities and save money in the process. Yet another innovation is the Green Janitor Education Program (GJEP) in which Able participates. A collaboration between USGBC-LA, BOMA Greater Los Angeles and SEIU West, the program launched in Southern California and recently rolled out in the Bay Area. The Building Skills Partnership administers this program that provides hands-on energy management and green cleaning training. Energy efficiency, recycling, waste management, water conservation and other green cleaning practices are addressed. Able's zeal for sustainability starts in our own San Francisco headquarters, 868 Folsom Street, which has earned the EPA's

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ENERGY STAR certification, signifying that the building performs in the top 25% of similar facilities nationwide for energy efficiency. The building is also super green, using 100% renewable energy from CleanPowerSF. “Able cleans, operates and maintains more than one billion square feet of real estate with our GreenAble sustainability program. We wouldn't want anything less than the best in sustainability for our HQ,” said Able's Sam Shapiro, Director of Communications and Sustainability Initiatives. Vendors: A Key Link in Ecosystem Forward-looking service providers like Able partner with our clients to help them reach their sustainability and social responsibility goals. We believe that vendors are an important link in a socially responsible supply chain. It's no longer enough to be a low-cost provider. Real estate professionals are looking at larger business trends, considering their stakeholders, and are tasked to evaluate their supply chain. Which suppliers in the ecosystem of commercial real estate will adapt to meet new socially responsible criteria? Companies now seek information from their vendors about labor practices, carbon footprint and sustainability policies. The evolution of sustainable practices will impact more than just real estate. It’ll impact our future health, well-being, lifestyle and environment. Are you prepared?

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California Advances Green Building Efforts State & Private Sectors Move Forward In Spite of Federal Opposition


outing sustainability in the buildings sector might sound like an old song to some, but the need to reduce carbon output in California is still at a crisis level. And not just because of climate change-induced wildfires that annually spark particle pollution into the air, but also due to persistently high levels of ozone as well. The respected American Lung Association’s “State of the Air” gives most California counties — especially those in Southern California and in the Central Valley— failing grades. For instance, during 2015-2017 Los Angeles County logged ozone pollution of 209 “orange” days, 83 “red” days and even 12 “purple” days, and 29 orange and seven red days of particle pollution. Some Central Valley counties had even worse air. Though transportation uses about 40 percent of all energy, buildings are responsible for slightly more than

37% of energy usage (about 23% commercial and multifamily and the rest single-family residential). And since we spend almost all of our time inside structures, the air quality inside buildings is as important as what transportation and buildings expel outdoors. California government agencies and the private sector are moving steadily toward better air quality, in spite of Trump Administration’s carbon lobby-fueled efforts to thwart the state’s cleaner-air campaign with a variety of executive actions as well as widespread legislative opposition.

California’s Latest Energy Roadmap to Greater Efficiency

California Department of General Services Director Daniel C. Kim told California Buildings News, “DGS recognizes the magnitude of impact of global warming and the

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need for immediate action. As the business manager for the state and under the direction of the governor’s office, DGS has taken a leadership role developing sustainability policies for state facilities helping the state lead by example and take immediate actions to mitigate climate change. “Some key DGS actions include implementing efficiency retrofits to reduce the energy and water used at state facilities, installing solar and wind systems at state facilities to increase the capacity of renewable energy supplying the state’s energy use, and installing electric vehicle charging infrastructure to support both employee and fleet charging needs. DGS developed and implements policies for state fleet purchases to be zero emission vehicles, unless public safety exempted.” Kim continued, “Through efficient retrofits and operations, the state has reduced our energy use in state facilities by over 18% relative to a 2003 baseline. State water use has been reduced by over 28% since 2010. Importantly, overall state greenhouse gas emissions have been reduced by over 30% since 2010. DGS leads the state by example reducing overall GHG emissions by 64% since 2010, largely through the purchase of renewable energy, improved efficiency, reduced fleet emissions and electric vehicles. “DGS recognizes the importance of further accelerating our efforts to mitigate climate change and is adopting aggressive clean fleet policies and pursuing creative partnerships with utilities to help the state achieve targets to meet 100% renewables and carbon neutrality for our state buildings.”

State Energy Action Plan Sets Goals

The recently released California Energy Commission Action Plan is designed to provide energy efficiency guidance to commercial buildings owners and managers. It says, in part, “Energy efficiency is a key piece of California’s efforts to lessen the impacts of climate change, reduce the economic burden of energy consumption on low-income populations, and complement sustainability efforts in the state...The plan charts the progress toward doubling energy efficiency savings in buildings, industry, and agriculture; achieving increased energy efficiency in existing buildings; and reducing greenhouse gas emissions from buildings. Through robust, sustainable marketplaces, California can achieve its energy and climate goals and deliver benefits to California residents. “In 2018, two major pieces of legislation signaled the state’s evolution from a relatively narrow focus on traditional energy efficiency to one that also embraces building decarbonization. Building decarbonization is the effort to reduce or eliminate GHG emissions from buildings. Senate Bill 1477 allocates $50 million per year through 2023 to two new programs: Building Initiative for Low-Emissions

Development and Technology and Equipment for Clean Heating. These two programs offer incentives to install building decarbonization technologies into new and existing homes. Assembly Bill 3232 requires the CEC, in consultation with the California Public Utilities Commission California, Air Resources Board and the California Independent System Operator, to assess by January 1, 2021, the potential to reduce greenhouse gas emissions in buildings by 40 percent below 1990 levels by 2030. That assessment will illustrate the state’s pathways to decarbonization, including recommended strategies to reduce the carbon content of buildings, estimate the impact of those efforts on the electricity grid, and calculate a cost comparison of the pathways to decarbonization.” The Commission set forth three major goals: Goal 1: Double Energy Efficiency Savings by 2030 Goal 2: Expanding Energy Efficiency in Low-Income and Disadvantaged Communities Goal 3: Reducing Greenhouse Gas Emissions From Buildings You can view the comprehensive 152-page California Energy Efficiency Action Plan at: https://efiling. (Continued on page 32)

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Landscaping Properties Boosts Value By Enhancing Tenant Experience

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ARCHITECTS AND INTERIOR DESIGNERS devote considerate resources to improving the “building experience” for tenants, but increasingly designers are coming to view the outdoor and rooftop environments of workplaces as important. This is especially true in California, where the outdoor climate is among the best in the world. And happier tenants make for a more valuable property and a healthier California. (See accompanying Landscapers’ Roundtable at right for more details.) Says Gensler Design Director Douglas Wittnebel, “One of the key ingredients for a successful building project is the design and implementation of a comprehensive landscape scheme. Almost every memorable building experience is tied into a memorable landscape design experience. It’s part of the whole approach for enhancing the way we experience our built environment. Considering the increasing importance of awareness of our limited natural resources, it is even more important to treat and invest in the site and the soil and the landscape in a smart way that brings increasing value over time.”

Curb Appeal Creates Excitement Cameron Jones, senior vice president of Ashwell Associates Commercial Real Estate in Orange County, adds, “Industrial, commercial, retail properties with great ‘green’ curb appeal create excitement and enthusiasm from buyers and tenants. The better the property looks, both exterior and interior there is a direct positive impact on performance in a sale or lease transaction.” “On almost every one of my listings,” he says, “we provide my owner/seller clients with an action plan to prep the property for marketing for sale or lease. Many owners continue to ignore items, including landscape, proper irrigation management, which does impact asphalt, windows (overspray), exterior paint, water costs etc. because they believe it won't impact the deal. It does and that extra value created is well worth it. Poorly maintained properties typically fetch lower sales price and rates or at least generate less enthusiasm for the offering.” Left: Palomar College project by bnim, a San Diego design firm. Photo: Nick Merrick © Hall+Merrick 2019

Top California Landscapers Roundtable Q&A with Leading Experts

Q: In what ways does landscaping improve the value of a property, monetarily as well as in achieving greater well-being?

Kari Kikuta, Associate Director of Landscape Architecture, LPA Inc. San Diego “New landscape on an existing project can bring ‘curb appeal’ to an aging property. An exterior refresh can be cost effective and impactful, as landscape improvements are often on the lower end of the cost spectrum for renovations. Some of our clients have implemented landscape improvements that sparked the sale of the property at a higher value than where they started. In part, that’s because a landscape improvement can change the perception of a facility. As a source of well-being, landscape is both mentally and physically impactful. Studies have shown that interaction with nature has a positive effect on people. When developing our landscape design solutions, we also take into consideration how the user will interact with the site. Programming the exterior spaces to provide different types of spaces, scales and functions encourages users to participate in more outdoor activities, bringing them closer to nature. In competitive industries where recruiting and retaining employees is essential, a healthy outdoor environment can play an important role.” Tyler Stocking, Director Strategy & Impact, Gachina Landscape Management, Menlo Park “The outdoor environment is the first thing people see as they arrive to your property. If our landscaping looks good, people generally assume the interior of the building also looks good. A good landscape (Continued on page 33)

12 California Buildings News • Q1 2020

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Expo Honors Outstanding HVAC Products Retrofitting Buildings by Installing More Efficient Systems Is Key

In California, we know enough about designing HVAC systems in new facilities to significantly reduce energy uses. When designers work with facility engineers to situate new buildings in a manner best suited to require less cooling, heating or lighting, we achieve savings. When occupancy controls, sensors and functional analytics are built into the new structures we get further savings. When “smart” windows are installed, we get another reduction in energy use. Same with daylighting designs, better ventilation and so on. All newer buildings should take advantage of more sustainable designs. But since the

AHR Expo 2020 in Orlando. Photos: Geoff Stevens.

world’s building stock is overwhelmingly already in existence— much of it many decades old—the real issue is how we can retrofit existing structures to create more efficient HVAC. We must look to manufacturers for the best solutions. See the following pages for a partial list of products honored in the 2020 AHR Expo Innovation Awards competition.

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board noise or other motion. It also quickly detects when occupants leave the room, resulting in cost savings valuable to facilities management. With the O3 Sensor Hub 2.0, Delta Controls Inc. aims to change how the controls industry looks at occupant satisfaction. Finalists in this category include: 75F - Building Intelligence System; BELIMO Americas - Ultrasonic Flow Sensor; and Danfoss - VLT® condition-based monitoring.

Cooling – Winner: Danfoss Interlaced Micro Channel Heat Exchanger (iMCHE) Building Automation – Winner: Delta Controls Inc. for O3 Sensor Hub 2.0 Innovation: The O3 Sensor Hub 2.0 combines seven different sensors to provide the most accurate view of an interior space available on the market. IoT-enabled to function as a standalone room controller, the O3 Sensor Hub 2.0 combines temperature sensing, occupancy detection, humidity and wireless integration into one. This innovation uses Sensor Fusion to enhance the occupant experience with heightened room control and to reduce false occupancy detections. The O3 is ceiling-mounted to maximize functionality from the best vantage point of the room, enabling it to accurately detect occupancy with simple reads from body heat, key-

Innovation: The Danfoss Interlaced Micro Channel Heat Exchanger (iMCHE) integrates multiple circuits into a single coil. It works using a shared air heat transfer area and controlling each one independently by a multi-circuits system. The iMCHE uses a whole air side heat transfer when operating under partial load conditions to maximize efficiency. Based on the results of a recent case study, the IEER increased 18% when using the iMCHE solution. The iMCHE provides a compact and cost-effective solution for dual-circuit rooftop units. While public concern for climate change continues to increase and higher energy standards are predicted, the iMCHE allows equipment to easily meet new standards with low cost impact. (Continued on page 16)

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Finalists in this category include: Baltimore Aircoil Company – Nexus™ Modular Hybrid Cooler; Smardt Chiller Group Inc. – Smardt G-class 515B Low GWP Chiller; and Vertiv – Liebert® VRC Rack Cooling System.

Green Buildings – Winner: Danfoss Turbocor® TG490 Compressor

Innovation: The Danfoss Turbocor® TG490 Compressor is designed for air- or water-cooled chiller applications. The oil-free, variable-speed, magnetic bearing centrifugal compressor is optimized for use with HFO-1234ze, which has a GWP of less than 1, and can also be used with low-GWP refrigerant R-515B. The Danfoss Turbocor® TG490 is the first of its kind oil-free, magnetic bearing centrifugal compressor that offers industry-leading efficiency, reduced maintenance requirements and simplified design through the elimination of a traditional oil management system. It is also the industry’s first oil-free compressor technology with the flexibility to be used with low-GWP R-515B—which has a rating as low as 299 as well as A1 safety classification. Finalists in this category include: Aeroseal LLC – AeroBarrier: air sealing technology; Arctic Chiller Group – EcoTherm modular simultaneous heating and cooling Heat Pump; and Baltimore Aircoil Company – HXV Hybrid Cooler.

Heating – Winner: York® For Your Home YORK® LX Series TL9E Ultra-Low NOx Gas Furnace

Innovation: The York® LX Series TL9E Ultra-Low NOx Gas Furnace is an environmentally responsible gas furnace that meets even the most stringent standards for air quality while reducing greenhouse and smog-producing gases by up to 65% compared to standard low-NOx furnaces. The furnace is ENERGY STAR® rated and reduces fuel costs by as much as 20% when connected to select YORK® home comfort systems. Finalists in this category include: AERCO, a Watts brand Benchmark Platinum Boiler with Edge Controller; Emerson – Universal Single Stage Furnace Control for ECMx Blower Motors (Model 50X57-843), and Rheem Manufacturing Company – Rheem® Ultra Low NOx Gas Furnace.

Indoor Air Quality Winner: Fresh-Aire UV Purity Low Profile LED 1” Polarized Filter/LED Disinfection System Innovation: The Purity Low Profile LED 1” Polarized Filter/ LED Disinfection System (PLP-LED) by Fresh-Aire UV is the first 3-stage 1” polarized HVAC filtration system to incorporate Mini-LED technology. The PLP-LED offers high-efficiency

17 California Buildings News • Q1 2020

filtration that captures 97% of particles down to 0.3 microns in size. The system also uses antimicrobial UV reactive media with an advanced photocatalytic coating for odor and VOC reduction. Fresh-Aire UV’s filter mitigates many IAQ issues as well as many other challenges faced by occupants and contractors through delivery of a cleaner, safer filter to handle and service. Finalists in this category include: AtmosAir Solutions – Denali 600™ with AtmosSmart™, IoT Enabled Active Air Monitoring and Air Purification System; RGF Environmental Group Inc. – HALO-LED™ Whole Home Indoor Air Purification System; and Sensirion, Inc. – SCD40 CO2 and RH/T Sensor Component.

Plumbing – Winner: LG Electronics USA, Inc. – LG Hydro Kit Innovation: LG Electronics USA, Inc. has developed the LG Hydro Kit, an indoor heat exchanger for LG Variable Refrigerant Flow (VRF) systems capable of transferring heat or cooling energy expelled from the air conditioning process to water, offering further efficiency of LG heat recovery and heat pump systems. Available in 42,000 and 96,000 Btu/h capacity, the LG Hydro Kits utilize waste energy generated

during the conditioning process and enhance the energy efficiencies of LG VRF systems. This allows the hot or chilled water generated to then be distributed out to a number of different applications with integrated controls that set the temperature of the leaving water, hot water tank temperature or the temperature of the conditioned space. Finalists in this category include: Caleffi Hydronic Solutions – LEGIOMIX® 6000 series Highest Flow Electronic Mixing Valve; NIBCO INC. – 585HP Full Port Bronze Ball Valve; and Viega LLC – Viega MegaPressG.

Refrigeration – Winner: Danfoss - Danfoss CO2 Adaptive Liquid Management Solution Innovation: The Danfoss CO2 Adaptive Liquid Management (CALM) solution combines Danfoss’ liquid ejector and adaptive liquid control case controller algorithm to fully utilize the evaporator surface in display cases and cold rooms. This technology provides, without equipment change, up to 10% greater energy efficiency in addition to the energy-saving inherent of CO2 refrigeration. The CALM solution works by pulling liquid refrigerant from the suction side and injects it into the evaporator of display cases and cold rooms. Danfoss’ CALM solution aims to assist customers in making (Continued on page 28)

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Association News

BOMA International & ASHRAE Offer Workplace Anti-Viral Guidance The Building Owners and Managers Association and ASHRAE offer advice to facility and property managers to help protect occupants from viral threats. The advice is particularly relevant to Pacific Rim states like California, where state government has declared a State of Emergency to help deal with the pandemic-level coronavirus threat.

BOMA's Advice for Facility & Property Managers w w w w w w

Clean surfaces and items that are most likely to be touched frequently with the cleaning agents usually used for those surfaces and items. Additional disinfection beyond routine cleaning is not recommended. Talk with companies that provide your property or portfolio with contract or temporary employees about the importance of staying home when sick and encourage them to develop non-punitive leave policies. Do not require a healthcare provider’s note for employees who are sick with acute respiratory illness to validate their illness or to return to work, as healthcare provider offices and medical facilities may be extremely busy and not able to provide such documentation in a timely manner. Ensure your staff sick leave policies are flexible and consistent with public health guidance and that your employees are aware of these policies. Purchase supplies, such as tissues, soap, and alcohol-based hand cleaners to encourage healthful habits in the workplace. Engage your state and local health departments to confirm channels

of communication and methods for dissemination of local outbreak information. w Review your company's current pandemic flu plan or develop a new plan. Involve your employees in development and review of the plan. Familiarize yourself with the plan and share it and policies with your employees. w Develop flexible leave policies to allow employees to stay home to care for sick family members or for children, especially if schools dismiss students or childcare programs close. w Plan for how business can continue if many employees must stay home. Designate and train other employees in the event someone becomes sick to make sure you can continue your critical functions. w Identify essential business functions and critical elements within your supply chains required to maintain operations. Plan for how buildings will operate if there is an increase in absenteeism or supply chains are interrupted. w Cross-train personnel to perform essential functions so that buildings can operate if key staff members are absent.

w Consider flexible worksites or flexible work hours to increase physical distance between employees. w Ensure you have the IT infra structure necessary to support multiple employees who may be able to work from home. w Teams with portfolios containing properties in more than one mar ket are encouraged to provide local managers with the authority to take appropriate actions outlined in their business infectious disease outbreak response plan based on the condi tion in each locality. w Distribute educational litera ture about prevention. Literature can be found under the "Protect Yourself" section of the World Health Organization's page about coronavirus. w Provide resources and a work environment that promotes hand washing and covering coughs and sneezes. Provide tissues, no-touch trash cans, hand soap, and alcohol-based hand cleaner. w Offer education on hand washing and covering coughs and sneezes in an easy-to-understand format.

See advice from ASHRAE on the next page.

19 California Buildings News • Q1 2020

ASHRAE Advises Better Indoor Air Quality Safeguards The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) says that new and existing healthcare intake and waiting areas, crowded shelters, and similar facilities should go beyond the minimum requirements of these documents, using techniques covered in ASHRAE’s Indoor Air Quality Guide to be even better prepared to control airborne infectious disease (including a future pandemic caused by a new infectious agent). Because small particles remain airborne for some period of time, the design and operation of HVAC systems that move air can affect disease transmission in several ways, such as by the following: w Supplying clean air to susceptible occupants w Containing contaminated air and/or exhausting it to the outdoors

w Diluting the air in a space with cleaner air from

outdoors and/or by filtering the air w Cleaning the air within the room ASHRAE recommends the following strategies of interest to address disease transmission: dilution ventilation, laminar and other in-room flow regimes, differential room pressurization, personalized ventilation, source capture ventilation, filtration (central or unitary), and UVGI (upper room, in-room, and in the airstream). Owners, operators, and engineers are encouraged to collaborate with infection prevention specialists knowledgeable about transmission of infection in the community and the workplace and about strategies for prevention and risk mitigation.

For access to the full position document, standards, publications, technical committees, research projects and other material to prepare for COVID-19, visit the ASHRAE COVID-19 Preparedness Resources webpage at

California Apartment Owners’ Group Predicts Legal Challenges The California Apartment Association says the “stakes are certainly high this year for California’s rental housing industry. In 2020, we can expect a radical rent control measure back on the statewide ballot, an emboldened tenants’ movement at the state and local level, and the prospects of another blue wave in the California Legislature.” “Anti-housing crusader Michael Weinstein and tenant activists are again attempting to return California to the radical rent control policies of the 1970s. Weinstein and other supporters of the Rental Affordability Act submitted signatures (in December) in hopes of qualifying their measure for the November ballot. The Secretary of State’s office is expected to confirm the qualification. “The proposed statewide ballot measure would weaken the Costa-Hawkins Rental Housing Act, landmark legislation that prevents local jurisdictions from imposing rent control on units built after 1995. Under the proposed statewide ballot, cities and counties would be authorized to impose local rent control ordinances on buildings after they turn 15 years old. “Weinstein’s measure would also allow local governments to apply vacancy controls, meaning rents would remain regulated in rent-controlled jurisdictions even

after changes in tenancy.” UNITS magazine, a publication of the National Apartment Association, says about rent control: “The result of such a controversial initiative is clear: A chilling effect on new construction, presently available apartments leaving the marketplace, a decline in apartment values, delayed maintenance and a loss in tax revenue for the state.” On other topics, CAA says increasing housing supply will be a state priority, with Governor Gavin Newsom setting the goal of 3.5 million new units by 2025. “One meaningful step would be the passage of SB 50 by Sen. Scott Wiener, D-San Francisco,” CAA says. “This bill is back after stalling last year and would allow for expedited housing construction near existing job centers and public transportation.” At the end of 2019, Gov. Newsom extended firerelated protections against price gouging, including rent increases above 10%, for several counties— Butte, Los Angeles, Mendocino, Napa, Santa Barbara, Sonoma and Ventura. These protections extend through the end of 2020. Given California’s recent experiences with wildfires, further declarations may come this summer and fall.

20 California Buildings News • Q1 2020

New Projects Sharp Chula Vista Medical Center's New Hospital Tower Sharp Chula Vista Medical Center recently opened its new $244 million 197,000-square-foot tower that will add 106 private patient rooms, six large operating rooms, including the South Bay's only hybrid room, which allows for advanced surgical and imaging procedures in the same room and a panoramic rooftop café and many more services designed to meet the needs of San Diego's fastest-growing region. "Our goal has always been to provide the people of the South Bay with the latest in proven medical technology along with compassionate experts who provide the excellence of care that defines Sharp Chula Vista Medical Center," says Pablo Velez, PhD, RN, Chief Executive Officer of Sharp Chula Vista. "The opening of the new tower is our way of continuing to ensure that world-class care will always be close to home for the entire community." The project is Sharp HealthCare's largest single investment to date and the South Bay's first new hospital in more than 40 years. It was funded through philanthropic donations to Sharp HealthCare Foundation, bonds, cash reserves, and the Medi-Cal hospital fee program. The design-build team for the project included Hensel Phelps, SmithGroup, and AVRP Studios. "The new hospital tower at Sharp Chula Vista is one of the safest hospitals in the world," says Damian Buessing, vice president and district manager at Hensel Phelps. "Embracing Sharp HealthCare's high-reliability standards, our construction design strategies provided the safest and cleanest environment

New hospital tower at Sharp Chula Vista Medical Center. Photo courtesy of Sharp HealthCare.

where Sharp Chula Vista employees can work, where physicians can practice medicine, and patients can receive care." As a Planetree-Designated hospital since 2014, the new tower also includes a sweeping new main entrance and lobby and additional space for support services, including pharmacy and kitchen. "Our design was inspired by the new tower's location, perched high on a hillside overlooking San Diego and the Pacific beyond," says Bonnie Khang-Keating, director of SmithGroup's San Diego and Los Angeles offices. "The Ocean View Tower at Sharp Chula Vista exemplifies its community in an accessible, transparent design that evokes a feeling of refuge and healing."

New Towers Rise Above Los Angeles Park Fifth, a 24-story high-rise building and the adjacent Trademark, a seven-story mid-rise building in now overlooks Pershing Square in Downtown Los Angeles. MacFarlane Partners, a real estate investment manager and developer that specializes in investments promoting smart growth, urban revitalization and sustainability, officially celebrated the completion of these two towers. “As Downtown continues to evolve as a thriving center within Los Angeles, Park Fifth and Trademark offer an ideal location with its proximity to public transit and the major office employers of DTLA,” said Victor B. MacFarlane, chairman and chief executive officer of MacFarlane Partners. “The properties provide the high-end amenities that today’s urban residents demand— alongside retail options at their fingertips.” Situated at 427 W. 5th Street, Park Fifth consists of 347 rental apartments and 5,300 square feet of retail space. Trademark houses 313 rental apartments Park Fifth, a 24-story high-rise. Image courtesy of MacFarlane Partners.

21 California Buildings News • Q1 2020

and 7,500 square feet of ground-floor retail space. Designed by Ankrom Moisan Architects, Park Fifth boasts a 360-degreeview rooftop deck with an infinity-edge pool and cabanas; a fitness center; and a clubhouse with a bar/kitchen, TVs, ample seating and a business center. Amenities also include resident concierge services; a controlledaccess bike storage and repair area; and a dog walk and washing station. The project is LEED-Silver certified. Pool lounge at Park Fifth. Photo courtesy of MacFarlane Partners.

Park Fifth and Trademark are located across West 5th Street from the Pershing Square Metro Station, which provides commuters with underground rail access to points throughout Los Angeles. The building is around the corner from the planned route of Downtown’s restored, historic streetcar line. Pershing Square, one of the largest public spaces in Downtown Los Angeles, lies directly south of the project, while Grand Central Market, a historic food hall and major local attraction, is on the next block to the north.

New Cancer Center Opens in Orange County Located across from Providence Saint Joseph Mission Hospital in Mission Viejo, California, sits the new Judi and Bill Leonard Institute for Cancer Prevention. Snyder Langston served as the general contractor for this new cancer institute that offers a comprehensive level of care and serves the Orange County community. The project involved substantial earthwork and retaining walls to transform an existing hillside into an area suitable for the construction of a new ground-up 108,000 s.f. four-story medical office building (MOB) and five-story, 611-stall design-build parking garage. Extensive site work included road reconfigurations and a combination of various design-build retaining wall systems including soil nailing, beam and lagging, and mechanical stabilized earth (MSE) walls as high as 55 feet tall that were highly decorated to match the City of Mission Viejo style. The medical office building was supported using deep foundations (CIDH piles) with a bolted side-plate structure, and the exterior was skinned with curtainwall, punched windows, aluminum composite panels, and expanded insulating foam system (EIFS) providing continuous exterior insulation and an elegant, welcoming appearance. Floors 1 and 2 were built to OSHPD-3 standards.

Aerial view of the new center's exterior. Photo courtesy of Snyder Langston.

On the inside, a world-class cancer and imaging center was constructed including the structural capacity for three interior modular linear accelerator vaults totaling approximately 6.2m pounds. Two vaults were fully built out using Varian Tru-Beam technology. Other interior programmatic uses include MRI, CT, Pet-CT, CT-simulation, radiation oncology, surgical oncology, tumor (Continued on page 22)

22 California Buildings News • Q1 2020

We’re on it.

A Carpenter crew assembling the pre-cut cross-laminated timber (CLT) panels at 1 De Haro Street, the first project in San Francisco to use CLT.

New Cancer Center (Continued from page 21) board exam, infusion, RAD/fluoroscopy, ultrasound, conference, therapy, consultation, exam rooms, gym, wellness center, demonstration kitchen, chapel, lab and pharmacy. The broad interior program makes this cancer center an all-inclusive destination for prevention, treatment and wellness. The institute is named after Judi and Bill Leonard, both longstanding members of the Mission Hospital family, who made a transformational legacy gift to the hospital’s new cancer institute. Their eight-figure gift significantly advanced cancer care for the nearly two million people who live in south Orange County. Together with HKS, Inc., California Commercial Real Estate Services, NCA Real Estate and Welltower Inc., Snyder Langston is part of the team that helped bring a new era of cancer prevention, healing and hope to patients in Orange County. Snyder Langston is a real estate and construction adviser, a leader in the Western U.S., but its strongest presence is in Southern California. Common area features peaceful interiors and technology that informs visitors. Photo courtesy of Snyder Langston.

23 California Buildings News • Q1 2020

Stacy Williams Named Staff Chief at AIA San Francisco Stacy Williams, veteran AIA San Francisco and the Center for Architecture + Design staffer, was recently named executive director of one of the country’s leading chapters of the American Institute of Architects. “Stacy brings institutional knowledge, passion for the profession of architecture, and love of design to her role...The AIASF Board of Directors, chapter members, and allied partners are excited to embark on this journey with Stacy as the AIASF enters its 139th year with a number of major initiatives underway. Stacy’s unwavering commitment to the mission, vision, and values of AIASF will benefit our chapter for years to come,” says Stan Lew, AIA, 2019 AIASF Board President. “Through AIA San Francisco, Williams has directed architecture and design initiatives within the Bay Area community for nearly 20 years, working closely with city agencies, public utilities, and numerous professional groups. She has advanced

through multiple positions within the chapter and has a thorough understanding of how the organization works,” Lew continued. “I am grateful and beyond excited to take on the role of executive director. AIA San Francisco and the Center for Architecture + Design are experiencing an exciting moment in their histories. We are poised to influence the broader Bay Area community, demonstrating how architects can be a resource for growth,” says Williams. She believes community and civic engagement are essential to the success of AIA San Francisco. Through leadership and a passion for architecture and design, she continues to advocate for policies and programs that continue to promote a better built environment in San Francisco. Stacy holds a B.S. in Business Administration and a B.F.A. in Interior Architecture. She is currently the president of the Louisiana State University Alumni Association of Northern California, is active with North Beach Neighbors, and supports efforts to increase public awareness about the Louisiana coastal wetlands. Outside of the office you can generally find Stacy hiking, gardening, or in the yoga studio.

S A N F R A N C I S C O 2 0 2 0 D E S I G N AWA R D S #aiasfdesignawards

24 California Buildings News • Q1 2020

Healthier Flooring That Makes You Feel Good

There are many ways your flooring can make you sick and increase global warming and recycling burdens. Materials can be manufactured in an unsustainable manner, containing chemicals that off-gas and impact the health of tenants. The good news is that some manufacturers are making a great effort to produce more sustainable flooring— and often their goal is to fabricate floors that evoke pleasing images of nature, and that has health benefits.

tile, select ones that can be installed in a random fashion, reducing waste while providing visual variety. w Provides thermal variability— be aware of the abilities of stone, tile or concrete to absorb heat or cool air and use it with intention. In the same way, be mindful of the ability of a floor surface to interact with light and shadows from windows and skylights. w Finally, consider how the acoustical properties of flooring materials can contribute to the experience of the users —by enabling quiet focus, or activating a space or alerting inhabitants to the footsteps of others." Membrane systems from NAC Products abate sound in office buildings, hotels, multifamily facilities and other buildings that need sound reduction. Its SuperSAM® premium sound deadening sheet membrane is designed to be used on flooring surfaces that require impact or airborne sound reduction.

Biophilic Patterns Inspired by owls' coloring Say San Francisco-based Gensler and patterns, each architects Melissa Mizell and Kirsten style in Mohawk Ritchie, “When considering the impact Group's Owls of flooring in regards to environmental collection consustainability, can incorporating the tains no chemiprinciples of biophilia be a tool to help cals of concern, us make better decisions? Biophilia goes is carbonneutral, way deeper than adding plants or organic and incorporates shapes and forms to the built environbiophilic design Top photo: Materials such as tiles with designs that reflect natural ment. Biophilia also refers to our innate patterns. Photo: Adobe Stock. Lower photo: Mohawk Group's principles. The connection to natural systems, our desire Owls collection of carpets incorporates patterns and collection's two for complexity and order, and our percepcolors inspired by owls. Photo courtesy of Mohawk Group. designs, Feather tion of sensory information. Here are five and Flight, come in two 12" x 36" patterns. “Birds are such ways that flooring design and selection can utilize Biophilic an indicator of our environmental footprint on the world. principles as well as create a better experience for users of With that in mind, we dug deeper into owls to truly undera space: stand and interpret their textures and patterns,” said Jackie w Create a seamless connection between indoor and outDettmar, vice president of design and product development door spaces—this can be both visual and physical. Imagine at Mohawk Group. “The Owls collection represents a collaba stone or paver system that’s used on the exterior flows into orative effort between a diverse group of people who have an interior lobby, lounge or dining space. come together to make Mohawk’s latest nature-inspired w Create a distinct sense of place and celebrate the local carpet system.” ecology by using materials that are sourced and manufacIn addition, the Owls collection meets the stringent tured locally with minimal processing and embodied energy. requirements of Living Product Challenge Petal Certification For example, local stone or FSC certified wood. and is domestically produced at Mohawk Group’s “Living w Use texture and pattern in a way that enhances our (Continued on next page) human desire for complexity and order. When using carpet

25 California Buildings News • Q1 2020

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Eco-Grip® Flooring Offers Slip-Resistant, Durable Solution


nderstanding that safety and durability are important to our customers, Baker’s Floor and Surface is excited to introduce a superior new flooring system for Bay Area businesses — Eco-Grip® flooring. “This cutting-edge material is hard-wearing and slip-resistant,” says Baker’s Floor and Surface President Chris Baker. “Eco-Grip is an ideal solution for kitchens, warehouses and other areas where waterproofing and durability are important.”

Shown above and right: Eco-Grip flooring is ideal for kitchens in restaurants or commercial buildings. Photos courtesy of Eco-Grip.

Baker’s Floor and Surface recently installed Eco-Grip floors at a large Silicon Valley tech company, using an attractive pewter-toned system in the two kitchens and freezer room. This type of flooring was perfect for the project. In addition to being slip-resistant, Eco-Grip is also antifatigue and resistant to chemicals and bacteria. Five out of the seven Michelinrated restaurants in the Bay Area have Eco-Grip floors in their facilities. Have an upcoming flooring project? Baker’s Floor and Surface reps are glad to visit your property to discuss solutions that enhance your building.

Site” facility in Glasgow, Virginia. The Living Product Challenge is a product certification program, advocacy tool and philosophy created by the International Living Future Institute and defines the most advanced measure of sustainability in product manufacturing. Armstrong Flooring Sustainability Manager Amy Costello says, “According to the United States Environmental Protection Agency, Americans spend nearly 90% of our time indoors, on average. Modern life has taken us away from beneficial contact with nature. As a result, biophilic design, which seeks to reconnect us to nature in buildings and cities, has become more and more important. It’s a powerful tool that can help people recharge so they feel and work better. “Mimicking nature’s characteristics and bringing the outdoors inside is not a new concept; however, there is mounting evidence that demonstrates the positive impact biophilic design can have. Implementing biophilic design is immersing the principles of the natural world — the regrowth, the natural wonder—into a space so customers, patients, and employees feel the connection. Flooring

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contributes to biophilic design by replicating colors and textures found in nature, and by the sustainable attributes of the flooring itself. “For example, Natural Creations® with Diamond ® 10 Technology ArborArt drew inspiration from classic wood grain patterns. Striations BBT™ with Diamond 10® Technology coating was inspired by striated geological formations. Not only do the patterns complement biophilic design, but the product’s makeup is ideal for spaces with a focus on sustainability. Striations coordinates with our other bio-based tile collection — Migrations®, and even the color names are a nod to the complementary palettes. Whether it’s Green Leaf and Lilly Pad, or Caribbean Sea and Seaside, there are a host of combinations to help designers create a beautiful biophilic design. “Flooring can also help bring elements of nature into a space in a variety of ways, from providing the look of wood or stone to reflecting sunlight. In healthcare and other commercial applications, there is an ongoing trend to move away from institutional design and instead to create a more (Continued on page 26)

26 California Buildings News • Q1 2020

Healthier Flooring

With Super SAM 125 your neighbors aren’t that LOUD. ®

Sound Abatement Membrane Super SAM® 125 is a premium sound deadening sheet membrane for use on surfaces that require impact and airborne sound reduction. 6” concrete substrate with a tile finished floor: ΔIIC: 22 IIC: 51 STC:54 6” concrete substrate with engineered hardwood finished floor: ΔIIC: 23 IIC: 51 STC: 52 Wood joist substrate with tile finished floor: IIC: 56 STC: 61 Super SAM® 125 provides up to 3/8” of crack isolation protection. The perfect solution for apartments, condominiums, hotels, classrooms, high-rise office buildings and any other area needing sound reduction.

Membrane Systems That Protect Your Flooring Investment



Flooring Solutions

Sustainable Options for Flooring Baker’s Floor and Surface offers Bay Area businesses a superior flooring system known as Eco-Grip® flooring. The cutting-edge material is hard-wearing and slip-resistant, so it is ideal for kitchens, warehouses and other areas where waterproofing and durability are important. Eco-Grip is also anti-fatigue and resistant to chemicals and bacteria. (See installation above.) In addition, Baker's refinishes and maintains wood floors, decks and other surfaces. Refinishing wood is much more cost-effective and sustainable than replacing the floors. Learn more at Photo courtesy of Eco-Grip.

(Continued from page 25)

residential, home-like feel. Resilient flooring can support these efforts, offering the ability to create vinyl plank or sheet flooring with incredibly realistic wood visuals and textures, coupled with durability and moisture resistance that allow it to be installed in places where traditional hardwood isn’t feasible. A good example of this is Rigid Core Vantage™, thick sturdy planks with thoughtful details like painted bevel edges and embossed-in-register texture so what you feel matches what you see.”

Wood: The Ultimate Natural Floor Natural hardwood — and engineered hardwood— flooring is a popular choice for offices, and not just because it is the ultimate biophilic appeal. Beyond its pleasing aesthetics, various types of wood are also highly sustainable and add to a facility’s green imagery. Even laminate wood surfaces offer the natural look that tenants enjoy and is easy to install and maintain. Oak, tropical wenge and cumaru are woods that can stand up to commercial flooring traffic. Engineered wood flooring better resists temperature changes and water and are an economic choice as well. The National Wood Flooring Association is a useful resource to learn more about commercial and residential wood flooring practices. Click: n

Membrane Reduces Sound Transmission Super SAM® 125 is a peel and stick sound abatement membrane specifically designed to reduce airborne (STC) and impact (IIC) sound transmission. Super SAM® 125 contains no VOCs in compliance with Prop 65 and can be installed over concrete (IIC 51 and STC 54) or wood (IIC of 56 and STC 61) substrates. Super SAM® 125 is the perfect solution for apartments, condominiums, multi-level hotels, high-rise office buildings and other areas needing sound reduction.

27 California Buildings News • Q1 2020

New Labor and Employment Laws Affecting California Builders By Dwayne P. McKenzie and Cathy T. Moses In 2019, the California Legislature passed several new employment laws that we anticipate will affect many builders in the State. Below is a summaDwayne P. McKenzie ry of some of the most noteworthy new laws. AB 5 Redefines the Rules for Classifying Workers as Employees or Independent Contractors. AB 5 codified a new standard for employers to use in determining whether a worker is an independent contractor or employee. The law extends the holding issued by the California Supreme Court in Dynamex Cathy T. Moses Operations West, Inc. v. Superior Court, 4 Cal. 5th 903 (2018). In Dynamex, the Court established a three-factor “ABC test,” which presumes that a worker is an employee unless an employer can establish that all of the following ABC factors are satisfied: (A) the worker is free from the control and direction of the hiring entity in connection with the performance of the work, both under the contract for the performance of the work and in fact; (B) the worker performs work that is outside the usual course of the hiring entity’s business; and (C) the worker is customarily engaged in an independently established trade, occupation, or business of the same nature as the work performed. The Supreme Court’s decision in Dynamex applied narrowly, in that it applied only to issues under California’s Industrial Welfare Commission (IWC) Wage Orders. With AB 5, however, the Legislature expanded the reach of Dynamex, so that the test now applies to a broader array of circumstances, including qualifying for unemployment insurance coverage, workers’ compensation benefits and employee rights under the California Labor Code. Since independent contractor relationships exist in every industry, the impact of AB 5 is substantial. Because of

this, many industries lobbied for and obtained exemptions that were included in the bill. For example, AB 5 includes a long list of exempt professions that are not subject to the ABC test, including licensed professions such as lawyers, architects, engineers, private investigators, and accountants; physicians; direct sales salespersons; and real estate licensees. A broad exemption also exists for business-to-business contracting relationships. Importantly, for developers and builders, treatment of owner-operators of trucks and other equipment is a significant issue under AB 5, since they do not fit within the exemptions. Although an exemption exists for “construction trucking services,” it essentially prevents the use of brokers. That could create issues for contractors who often use owner-operators. Also, the construction trucking services exemption is set to expire in two years, creating uncertainty over the longer term as to the costs of AB 5 on construction. The Legislature Seeks to Prohibit Mandatory Arbitration Agreements. AB 51 bars employers from requiring as a condition of employment or continued employment that an employee waive a right, forum, or procedure relating to a violation of the California Fair Employment and Housing Act (FEHA) or the Labor Code. Thus, the law appears to prohibit mandatory arbitration agreements. It also prohibits employers from threatening, retaliating against, or terminating any employee or job applicant based on a refusal to consent to such a waiver. However, the California Chamber of Commerce and other trade associations have challenged AB 51 in federal court on the grounds that it conflicts with the Federal Arbitration Act (FAA), which broadly favors the use of arbitration as a means of dispute resolution. If successful, the challenge could result in AB 51 becoming unenforceable. Employers need to continue to monitor the status of AB 51 as the challenges work their way through the courts. Limits on No-hire Agreements “No-hire” provisions are often included in settlement, separation and similar types of agreements and are designed to limit an employee’s ability to be reemployed by the employer in the future. In AB 749, the Legislature limited the use of no-hire provisions, stating that an agreement to settle an employment dispute must not contain a pro(Continued on page 29)

28 California Buildings News • Q1 2020

HVAC Innovations

(Continued from page 17)

the transition to climate-friendly refrigerants while saving energy, maintaining system reliability and ensuring food safety. Finalists in this category include: Emerson – Copeland™ End-to-End Solution for Micro-Distributed Architectures; Fresh-Aire UV – Ice UV-LED Disinfection System for IceMachines; and Sporlan Division–Parker Hannifan – SCS-PB Superheat Control System for Pulse Width Valve with Bluetooth feature.

Software – Winner: Interplay Learning – SkillMill™ Skilled Trades Course Catalog

every hour. The system is designed to trigger an alarm using algorithmic learning in the event of a detected leak. The smart refrigerant leak detection system is also coupled with a remote surveillance web interface (Sentinelle) to issue email alerts when a leak occurs. It is suitable for all refrigerants and tanks—vertical, horizontal, inclined horizontal—and connects to the IoT via WIFI, cable ethernet or 3G-4G modules. When tested in the food retail sector, the system has saved 79% of refrigerant compared to traditional methods due to real-time data alerts and increased responsiveness to system maintenance requirements.

Finalists in this category include: Fluke Innovation: The Corporation –Fluke Interplay Learning PTi120 Pocket Thermal SkillMill™ Skilled Camera; Milwaukee Trades Course Catalog Tool – M18 FUEL™ is an online, on-dePipe Threader w/ONEmand training course KEY™; and Topcon catalog designed for Attendees visit exhibitors' booths at the AHR Expo 2020 in Orlando. Photo: Geoff Stevens. Positioning System, Inc. HVAC professionals to – Topcon GTL-1000. gain worksite skills accessible via mobile phone, computer, tablet, or in virtual reality (VR). HVACR professionals Ventilation – Winner: Infinitum Electric can sign-on to view expert-led video courses designed to Infinitum Electric, A Breakthrough HVAC Motor first drive understanding, then move on to the interactive, Innovation: The Infinitum Electric HVAC motor is significantly 3D-based HVAC troubleshooting simulations delivered via smaller, smarter and quieter than traditional electric motors. field-like training. The training platform aims to provide scalThese benefits equate to an ultra-high-efficiency motor that able training that is robust enough to keep up with the growresults in up to 25% lower costs for customers. The motor ing skills gap as well as prepare HVAC techs quickly for every uses a circuit board stator resulting in up to 60% less weight, situation or scenario they might encounter in the real world. superior durability, improved performance and enhanced IoT The use of state-of-the-art 3D simulations creates a unique, connectivity. Infinitum Electric aims to change the industry immersive learning environment for users. standard for motor size and weight. Finalists in this category include: Armstrong Fluid Technology – Pump Manager; BCA Technologies, Inc.– eRep CPQ; and Distech Controls – xpressNetwork Utility.

Tools & Instruments – Winner: Matelex– DNI (détecteur de niveau intelligent/smart level detector) Innovation: Matelex has developed a détecteur de niveau intelligent/smart level detector (DNI) system that measures pressure, temperature and refrigerant levels every 2-3 seconds, as well as conducts a complete leak detection cycle

Finalists in this category include: American Aldes – IQ by ALDES (IQ-VFC) ERV/HRV-Integrated Vertical Fan Coil Units; Rosenberg USA, Inc. – Rosenberg “Generation 3” EC motors for plug fans and axial fans; and ZIEHL-ABEGG, Inc. – ZAbluefin. The AHR Expo provides a unique forum for industry professionals to meet under one roof to share ideas, discover new products and technologies and find solutions to the industry’s technical problems. n

See page 38 for HVAC Product Focus.

29 California Buildings News • Q1 2020

Many California Buildings Use Latest HVAC Technology

Enlighted State Codes Drive Efficiency, But Modern Controls Needed For Best Results By Bob Dills, Vice President, Western Allied Mechanical

Well, as usual, California leads the nation in energy conservation and other sustainable practices in our built environment. And more than ever, this is driven by our forward-thinking regulatory framework, specifically our Title 24 Energy Code. What many designers, builders, and building owners are just discovering, our most current version of Title 24 now requires office buildings with variable volume control to include occupancy sensing to shut-off the HVAC as lighting in unoccupied zones. This is rather simple if the building has modern intelligent and integrated controls. But it will drag some of those lagging behind into the modern age, kicking and screaming. So creating truly high-performance buildings today is often simply a matter of meeting code. That said, the technology embedded in our HVAC offerings is ever increasing. You really cannot justify

Labor Laws

(Continued from page 27)

vision that would prohibit the aggrieved person from obtaining future employment with the employer. An aggrieved person is defined as an individual who has filed a claim against an employer in court, before an administrative agency, in an alternative dispute resolution forum, or through the employer’s internal complaint process. Employers in the building industry should take steps to ensure that their human resources personnel stay apprised of these developments and consult with counsel if they have questions about compliance. About the authors Dwayne McKenzie and Cathy T. Moses are partners at real estatefocused law firm Cox, Castle & Nicholson LLP. McKenzie represents employers, trade associations, owners, public agencies and labormanagement trust funds in employment law and traditional labor relations, ERISA matters and litigation in state and federal courts. Moses specializes in complex business litigation, including highstakes employment disputes. McKenzie can be reached at and Moses at

designing an HVAC system any longer that does not include substantial intelligence. Where it often falls short is in the area of proper servicing and continuous tuning to maintain peak efficiencies. On the more advanced edge of new technologies are systems that do not utilize refrigerants for cooling, simply utilizing instead direct and indirect evaporation of water to maintain comfortable environments. We are also seeing broad adoption of VRF (variable refrigerant flow) systems which allow for high energy efficiencies, while also permitting zones to either cool or heat individually from the same core equipment. The VRF market is dominated by Asian manufacturers such as LG and Sanyo for good reasons. Space comes as a premium and energy is expensive in those regions of the world. We don’t often think of ourselves as playing catch up to Europe and Asia, but in HVAC intelligence that is often the case. And further, we see continued interest in radiant heating and cooling which allow for comfort control with a minimum spend for fan energy in high performance buildings.

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30 California Buildings News • Q1 2020

California Real Estate Seer's Startling Forecasts... Micro colleges? Renter-based society? Farms inside buildings? 3D printers making dinner?

Knowing what’s coming down the road would make everyone’s life a lot easier, especially as we start a new decade. It would have been nice to be able to crystal ball what 2020 would be like back in 2010. That’s why Golden State futurist Christopher Lee’s forecasts are always so interesting—and useful. Here are some of his visions for the coming decade: My Place” will replace “My Space” as independent work ers seek to create virtual offices, project-based networks, connective portals and swarming venues. s A growing movement will rate all commercial and residen tial buildings on their “wellness” factor. s Shipping containers will continue to grow in popularity as places to live, work and shop (“Cargotecture”). s The “Tenant Chip” will be commonplace and a precursor to the implementation of biometrics body scans to enter buildings. s Increasingly, developers will be pressured to add at least one “public” feature to their projects. The focus will be on creating “gathering places.” s Windows in office buildings and apartments will use electrochromic glass that enables the window to become a multimedia center. s Watch for the acquisition of one or more major multi family firms by hospitality companies. s Approximately 20% of real estate firms in existence today will be gone. s

Image: Adobe Stock.

Christopher Lee

Autonomous vehicle sales will be 10%–15% of all global car sales. s By 2030, it may be against the law to drive in some major U.S. CBDs or to major airports. s New office space designs will incorporate holographic and gesture/visual interface that will free up space now cluttered with hardware. s The concept of everyone getting a degree will have come to an end as specialists and just-in-time certifications disrupt the current college/university industry. s The U.S. will have formalized its shift to a renter-based society as “renting” becomes the preferred lifestyle of choice of many. s Advancements in lighting, genetic crop modification, energy management and water recycling will make year round growing of food within commercial buildings commonplace. s Smart walls in apartments will be connected to local hospitals and one’s preferred physician to provide ongoing medical diagnoses. s

31 California Buildings News • Q1 2020

Watch for Google to acquire one of the top five global real estate firms. s By 2030, one could see 15–20 “country mergers.” s Leading hotel firms will be able to stimulate and simulate the experiences of their hotel (smell, feel, taste, visualize) from a mobile phone. s All best-in-class real estate firms will have an internal and external innovation ecosystem. Vendors will become Strategic Partners. s Virtual stores using augmented reality could render 20%–25% of existing retail centers obsolete by 2030. s On-demand everything will create new product and service delivery platforms that do not require traditional space. s By the early 2030s, 3D printers will be a standard appliance in most homes. s Office space will look more like your home, function like Marriott and look/feel like a Patagonian experience. The “business club” concept will become popular. s The long-term lease for all asset classes will decline as flexibility, optionality and “on demand” occupier needs change. s Facial recognition systems will become the new key/lock system for apartments and offices. s

By 2030, much of the U.S. power grid will come from blended sources. Coal usage will likely drop to less than 20% of the U.S. energy supply. s 70% of U.S. homes will have a robot and/or a virtual assistant. s Rooftops, windows, green walls and new HVAC systems could generate 40%–55% of building energy needs. s By 2030, the average American will have three to five packages delivered by drones weekly and will use a 3D printer to print hyper-individualized meals. s Nearly 70% of all doctor visits will have been replaced by machine diagnosis in your home or at work. s As much as 20% of new construction will be completed by robots and/or be a “printed” building. s By 2030, there could be a move to “Micro Colleges” that have three- to six-month apprenticeship, training and/or certification programs. s Within a decade, “floating cities” will become a reality. Within 30 years, there could be as many as 1,000 floating cities. s Severe water shortages will impact the “desirability” of owning real estate in such cities as Los Angeles, Phoenix, Atlanta, Las Vegas and San Antonio. s

For Lee’s full report: and click on Newsletter.

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32 California Buildings News • Q1 2020

Green Building Efforts

(Continued from page 7)

Private Sector Pushes for Better Air Quality, Energy Savings

owner of FormLA Landscaping, says her industry is key. "Landscaping practices can have a profound impact air quality both inside and outside our structures. Two deciBuilding industry associations are working closely sions will maximize air quality near your home. First, plant with state and local governments throughout California living, native foliage that needs no chemical pesticides or to achieve healthier environmental goals. Leadership fertilizers to thrive. Then, maintain it using either electric or from groups like the American Institute of Architects, people-powered equipment." Building Owners and Managers And Kathleen Hetrick, Association, CoreNet, senior sustainability engineer International Facility Managers at BuroHappold in Los Angeles Association, Institute for Real “LEED Zero is most relevant to California right and also a USGBC-LA board Estate Management, state and now. A majority of my clients want to reduce member, says “To make signifilocal apartment associations and cant impacts on air quality, Red their waste stream and are pursuing TRUE the U.S. Green Building Council Lists (of building materials that Zero Waste certification. In addition, I have more are making significant headway contain toxic chemicals) are and more clients asking about Zero Carbon.” toward improving indoor and only a first step. Consider the outdoor air quality by reducing — Melissa Guteirrez-Sullivan, recent severe wildfires: many energy and fostering more susCushman & Wakefield building products considered tainable environments. All such healthy release toxic gases and organizations have comprehendangerous particulates when sive environmental programs they burn. Our experience collaborating on the design of involving widespread product and service partners. the new Santa Monica City Services Building—expectOne group leading the effort is the USGBC of Los ed to be the first U.S. municipal facility to achieve Living Angeles—an area most impacted by bad air quality. Its Building Challenge certification — revealed that manufacturboard members are particularly engaged. ers are often waiting for project teams to request healthier Says Holly Hill, senior sustainability advisor at SoCal alternatives. Many reps we spoke with when sourcing craEdison and USGBC-LA Board chair: dle-to-cradle healthy products were eager for an increase in “Despite decades of air pollution control regulation demand, because it helps them make the case for investment and progressive environmental laws, air quality in the in greener chemistry.” Southern California region still struggles to meet federal Allan Robles, Urban Fabrick’s senior sustainability air quality standards. In 2019, the South Coast Air Quality analyst in San Francisco, attended Greenbuild. His comBasin exceeded federal air quality standards for ozone on ments: “Many public and private global, regional, and local 126 days. This underscores the importance of creating frameworks have been developed to counter the creation of healthy indoor air quality environments in our buildings. emissions into the environment. Specific to Urban Fabrick’s We have an opportunity, and an obligation, to ensure buildpresence at Greenbuild 2019 in Atlanta, a conference that ing occupants are surrounded by air, materials, and furniconvenes sustainability practitioners and allies from across ture that improve health and wellness. Buildings provide the country and world, some relevant and promising strateus with a unique medium to bridge indoor and outdoor gies include: environments and have a direct and immediate on occupant w Embodied Carbon: Now project teams can benchmark health and comfort.” and track carbon dioxide emitted during building material Cushman & Wakefield’s Melissa Gutierrez-Sullivan, manufacturing, transportation, and construction, with endvice president of sustainability and wellness, and a USGBCof-life emissions. The Embodied Carbon in Construction LA Board Member says, “LEED Zero is most relevant to Calculator (EC3) tool, launched at Greenbuild, leverages a California right now. A majority of my clients want to robust database of building materials and third-party verireduce their waste stream and are pursuing TRUE Zero fied Environmental Product Declarations at no cost. Waste certification. In addition to that, I have more and w Regenerative Buildings: Some frameworks are now more clients asking about Zero Carbon — they want to learn devising means for buildings to serve as contributing about it and are interested in pursuing. I think we will see positive assets to their surrounding natural environment these LEED Zero certifications as the next step in California and communities. USGBC debuted LEED Positive, a vision buildings.” statement and roadmap, which will challenge buildings to Cassy Aoyagi, a USGBC-LA board member and think beyond best practice. n

33 California Buildings News • Q1 2020

Landscape Q&A (Continued from page 11)

company understands this and will pay attention to the details that make the difference. Any company can show up and cut the grass, but a great company will excel at the details. “I want to be outside as much as possible. It invigorates me to walk around and breathe in the fresh air. I think people are starting to realize the great benefits of being outdoors. Landscape managed properly can attract more people to not only come outside, but to play outside, to work outside— which in turn can have great effects on our health and longevity. I don’t know the exact return in dollars, but I would take an educated guess that a healthier, more attractive landscape would enhance the value of most any property.” David McCullough, Principal Landscape Architect, McCullough Landscape Architecture, San Diego “Landscape is sometimes undervalued (or underappreciated) as an asset to a property, but it’s important to understand that the value it offers is greater than from a simple aesthetic standpoint. For example, it is true that a facility with no trees is less valuable than a property with trees (Healthy, mature trees add an average of 10 percent to a property’s value. USDA Forest Service). However, what is typically misunderstood is landscape material adds aesthetic value as well as providing natural air conditioning. In addition, people are simply made from the same biological matter as plant material. We connect to it. We live, learn, and work more efficiently when we are directly connected Shown above: projects by LPA Inc. Top: CSUN Wellness. Center: Lifesciences building. Photos: Costea Photography, Inc.

to it. This fact has been scientifically substantiated on many levels and understanding this gives us clearer insight into its true value. Yes, much research has assigned considerable direct monetary value to healthy, vibrant property landscapes. However, there is far more to be understood about the indirect value of something that we as humans emotionally connect with.” Q: How can landscape design play a bigger role in achieving overall urban sustainability goals?

Kikuta: “Urban environments are becoming increasingly devoid of open space and nature. This lack of landscaped space continues to impact the heat island effect and CO2 emissions in our urban settings. By introducing more landscape areas into these zones, we are able to improve microclimate conditions by increasing the amount of shade with tree canopies on hardscape surfaces and reducing energy reduction and daylighting (Continued on page 34)

34 California Buildings News • Q1 2020

Landscape Q&A (Continued from page 33)

control on surrounding buildings, which helps cut CO2 but when it rains, the best way to clean runoff is to filter emissions. Research has shown that mature trees are one it though soil and roots. The best way to deal with runoff of the only aspects of a project that absorb CO2 from the from heavy rains is to store it on site in a natural basin atmosphere rathand let it slowly er than causing percolate into the CO2.” ground water. Biomass: A comCristina Prevarin, mon industrial Sustainable revolution pheLandscape nomenon known & PHC Manager, as heat-island Gachina effect, where urban “Designing environments can landscapes with on average be 10 native/droughtdegrees warmer tolerant plant than rural environmaterial require ments, is by and less water and large a result of minimize the building materials excessive use (such as asphalt) of fertilizers storing warmth and pesticides. that slowly emits Good sustainable heat into the atmodesigns find the Tarbut V'Torah Greenroof project by LPA Inc. Photo: Costea Photography, Inc. sphere. This can right plant for be easily remedied the right place, taking into consideration exposure, soil by simply adding biomass into the urban environment. type, irrigation, resistance to pest and disease and so on. This means more trees and landscape. No other mechanical Usage considerations include selecting an appropriate tree: method has even marginally seen the success rate of these one that may provide shade for the public, cool down the natural elements. buildings, and in general help lower the heat island effect. Carbon sequestration: Scientists are diligently working on Green roofs, bioswales and bio retentions help hold storm solutions to reduce greenhouse gases, as this poses the water and retain pollutants that get washed off from the single greatest threat to the world as we know it today. hardscape. Permeable surfaces, such as decomposed granite Again, mechanical solutions are out there, but nothing paths, pavers and mulched areas prevent soil erosion and comes even close to the potential of landscape materials water run-off. These environmentally friendly practices as a solution. One incredible example is in a simple South reduce our carbon footprint through conservation and African plant known as Spekboom. efficient use of resources; minimizes pollution, disposal Q: How can we achieve water conservation while and runoff which improves air, soil and water quality; and increasing the landscape footprint? reduces future maintenance. They provide habitats for wildlife, pollinators and plant material to thrive in harmony Kikuta: the earth’s resources.” “When landscapes are designed effectively, the selection McCullough: of plant material with low water use requirements reduces “The areas that landscape design has the greatest direct demand on potable water. That’s the starting point. When impact on urban sustainability goals are: available, taking advantage of reclaimed water or stormwater to irrigate the planting areas further reduces the Storm water: To date there is nothing proven more effecwater requirements. We have also designed landscapes tive on storm water management (both from a qualitative with plant material that can flourish without supplemental and quantitative standpoint) than landscape and natural water, and replaced groundcover with decorative rock or materials. Mechanical (man-made) methods are available

35 California Buildings News • Q1 2020

glass mulch, eliminating the need for an irrigation system. As an integrated firm, we also bring civil engineers into the discussions early in the process, which allows us to include reclamation and filtrations systems into the design from the start, instead of trying to paste them on to completed design.” Stacie Callaghan, Marketing & Communications Specialist, Gachina “Landscapes can thrive with efficient water management, sustainable practices and utilizing the latest in irrigation technology. Irrigation technology has skyrocketed in the past few decades. What used to be simple sprinklers, valves and battery-operated irrigation controllers have evolved into sprinklers with pressure regulators, drip conversions, valves with check points, rain sensors with automatic shut-offs and ‘smart’ irrigation controllers that allow you to program based on actual weather conditions and in ‘real time,’ remotely from your smart phone or PC. These technologies and more are designed to maximize water usage and minimize water waste and run off; all the while leaving a thriving landscape environment.” McCullough: “The simple answer here in California, for example is the State Water Conservation Ordinance originally passed and made state law in 2010 (and later amended).The State of California passed a law in an abbreviated form stating in the future most landscapes would need to reduce their water usage by 50%.The state required rigorous calculations be performed on new landscapes to prove this and the irrigation industry responded. Today, irrigation systems, like those manufactured by local industry leaders such as Hunter Industries (out of San Marcos, CA) have responded to the call. Today, landscape architects are using more native and drought-tolerant materials and the irrigation industry is providing much more efficient irrigation equipment, allowing our profession to address this item head-on in California.” Q: What new technologies are available to help landscape architects design more efficiently and creatively?

Kikuta: “Within the studio, technology is everchanging and increasing our abilities to design in conjunction with our architectural and engineering partners. The biggest may be 3D visualization, which has increased the coordination between our disciplines and the ability to make decisions Above right: Towers at 2nd project by LPA Inc. Photo: Costea Photography, Inc.

quickly and address issues simultaneously. This has also allowed us to be more creative in integrating our stormwater strategies with civil engineers.” McCullough: “Technology, as with many other industries has had some profound impacts in the world of site design. A few of note are as follows: Smart Cities: Today with the advancement of sensors, data collection and AI, we are seeing a transformation occur in the way we live, move, and connect in our urban, and even suburban environments. Mobility and our streets

Green roofs not only increase the landscape footprint on projects, but they decrease stormwater runoff, which reduces the required capture and treatment of stormwater. — Kari Kikuta, LPA Inc.

are becoming more efficient. We are also seeing real-time design enhancements of public realms or street scenes with virtual or augmented reality that allow us to visualize the possibilities. User Interactive Environments: Technology is allowing us to connect with the site users in new and profound ways. An example is the way we can now use our phones, watches, laptops, and tablets to digitally interact with the neighborhood we are in. QR codes, GIS, and data collection allows us to better understand the way people use a space (or landscape). It helps us determine what works, what (Continued on page 37)



California Buildings News • Q1 2020

Starline’s Track Busway a Flexible Solution

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37 California Buildings News • Q1 2020

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NEW PAC T-250 Roofing Panel: Strength with Bold Design Petersen’s NEW PAC T-250 panel is the strongest of all the PAC-CLAD roofing systems, combining structural performance with architectural aesthetics. The T-250 can be installed bi-directionally and meets the needs of roof areas that require long panel runs. The wider seam of the T-250 creates bold shadow lines, offering architects a creative design option. PAC T-250 panels have a 30-year non-prorated warranty and come in 45 standard colors (most meet LEED®, ENERGY STAR® and cool roof certification). For information about Petersen’s full product line, visit

Landscape Q&A

(Continued from page 35)

doesn’t, and how we can arrange space in more beneficial and efficient scenarios.” Q: Should we landscape rooftops, and how can this be done cost effectively?

Kikuta: “Yes, when feasible, we should landscape rooftops. Green roofs not only increase the landscape footprint on projects, but they decrease stormwater runoff, which reduces the required capture and treatment of stormwater. Green roofs also benefit the environment through filtering pollutants, improving the air quality and providing opportunities for wildlife habitat. But not all green roofs are the same. There are generally two types of green roof systems, intensive and extensive. Intensive green roofs use a greater depth of soil while allowing for increased variety of plant types. But they can be more costly. Extensive green roofs are designed to have a reduced soil depth, which reduces the plant palette options, but they are more cost effective. They are also eas-

ier to implement in that you can purchase pre-grown planted tray systems that create an ‘instant green’ roof.” Lauren Galanes, San Francisco Branch Manager, Gachina “We should definitely landscape roofs which have been engineered to take the additional weight of landscaping, and which have access to irrigation. To do this cost effectively, we need to make certain plant material and planting media are appropriate to the climate and exposure so we are not continually needing to replant. Access for maintaining the installation is crucial and frequently overlooked by designer s — enough room to bring necessary tools, plants for replacements, fall protection gear, soil or amendments, and room to remove green waste when needed. Intricate designs and patterns should be avoided due to the labor necessary to maintain divisions between plant varieties. Where possible, food can be grown as a community garden for residents who have no access to land— this eliminates the maintenance costs and give a huge value to the community.” n

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38 California Buildings News • Q1 2020

HVAC Solutions


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