California Buildings News Q3 2020

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Design & Operation of Office, Multifamily, Hospitality, Medical and Government Facilities Q3 2020 • $5

Q2 2020 • $5

Making Buildings Healthier

Ways That Help Overcome COVID-19 Challenges COVID-19 Reshapes Multifamily Design

Safer Elevators

HVAC Named Products Kilroy Boost Efficiency Top Developer

Contents 6

Major Building Issues Pose Challenges, But Create Opportunities

Buildings Will Be Healthier

Is Air in Elevators Safe?


n Planning for a pandemic long-haul. With scientists saying that any

possible vaccine may protect us from COVID-19 only for a matter of months, we need to consider designing spaces, installing products and devising procedures for perhaps years ahead. n Elevators are critical. Since we can get infected with airborne particles by stepping into an empty elevator that someone infected with virus exited minutes before we got in, technology is needed to cleanse the cabs. n Public restrooms are risky. It’s not just the germs on surfaces that threaten us, but even the airborne infections we can get after entering a stall where someone has recently flushed fecal matter contaminated with viral particles. UV-C is one solution for cleaning restrooms and so is something as basic as toilet lids that decrease airborne spread. n Ventilation is essential. Stronger HVAC systems that provide better filtration and regularly bring in fresh air not only limit viral spread but create an overall healthier environment that stimulates people. n Multifamily development must increase. The economic devastation will reduce single-family housing ownership. Beyond that, meeting basic housing needs can be done cheaper and faster when you house people in multifamily environments. Apartments and condos must be larger to accommodate increased levels of working from home as well as providing more living space and access to outdoor air and scenes. n Office space will still be needed. Working from home will be permanent—for many. But most people will need to spend all or some of their worktime in a workplace setting to perform effectively. And since distancing will also become permanent, approximately the same amount of leased space will be needed by companies, since working areas must be larger. n Dense central business districts will shrink. Many of the reasons people gravitated to cities (entertainment, fine dining, business requirements, etc.) are diminishing as people move to the suburbs and smaller towns to escape the perils of densification. With decreasing populations and diminished tax bases, big cities will also not be able to fund many of the basic and civic services that made them a magnet. The horizontal geographic spread will surely benefit outlying areas. n Innovation will flow from necessity. Many building types will be repurposed: tall towers can house vertical agriculture and bring fresh fruit and vegetables to urban areas. Malls can become distribution centers and housing sites. Higher education facilities will not be as needed because distance learning educates people faster and much cheaper to meet job requirements. It's a scary but also exciting world this pandemic has wrought. — Henry Eason

Pandemic Workplace Design

Multifamily Living Trends




New Projects Debut




Top California Architects


Comments on articles? Suggestions? Contact

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 2020 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.

Cover images: Main image: Getty Images. Virus: Adobe Stock. Apartments: Getty Images. Kilroy: Dave Lepori photography.

Minor League, Major Appeal

Three widths of Snap-Clad panels combine to reduce the magnitude of the Las Vegas Ballpark, named best ballpark by two media groups. “We wanted to break down the module in a varied panel to reduce the overall scale.” -Devin Norton, project designer, HOK San Francisco

Las Vegas Ballpark, Las Vegas Contractor: Southwest Specialty Contractors Architect: HOK, San Francisco GC: Penta Building Group, AECOM Hunt Owner: Howard Hughes Corp. Photo:

Snap-Clad Metal Panel System (in a repeating pattern using 8”, 10” and 12” widths) Custom color: Chocolate Chip


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Engineering Systems & COVID-19: Key Safety Concerns Have you received conflicting information about engineering system modifications related to COVID-19? Everyone is on the same page when it comes to employee and tenant safety. Building Services contractors have done everything in their power to provide the appropriate PPE, training and oversight to ensure that tenants and their employees have a safe environment. Able’s team is comprised of personnel with industry-specific backgrounds and deep expertise covering all aspects of building operations and employee safety. In order to deliver on our promise, our procurement department has been working overtime to strategically source the appropriate PPE, while our safety department is proactively educating our employees and keeping them safe during the pandemic. With the safe operations of our employees taken care of, we must then focus on the safe operations of buildings. A series of questions have been raised regarding building system modifications and facility engineering operations. What can be done mechanically for buildings to reduce the spread of the virus? There’s a lot of inaccurate information circulating that upgrading to HEPPA or MERV-15 filters will keep COVID from circulating within the building in addition to drastically increasing the percentage of outside air being introduced into the building.

To learn about Able: Visit or call 800.461.9033. Email Mark Kelly at

While we are not making a determination on that, we are trying to educate folks that HVAC systems have specific capacities-related parameters requiring changes to control sequences and energy-cost implications which need to be considered before any upgrades. Making changes to a building system is a big decision and you need to work with a trusted provider. The intention is good, to reduce the spread of the virus, but the implementation is often over-simplified and potentially damaging to expensive building systems. A professional operational HVAC assessment with our Able Engineering Team will provide: w Facility Capital Budget Services w HVAC Visual Inspections w HVAC Capacity Verification w Incremental Capacity Analysis for COVID-19 Upgrades w Cost estimates for COVID-19 Upgrades Economic analysis services for COVID-19 upgrades include: w Energy and Utility Cost Estimates w Operational and Maintenance Cost Estimates w Life Cycle Economic Analysis

Able Offers Professional Operational HVAC Assessment Related to COVID-19 Modifications Able Services will provide clarity on the installation and operational requirements for potential system modifications related to COVID-19. Able Services knows HVAC systems have specific capacities and increasing the filtration could cause system-wide damage resulting in a total failure. (See above box for details.) Able Services operates over 1.5 billion square feet of real estate nationally and is well positioned to understand and articulate the nuances associated with potential HVAC modifications. Our business is operating and maintaining buildings. Our goal is to help building owners and managers make educated and informed decisions regarding potential system modifications related to COVID-19. Seeking clarity? Schedule a consultation with Able Services by calling (800) 461-9033 or reach out to your local Engineering Manager.

5 California Buildings News • Q3 2020

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6 California Buildings News • Q3 2020

Buildings Will Be Healthier in the Future Surge of Innovations, Better Practices Will Overcome Coronavirus Challenges Clean is certainly the new green. And clean in a "healthy" building increasingly means germ-suppression. That's the new absolute in buildings design and operation. Workers, tenants, guests, visitors, customers and patients in the Age of COVID-19 must be assured that going into a facility does not result in a trip to the ER. Even with a vaccine, the world will still need to protect itself since vaccines will not eradicate the virus. That means the economy will have to get back and running during a years-long siege. And we can do it! But indoors will be different—and in some ways better than before. Photo: Adobe Stock.

Manufacturers, building operators and commercial real estate service providers are creating clear paths toward healthier work environments. And if people cooperate by masking, distancing and practicing hygiene, buildings can function effectively again. A study by Californiaheadquartered architectural firm Gensler shows that the overwhelming majority of employees want to spend at least some of their time in a physical workplace. (See page 16 for more on Gensler.) Buildings that can demonstrate a healthy profile will have an enormous competitive advantage,

many speakers said at the recent virtual conference of the Buildings Owners and Managers Association International. (See page 22.) How are building managers ensuring that their facilities are “healthy?” California Buildings News surveyed many of California’s top commercial real estate executives and researched many other relevant sources to help answer that question. Since we spend 90% of our time in buildings, the CRE industry has been focusing on healthier buildings in recent years, but this will only become more intense during the pandemic.

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Even if scientists eradicate COVID-19 in the next year, the deep collective scars on our psyches will last for decades to come. People will expect their enclosures to be much healthier than they were before. The best people will gravitate to facilities that have demonstrated healthy internal environments and creative approaches to work. And the best people produce the best business outcomes, so companies will be motivated to invest in healthy buildings. It will become a personnel recruiting tool, just like LEED buildings have been for decades.

What management teams are doing in California

Long global leaders in the design and operation of buildings, California facility and property managers and architects are stepping up to the challenge of creating and maintaining healthier buildings. Marsha Ramsey, managing director, operations for Cushman

& Wakefield’s Asset Services in Northern California, says “Safety is first and foremost for Cushman & Wakefield. Since every San Francisco Bay Area county sees asset services and property management as an essential business, our management teams have been working both from home and in on-site offices to serve the needs of our clients and tenants. We have implemented Cushman & Wakefield’s Safe Six protocols around the following workplace essentials: 1) Preparing the building, 2) Preparing the workforce, 3) Controlling building access, 4) Social distancing plan, 5) Reducing Touch Points, and 6) Communicating for confidence, which have been very effective in allowing property management staff to work as a coordinated team in their offices. “In offices where there may not be adequate space to fully implement these guiding principles, our managers have set up rotating schedules to

accommodate both work-from-home (WFH) and in office. As needed, Cushman & Wakefield is also accommodating WFH for staff who are at a higher health risk. Cushman & Wakefield also understands employees who are parents, especially with young children, are facing additional challenges and stress due to limitations on available day care or in-home schooling and is therefore working to accommodate their needs with employee assistance programs and continued WFH strategies.” In Southern California and in the region beyond, says Bob Nowak, JLL Southwest regional manager, property management, “With the onset of COVID-19, JLL’s Southwest property management team pivoted quickly to provide and implement new strategic plans for buildings that helped our institutional and private investor clients maximize the wellness of their investments and create safe places for their tenants. (Continued on page 32)


Ensuring a Safe Return to the Workplace Touchless Everything

Screen In / Screen Out

Contact Tracing

Social Distancing

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8 California Buildings News • Q3 2020


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.


Ensuring a Safe Return to the Workplace Touchless Everything

Screen In / Screen Out

Contact Tracing

Social Distancing

Able Services' ReliAble Services: Specialty Disinfection Practices A public health crisis has unfolded across the globe and building managers are feeling a heavy burden of ensuring their occupants can return to safe, healthy environments. "Able has developed our own brand of specialty disinfection services, called the ‘ReliAble Response Team.’ These trained employees will provide a multi-layer approach including extra sanitization services at facilities. We recognize the importance of our cleaning teams to do their job—getting us back to work when the time is right,” says Able Services President Mark Kelly. Able reports seeing a demand for higher frequency touch-point cleaning and construction porter services. Learn more at

415.962.1300 415.962.1300

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Starline’s Track Busway a Flexible Solution Starline’s revolutionary overhead Track Busway system combines the flexibility of track lighting with the ability to power other equipment— all from one power supply. Available from 40 to 1200 amps, Starline Track Busway systems provide unlimited access points for an entire spectrum of lighting fixtures. A versatile selection of plug-in units can be employed in any configuration and allow for quick relocation of electrical access points to support changes to your facility layout. Learn more at

the ART of Building Sustainability TECHNOLOGY THAT SUPPORTS ANALYTICS FOR ALL STAKEHOLDERS WITHOUT RELINQUISHING DATA OWNERSHIP. Does your IoT vendor deliver analytics to all stakeholders without relinquishing data ownership?

In addition to a high level of integration between HVAC, lighting, and security systems, sustainability demands other technological and supporting elements that will endure over the long term. At Reliable Controls, we provide nine important elements to help you create true building sustainability—now and into the future. One of these elements demands the use of technology that provides a wide range of stakeholders with full control over the data that drives building performance. Facility owners, operators, and managers can effectively optimize building performance with timely access to actionable insights. Reliable Controls products allow stakeholders full control over data gathering, formatting, and delivery without the burden of restricted licensing or copyright requirements—so you can quickly turn information into action while retaining full ownership and control of data. To learn more about the art of building sustainability please visit

10 California Buildings News • Q3 2020

Is Air in Buildings Safe to Breathe? Experts Say Good Ventilation, Clean Air Are Essential — Especially in Elevators

Airborne transmission of COVID-19 is said to be the most insidious, with dangerous coronavirus particles floating in the air long after the person who coughed, breathed heavily or sneezed has gone. There is no “zero risk reduction process” that can ensure perfectly safe air quality inside buildings, San Francisco architect Ned Fennie Jr. recently told a webinar audience sponsored by griddig, the office leasing software company. The goal must be, he said, “building trust” that makes it easier for people to return to their offices, and that begins by creating higher levels of transparency. The principal of the firm Fennie & Mehl Architecture said there will be a powerful new focus now on offices that protect the health of employees and customers. But is that possible? Guttman & Bloevoet engineers Tunde Munz and Ashwin Pandt have designed air handling systems for Above: UV technology for decontamination is promising. Photo: Getty Images.

environments as critical as hospital operating rooms as well as general offices. In their opinion increasing mechanical air circulation makes workplaces much safer, especially drawing in more outside air and flushing out air that has been contaminated. Air Quality and Surfaces Inside Elevators Ensuring safer air in elevators is crucial. Tall buildings rely on vertical transportation, and when long lines await a lift that allows only four people at a time in a cab, morning, lunch hour and evening rides will get hectic. Unless elevator companies can come up with new technology. UV-C is promising, but rarely used yet and needs review.

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Honeywell Buildings Technologies “can work with customers to deploy UV-C lights in commercial elevators. The UV-C lights are installed on the elevator ceiling and operated only when the space is unoccupied based on occupancy sensor data. The lights can also be scheduled to run at specific times based on occupancy (i.e., during off-work hours at a specific site),” says spokeswoman Megan McGovern. Fujitec makes elevators that ventilate air. Specifically designed for cab interiors, its product IONFUL® transports ions via generator through the ventilation system where they attach, surround and break down potentially harmful particles, releasing purified water vapor as the byproduct. (See page 30 for more information.) SCS Elevator Products, a leader in making braille buttons and signage, is offering TouchPoint, a 3M urethane film with antimicrobial properties infused with silver ions to combat pathogens. (See page 12.) “As buildings plan for graduated reentry,” says Schindler spokesperson Kim Hoskins, “Schindler has developed several technologies that help to mitigate the risk of bacterial spread while providing greater peace of mind for our customers and their tenants: Ultra UV/UV Pro &

CleanRail handrail sanitization solutions that use UV-C light and antimicrobial innovations to treat handrails; a variety of touchless elevator operations options including Schindler PORT/myPORT and ElevateMe technologies that provide advanced rider customization and tailored traffic flows, and Shuttle modes, which run the elevator like an escalator, continuously moving from floor to floor.” She said, “We understand this is a time of unprecedented stress for building owners and managers. It’s our goal to be the greatest partner we can be, problem-solving alongside them and helping navigate the transition to our collective ‘new normal’.” UV-C and Other Elevator Technology Explained “National Elevator Industry Inc. members have been hard at work to prepare elevator and escalator equipment for the safe reopening and maintenance of buildings amid the COVID-19 pandemic,” says spokeswoman Nicole Van Velzen. “This includes the introduction and/or modernization of ultraviolet light (UV) sterilization technologies. Many manufacturers have a variety of UV solutions available to sanitize elevator cars, and escalator and moving walk handrails. In addition, touchless elevator operations have been in development for years, and the global recovery from (Continued on page 13)

ELEVATORS THAT RIDE SO SMOOTHLY a coin on its edge won’t fall

Delivering the world’s highest standards in elevator and escalator innovation, efficiency, safety and comfort are hallmarks of Mitsubishi Electric Elevators & Escalators. With a global reputation for smooth and sophisticated transportation due to ingenious engineering, energy-efficient motors and carefully selected quality materials, our Quality in Motion™ delivers an experience that is unmatched. To learn more, visit © 2020 Mitsubishi Electric US, Inc.


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Making Elevators and Escalator Surfaces Safer to Touch SCS Elevator Products Inc., the leader in elevator braille, buttons and signage, is partnering with RailEyes’ TouchPoint product line to protect elevator surfaces from harmful microbes and pathogens. TouchPoint is a 3M urethane film with antimicrobial properties that is infused with silver ions to combat pathogens. This internationally-certified product works by pathogens upon contact, thus killing micro-organisms and inhibiting their growth. Our tear, slip, scratch, scuff, and slide-resistant product protects surfaces for two years, providing a long-term solution. TouchPoint does not interfere with any mechanical functions—it can be applied to a variety of surfaces ranging from touchscreens to buttons to handles, among

others. Particularly, it can be applied to elevator buttons, panels, and many other surfaces without any interference. Moreover, social distancing messaging can be added with SCS Elevator Products’ new line of aluminum signs, static clings and vinyl feet decals to double down on safety. RailEyes also offers graphics on antimicrobial escalator handrails, steps, and risers. Art and ads on escalator moving parts capture attention and recall. Focusing escalator riders’ attention on moving graphics is proven to improve rider safety. The new normal requires normalizing new solutions. SCS and RailEyes are committed to covering all the bases to keep high touch surfaces safer. To learn more contact Michelle at

13 California Buildings News • Q3 2020

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Healthy Air Is Essential

(Continued from page 11)

COVID-19 will undoubtedly make these innovations highly popular for building owners. While we do not yet have information to indicate how many of these technologies have been adopted or implemented, we are working actively to gather that data. “Since the start of the outbreak, NEII has been working diligently to prepare recommendations for both facility managers and riders as it relates to vertical mobility, updating as necessary to ensure those recommendations are in line with both the World Health Organization (WHO) and Centers for Disease Control (CDC). Beyond technologies and in alignment with global health organization expertise, the industry encourages facility managers to regularly clean and disinfect the elevator buttons and other high-touch surfaces. We know social distancing decals and signage are being utilized in elevator cars and lobbies, and NEII recommends all riders to wear face masks and avoid speaking in elevators to minimize the transmission of airborne germs,” Van Velzen explained. Frank Agraz, at Eco Engineering Inc. and Dr. Timothy D. Unruh, Executive Director of the National Association of Energy Service Companies (NAESCO) said this about

UV-C: “One of the major COVID-related challenges facing facility owners and operators nationwide is the disease transmission risk presented by elevators, restrooms and other essential high-traffic indoor spaces. A type of ultraviolet light known as UV-C has emerged in recent months as a leading-edge and effective technology that helps mitigate the spread of COVID-19 by inactivating the virus on surfaces and in the air. While UV-C light has been used to disinfect industrial surfaces and water for decades, it’s now being rapidly adopted by the commercial and public real estate sectors as a health and safety measure. “UV-C light fixtures can disinfect the air in several ways, including by exposing unoccupied indoor rooms to sustained ultraviolet irradiation and by irradiating airflow as it passes through heating, ventilation and air-conditioning (HVAC) systems. This technology, now designed as smaller devices with motion sensors that can be mounted on walls, can be calibrated to regularly disinfect elevator buttons and surfaces in restrooms while spaces are unoccupied. Combine this with the disinfection of the airstream and building owners can rest assured they are better mitigating the predominant risk faced by tenants —airborne disease transmission. (Continued on page 15)


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Emerald Plaza Events Confirm KEARNY’s Decision to Implement Kings III Phone Monitoring Evaluating a vendor relationship requires reporting data and time, but nothing resonates quite like real life events to demonstrate firsthand the benefits a trade partner brings to the table. KEARNY Real Estate experienced just that, twice in fact, soon after implementing Kings III for their elevator phone monitoring at Emerald Plaza, an iconic 30-story Class A Office Tower in San Diego.

Active Shooter Drill Reveals How Kings III Helped Close Gaps in Security

Emergency Avoided During Planned Electrical Shut Down

KEARNY hosted and participated in a large-scale active shooter drill soon after Kings III's installation. The event was organized by BOMA San Diego to include first responders and was sponsored by Kings III. During the drill, the shooter entered the building and accessed office tower floors via the elevators. Participants simulating injured victims were able to access nearby elevator phones to call for help. Highly trained dispatchers demonstrated a skilled response to the situation, staying on the line while simultaneously contacting necessary authorities included in the demonstration. This drill simulated a real-life scenario from another Kings III customer where there was an active shooter on property and exposed the gaps in systems that rely on in-house security to call for help.

In spite of notifying tenants multiple times during weeks leading up to it, a planned building-wide electrical shut down created a real-life emergency situation. As soon as the power shut off was scheduled, a tenant became trapped in an elevator. The entrapped person was able to call for help via the Kings III elevator phone that has a built-in battery back-up. The Kings III dispatcher immediately notified on-site security staff and the tenant was freed within 15 minutes. Before installing Kings III, the previous intercom system would not have worked without electricity, which would have resulted in the tenant being stuck for up to 10 hours overnight.

A Word from Kearny... "We believe we can now provide the highest and best service to our tenants and customers, knowing they have the ability to get immediate assistance in the event of an elevator issue, entrapment, or other emergency that may arise." — Sonia Miro, RPA, Director of Property Management

See the full story: Learn more about Kings III: (833) 339-0616 s

15 California Buildings News • Q3 2020

Healthy Air Is Essential

(Continued from page 13)

“Given that many COVID-related mitigation techniques Control and Protection,” says Margie J. Harvey, senior can significantly increase energy consumption, facility marketing manager. owners and managers should only consider these changes in “For example, we recommend frequent cleaning of combination with a comprehensive energy approach, such elevator fixtures, increased ventilation and air treatment, as those offered by NAESCO-accredited energy service updated car occupancy restrictions, mask requirements, companies (ESCO).” and the use of technology and adjusted equipment settings The International to manage rider traffic Ultraviolet Association and reduce the need to (IUVA) believes that UV touch elevator fixtures. disinfection technologies Adjusted settings might can play a role in a mulinclude allowing elevators tiple barrier approach to to run at higher speeds reducing the transmisto minimize time in the sion of the virus causing car. Some buildings can COVID-19, SARS-CoV-2, reduce travel and wait based on current disintimes with destination fection data and empirical dispatch systems like evidence. UV is a known our Destination Oriented disinfectant for air, water Allocation System and surfaces that can help (DOAS®). To eliminate to mitigate the risk of interaction with elevator acquiring an infection in fixtures, we offer a new contact with the COVIDsmartphone application 19 virus when applied that enables authorized “UV-C light fixtures can disinfect the air in several ways, including correctly. users to summon an eleby exposing unoccupied indoor rooms to sustained ultraviolet vator from anywhere in Managing Elevators irradiation and by irradiating airflow as it passes through the building.” During the Pandemic heating, ventilation and air-conditioning (HVAC) systems." Boston Properties Managing the flow — National Association of Energy Service Companies Danny Murtagh, vice of people using elevators is a major issue. Technology can be used to mitigate problems. Glenn Good, general manager of the iconic Tishman Speyer-managed 333 Bush Street Tower in San Francisco, says, “In the high-rise, Schindler was able to modify the destination dispatch software to only accept four passengers per elevator by way of counting hall calls for the elevators. In the low-rise, Schindler altered the controller programming by changing the maximum load of each elevator to 25% capacity which is 750 lbs. When any low-rise elevator hits its 750 lbs. capacity, it will not move until someone gets off the elevator and it will not accept any more new call assignments from the controller until there is less than the capacity riding it. This is important to note because the elevator will NOT move.” “Mitsubishi Electric manufacturers and services elevators, so we mitigate risks for passengers through our technology, our best practices during servicing, and by recommending adherence to guidance from experts like the National Elevator Industry, Inc and Centers for Disease Image: Adobe Stock.

president for engineering, says, “Many elevator consultants have concluded that a max capacity of four persons (one in each corner) in an elevator is acceptable, providing face coverings are worn and persons all face away from each other and distance to the four corners of the elevator. Another consideration is the actual time in the elevator to get to the floors. Most elevator trip times are less than a few minutes, and we know now that the contact or dwell time for an infection is much more than that. “Now when you have four people in an elevator in many cases, you will be slightly less than 6 feet apart, but as mentioned above, other factors, like face coverings, facing away from each other and trip or time to destination or floor being about a minute. If you lower the count to three using the Pythagorean theorem in the above elevator you can usually get to the 6 feet spacing with a triangular positioning approach and is an option as well. Now that’s speaking to typical office elevators. Smaller elevators exist in parking garages, offices in low-rise or 2-3-4 story buildings (Continued on page 31)

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Top California Architectural Firm on Pandemic Workplace Design California-headquartered Gensler has emerged as the world’s foremost architectural authority on how workplaces should be reimagined during and following the 2020 Pandemic. Its comprehensive raft of studies and recommendations constitute blueprints for healthier and more productive ways to work and live indoors, where most people spend 90% of their time. Here are some highlights of Gensler’s studies. F Most people want to return to the traditional physical workplace: 44% surveyed want to do all their work there, 26% want to work only one of two days at home, 18% want to work three or four days at home and only 12% want to do all their work at home. F We won’t step back in time, simply “returning” to our former offices. Instead, we will be moving forward to a new place. It might look similar in many ways, but it’s going to be modified in strategic ways, incorporating new practices, new protocols, and new technologies. F One idea that is rapidly gaining traction with commercial real estate investors is the “hub-and-spoke” model, in which companies are looking to move away from a single centralized headquarters in favor of multiple, smaller satellite offices that are strategically located in new and emerging markets. F Now more than ever, (public) spaces are poised to become the grand lobbies and public waiting rooms of our neighborhoods and cities. At a time when crowds will be metered and access controlled like never before, public space is where people will spend a lot of time, waiting and doing all the things people do when they’re idle—socializing, debating, checking their phones, shopping on-line, listening to music, and finding space for recreation. Just consider the value of parks in this time of pandemic. F We have to define new norms and patterns. The deepseated behaviors we had before COVID-19 will need to change, as will the interaction models we’ve had with the people and environments around us. This is a challenge that designers are particularly well-suited for. It’s up to us to invent new spatial typologies and imagine the new products and services that support these environments— all with Offices show creative solutions for physical distancing. Images courtesy Gensler. This content originally appeared on Gensler’s Dialogue Blog.

the goal of elevating the human experience. The one thing most of us will be looking for when we re-engage with our communities is an underlying trust in the environment that we’re emerging into. There’s been much written about the need for screening checkpoints at the entries of buildings. For many, these checkpoints represent barriers to entry where one is confronted with a myriad mix of temporary tech equipment, signage and queuing lines. It doesn’t have to be this way. F We can find creative solutions to integrate physical distancing measures and safety cues within a space. These measures, designed to improve the physical safety of occupants, can also help make them feel emotionally safe. Solutions that convey a thoughtful approach cause the least disruptions to daily routines, will help put people’s minds at ease. Activating a space through activities and physical or digital interaction points can set the tone of a space. Activations are points in space that offer occupants an opportunity to pause and interact with a variety of pre-programmed content, such as small video and art installations, informational digital displays, posters, various branding opportunities, and at a larger scale, programmed events. F The movement to a more permanent work-from-home reality has raised the possibility that residential design will need to offer new solutions. At the very least, multifamily buildings may need to rethink amenities to better suit the at-home worker. The need for flexibility in residential units could also boil to the surface. Future designs could allow people to add office space or master bedrooms (in case college-age children need to return home for remote learning during another health crisis). In the meantime, with planning underway for new long-term real estate strategies, following are factors that companies should consider as they plan for the operational mechanisms necessary to permanently support new workstyle habits, which requires multi-disciplinary support (Complete reports are accessible at https://www.gensler. com/back-to-the-office )

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Multifamily News

Pandemic to Reshape Multifamily Living in California Flight from Cities, Work from Home & Fear of Others Drive Change The pandemic is radically transforming multifamily living design... and forcing developers to rethink building apartments and condos in big cities. De-densification of cities is being driven by people's generalized fear urban centers, their declining use of mass transit as well as concerns about riding elevators up soaring residential and office towers. Once magnets for knowledge workers and those that support them, urban downtowns like in San Francisco, Los Angeles and San Diego are experiencing a migratory outflow of people. City budgets are hard hit by massive costs of fighting the virus and huge revenue shortfalls from business interruption. The urban fiscal crisis will likely drive out more people when attempts are made to force already burdened companies and affluent citizens to bear the costs with higher taxes and fees. Downtowns will be much less appealing when they can no longer feature many of the urban attractions supported by public revenues that the booming private sector once funded. Trendy restaurants are closing, along with clubs

and formerly packed sports and entertainment venues. The numerous workers that were once drawn to these downtown magnets are now free to work from anywhere. Consequently, populations are spreading out to the suburbs and smaller cities throughout California and neighboring states. Car sales, already rising, are another harbinger of the looming flight to the suburbs and towns beyond metropolises. Moving companies are recording the outflow. And since the economic devastation will likely affect consumers’ ability to buy homes, apartments and condos —always popular in California —will be the homes of choice for many.

Above: Apartments with balconies are becoming more popular as people seek more personal space they once enjoyed in common areas. And lower-rise apartments don’t require residents to be dependent on elevators. Photo: Getty Images.

19 California Buildings News • Q3 2020

More than 3 million people in Los Angeles County commuters. In recent decades, urban planners concerned live in an apartment. So do more than 876,000 in the about air pollution have been pushing developers to build San Francisco metro area and another 720,000 in greater near transit stations. San Diego. Overall, 6.7 million Californians are apartment MBH Architects’ Rick Christiani says, “COVID-19 has dwellers. And with a very high percentage of people forgoaccentuated the need for affordable housing as jobs are lost ing home buying during the Pandemic Era, multifamily and evictions increase. Those living in overcrowded houseliving will become more important than ever before. holds are more likely to fall ill, and low-income essential Incomes are down and many people are wary of making workers are unable to isolate when exposed. The pandemic more changes in their already perilous lives. has also demonstrated the importance of quality housing as people spend more time in their homes. Desired features Pandemic Causes Multifamily Redesign have become health requirements, including natural light, Thanks to the pandemic, apartment living will be ventilation, outdoor access, and decentralized HVAC which very different from what had been the recent trend toward does not re-circusmall personal late air. As homes units and larger become classrooms community spaces, and offices, Internet say numerous indusaccess and productry sources. That tive spaces have trend will give way become necessities.” to bigger individual For example, “the units where people Fetters & Celestina can live, work and Apartments exemrecreate within their plify high density own enclosures that housing that is might also include 100% affordable more personal baland provides safe, conies and terraces. livable homes. The They will certainly development houses not risk spending families and seniors much time in gyms, affordably without swimming pools, the overcrowding hot tubs, saunas, The Celestina Garden Apartments in Sonoma County house families and seniors without that leads to infecsteam rooms and overcrowding. Trails and gardens are nearby. Photo courtesy of MBH Architects. tion. The project meets other common residents’ needs without sacrificing their health with decenamenity areas where once-beloved neighbors are now tralized mini-splits for heating and cooling, on-site classactually seen as a threat. rooms and computer access, and nearby trails and gardens,” Tall city center towers that rely on elevators will likely he concludes. lose appeal as low-rise complexes in the suburbs and smaller towns gain in popularity. Residents will seek more distance Economic Downturn Boosts Multifamily Living from each other, as well, with separate entrances close to “For those who wanted to take the leap from renting to buying this year, their hopeful plans are quickly changing. parking lots. Since many people are permitted to work At the start of 2020, 11% of renters said they were ready from their homes, their interior design will also undergo and planning to buy a home this year,” according to a recent transformations to accommodate more business-like settings survey conducted on Conditions were situated distinct from their personal spaces. looking up for Gen X renters, 15% of whom were making Multifamily design for the future will likely see more plans to buy a home this year, as well as for 14% of Older rooftop and courtyard common areas, where healthy fresh Millennials. air can better circulate, and more elevators with safety However, the pandemic has obstructed the path to features such as UV-C lighting to zap airborne pathogens. homeownership for 43% of renters ready to buy, the surDevelopments that had been clustered around mass transit vey results revealed. On top of high home prices, this is yet will be less desirable since more people are not only allowed another deterrent forcing many renters to further delay or to work from home but are wary of close contact with other (Continued on page 20)

20 California Buildings News • Q3 2020

Multifamily Living

(Continued from page 19)

give up on the most important archetype of the American Dream. The survey, which ran at the end of May 2020, asked 7,000 renters about their housing plans before and after the coronavirus hit. Of those who decided to continue renting, the largest share had plans to downgrade to a smaller apartment, driven by Gen Z-ers and Baby Boomers. However, Millennials and Gen Xers had bolder plans, a high percentage of whom expressed a wish to upgrade to a larger apartment in 2020. Patrick Lynch, vice president research and analytics, Middleburg Communities, says “Historically, there has been a tight relationship between household incomes and homeLarger spaces are needed in apartments to accommodate work from home ownership. The higher the income, the more arrangements as well as study areas for children. Photo: Getty Images. likely a household is to own and vice versa. The economic impact of COVID will drive average many would-be homeowners from buying. So we expect the incomes lower over the near future, which will likely overall homeownership rate to decline. shift some households from owners to renters, or keep “However, we may see some residents of urban luxury them in rental housing longer than they had planned. apartments, many of whom have the income to buy, decide Tougher credit standards, a limited stock of homes, and that now is the time given the low interest rates. They may prices that have not really dropped, will also prevent purchase in the suburbs or even in a different metro area entirely if they are given the freedom to work remotely.” Home Office Design Imperative for Many With so many knowledge workers living in multi® family-dense metropolitan areas, it is particularly important that these people living in smaller spaces be able to carve out segments of their homes dedicated to work—as distinct from living. Designs are being suggested that give even dwellers in the smallest spaces room to work. Add to that the need for students to learn from home and every square foot in an apartment must be refocused. Sound Abatement Membrane “Set your units apart by adding dedicated work-at-home Super SAM® 125 is a premium sound deadening sheet membrane spaces into your floorplans. Whether it’s an unused corner, for use on surfaces that require impact and airborne sound reduction. old alcove or niche, extra closet, bonus room, or open wall, 6” concrete substrate with a tile finished floor: ΔIIC: 22 IIC: 51 STC:54 you can provide your residents with a dedicated work-at6” concrete substrate with engineered hardwood finished floor: home space even in the smallest unit footprint,” says Sarah ΔIIC: 23 IIC: 51 STC: 52 Boughan at Organized Living, a national home storage and Wood joist substrate with tile finished floor: organization company. IIC: 56 STC: 61 ® She adds, “By taking advantage of adjustable desk soluSuper SAM 125 provides up to 3/8” of crack isolation protection. tions, you can use any open wall to add a functional workThe perfect solution for apartments, condominiums, hotels, classrooms, high-rise office buildings and any other area needing sound reduction. at-home space that residents can use day-to-day. Adjustable systems provide your residents the ability to move, add or Membrane Systems adjust components over time as their needs change. No That Protect Your Flooring Investment longer do residents need to be in the office to get their job 1(800)633-4622 done when they can utilize a small amount of space in their apartment to perform the same duties.” n

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21 California Buildings News • Q3 2020

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Apartmentalize is going virtual! Register Today!

We’re making some changes to this year’s event, but you can continue to expect 63 insightful education sessions, exciting keynote speakers and robust opportunities to network at Apartmentalize. APTvirtual will feature live streaming and on-demand education, participate in interactive discussions with industry peers and even explore the NAA Exposition to meet with suppliers on your own schedule.

22 California Buildings News • Q3 2020

Association News

BOMA Annual Event Gave Useful Reopening Advice Virtual Event Featured Sessions on Dealing With the Pandemic Out of respect for its members’ health, the commercial buildings industry’s leading annual conference went online this year, and it produced experts from many fields who shared insights into how buildings can be made safer and more efficiently operated during the pandemic. The conference’s companion expo also gave vendors opportunities to present solutions and interact easily with customers and prospects. Addressing an event called “The Reboot,” the Building Owners and Managers Association International chair, Scott Jones of San Francisco, said, “Our personal and professional lives have been turned around,” but added optimistically, “We’re pivoting.” BOMA President Henry Chamberlain opened the conference by illustrating ways that buildings are reopening safely and making an appeal to Congress to Scott Jones welcomed attendees to the provide legal liability protections for landlords and companies who invite tenants conference's virtual awards ceremony. back into their buildings. He said throughout the world building managers are posting wayfinding signage, limiting elevator ridership, providing extensive design and operational guidance, sharing resources and working with vendors to meet public health challenges. Chamberlain forecast buildings with increased sensors, touchless technology, reconfigured spaces giving tenants six-foot distances in work areas, hallways and conference rooms, healthy ventilation, biophilic design, plexiglass, deeper cleaning, robots and accommodations for biking to work. And he cited studies that say the overwhelming majority of workers want to spend all or some of their time in workplaces.

Takeways from the Virtual Conference

w Tenants are now focusing

more on the healthcare benefits of buildings than their amenities...“from mechanical filtration to touchless surfaces that are antimicrobial,” said Gensler’s Sheryl Schulze, principal, global lead for office building repositioning and landlord services. Noting that only 12% of those surveyed by Gensler said they don’t want to return to the office, she explained, “We’re social creatures. We thrive on connectivity,” and technology, she added, “doesn’t replace being in the same place with a colleague, a friend that you have made at the office.” w Cushman and Wakefield’s President for Asset Services Marla Maloney said tenants are “reacting negatively” to density. “I’m pleased to have a private office. I don’t have to wear a mask (there).” “Our tenants are really going to question this open environment” that had been so fashionable before the pandemic, she said. “One of the things that Covid has taught us is that most jobs can be done effectively from home....but we see that people crave connectivity and interaction.” She said there will likely be a workplace “ecosystem” that is a mix of in-office and work from home. “Offices will continue to thrive but in new ways...a network of virtual and physical places. The purpose of the office is changing,” she explained, more now for necessary interactions and less for tasks that require more individual focus and can be done elsewhere. w Harvard School of Public Health Assistant Professor

Joseph Allen is the coauthor of Healthy Buildings, a book that is becoming a popular read among building professionals. He told a BOMA audience that in spite of the fact that we spend 90% of our time indoors, there are no indoor air quality standards. With the airborne spread of Covid-19, that issue is now becoming critical. And beyond concerns about pandemic infections, better air simply makes people more productive and buildings with healthy features more valuable. “Buildings can make you sick or keep you well,” he said, adding that better air filtration and much more ventilation will improve buildings’ health. Public restroom toilets, he also stressed, can spread Covid-19 when fecal matter is flushed, because its residue remains airborne, especially since most public toilets don’t have lids. w Brian Harnetiaux of USAA Real Estate said, in his remarks to a BOMA audience, that landlords need to “overly communicate” with their tenants, because they require quite a bit of information these days to boost their confidence inside buildings. In addition to frequent electronic communications, he said you should have extensive signage throughout your property and suggested that apps are “key to the future.” He agreed with others who said that work from home is productive, but stressed that “an office provides an integral part of what makes a company special.” “Work should be fun,” he said and suggested that building design morph to include more outdoor features. When someone is infected with Covid-19 in your building, Harnetiaux said other tenants have to be informed, but you don’t need to identify the person.

23 California Buildings News • Q3 2020

Three California buildings were given The Outstanding Building of the Year® (TOBY®) Awards at the first-ever virtual awards ceremony in July hosted by the Building Owners and Managers Association (BOMA) International. These buildings first won a TOBY Award from their BOMA local association and then went on to compete and win at the regional level. Judging is based on criteria that includes community impact, tenant and employee relations programs, energy management, accessibility, emergency evacuation procedures, building personnel training programs and overall quality indicators. A team of industry experts also conducted comprehensive inspections. The 2020 TOBY Award California winners were: Earth Award: 488 Almaden in San Jose. The BOMA 360 Performance Program-designated building is owned by Oracle America and managed by Embarcadero Realty Services. Industrial Building: Depot Park in Sacramento. The property is owned by BRE Depot Park LLC, a Link Industrial Property, and managed by Cushman & Wakefield. Suburban Office Park Mid-Rise: The Water Garden in Santa Monica. The property is owned by JPMorgan and managed by CBRE.

3 California Buildings Win BOMA Awards

SFO Exec Wins CMAA’s Industry Excellence Award San Francisco International Airport exec was honored by the Construction Management Association of America. The CMAA’s Award Program recognizes excellence in construction management practice and honors companies and individuals each year based on merit. A panel of judges reviews each nomination carefully and chooses the best candidate in each category. Geoff A. Neumayr, chief development officer at the San Francisco International Airport, received the CMAA Distinguished Owner Award. This award recognizes an owner member who understands the value of a professional construction manager on the job and whose consistent actions, over a number of years, have made meaningful and extraordinary contributions to the advancement of the construction management profession. “Each of our award winners work hard to make a difference, and we commend each of them for their achievements and contributions to the construction industry,” states CMAA President and CEO Andrea S. Rutledge.

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.

24 California Buildings News • Q3 2020

Association News

SF-Based Ana Duffy Named to BOMA Executive Committee Ana Duffy, sustainability analyst with Hudson Pacific Properties in San Francisco, has just been elected to the Building Owners and Managers Association (BOMA) International Executive Committee. She is an active member of BOMA San Francisco. The panel members are responsible for developing the strategic direction and policies for the association. Executive Committee members work with BOMA International officers and executive staff to maximize the effectiveness of BOMA International, while ensuring resources are available to achieve its goals. Executive Committee members serve a minimum term of two years. Duffy serves as chair of the BOMA SF Energy & Environment Committee and secretary of the Careers Committee. Duffy has participated in an array of sustainability-related advocacy efforts within her BOMA local association, and she is a mentor for

ELECTRO-MOTION Secures New Location for Next 10 YEARS of Growth Electro-Motion is excited to announce that this October we will be relocating to Fremont, positioning our business for growth without sacrificing our ability to respond and service our long-term Bay Area customer base.

college students interested in commercial real estate through the Careers Committee Mentor Match program. She told California Buildings News, “I look forward to representing BOMA’s emerging professionals during my two-year term on the BOMA International Executive Committee and plan to voice our unique perspectives and priorities openly and honestly. We have a big stake in BOMA’s Strategic Business Plan as the next generation of CRE leaders, and I intend to connect with emerging professionals across BOMA’s many local chapters in order to thoughtfully inform the Committee’s efforts.”

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25 California Buildings News • Q3 2020

Kilroy Realty Named NAIOP 2020 Developer of the Year California-Based Firm Leads in Sustainability, Innovation

Kilroy Realty Corporation, headquartered in Los Angeles, has been named “2020 Developer of the Year” by NAIOP, the Commercial Real Estate Development Association. It is the group’s highest honor. “Kilroy is a true visionary in commercial real estate, advancing the work environment and creating places of innovation and workplace satisfaction for tenants that span from technology to media to life sciences and beyond,” said Thomas J. Bisacquino, NAIOP President and CEO. “Their commitment to people-first experiences and well-crafted real estate goes beyond just the four walls of a building, and the company excels in creating spaces where businesses, employees and communities thrive. NAIOP is proud to recognize Kilroy Realty as the 2020 Developer of the Year.” “On behalf of my colleagues at Kilroy, I would like to thank NAIOP for this prestigious award. This recognition is reflective of the talent, drive and collaborative spirit of Kilroy. As a team, we continue to push commercial real estate forward by delivering thoughtful and innovative work environments that support the most dynamic companies in the world,” said John Kilroy, Chairman and CEO of Kilroy. “Sustainability is at the foundation of everything we do,” Kilroy told California Buildings News. “Our vision is inspired by our commitment to create a resilient portfolio that reduces the environmental footprint of the construction and operation of our buildings. Our plans include people-first solutions that support the needs of today and tomorrow, and our mission in cultivating healthy and prosperous communities continues to be a catalyst for workplace innovation.” Kilroy Realty Corporation is a publicly traded real estate investment trust and member of the S&P MidCap 400 Index with over seven decades of experience developing, acquiring and managing office and mixed-use projects. The company’s innovative approach to sustainable, modern work environments helps drive creativity, productivity and employee retention for some of the world’s most influential digital media, entertainment, health, research, science and technology companies. Kilroy is one of the West Coast’s foremost developers and landlords, with a major presence in San Diego, greater Los Angeles, San Francisco Bay Area, and the Pacific Northwest. The company has earned global accolades for global stewardship, building operations, innovation and design. Kilroy owns and manages over 14 million square feet

Chairman and CEO John Kilroy. Photo: Dave Lepori photography.

of office, mixed-use, including residential, and life science projects and has more than 7 million square feet of projects that are under construction or in the future pipeline. The company’s dynamic portfolio features modern design and advanced sustainability features in vibrant business communities. Kilroy focuses on high-growth, coastal gateway markets that foster critical masses of pioneering companies and universities, highly educated workforces, thriving transportation systems, and quality of life. Tenants include some of the world’s foremost innovators, including Amazon, Microsoft, Viacom, Netflix, Sony, Dropbox, Neurocrine and Adobe. The company is listed in the Dow Jones Sustainability World Index and has been lauded by industry organizations around the world for innovation and leadership in sustainable development. Kilroy’s stabilized portfolio is currently 65% LEED-certified with 70% of eligible properties ENERGY STAR-certified. Additionally, Kilroy’s properties are also pursuing WELL and Fitwel certifications as well as IWBI Health Safety Ratings, where applicable. Kilroy’s human capital development efforts focus on enhancing employee growth, satisfaction and wellness while maintaining a diverse and thriving culture. The company was recently named to Bloomberg’s 2020 Gender Equality Index—recognizing companies committed to supporting gender equality through policy development, representation and transparency. Kilroy is active in several NAIOP chapters, including NAIOP San Diego, NAIOP San Francisco Bay Area, and NAIOP Washington State. Since 1979 the Developer of the Year award has been presented to a development company that best exemplifies leadership and innovation. Kilroy was selected from an impressive slate of nominees and evaluated by a team of seasoned developers on the following criteria: outstanding quality of projects and services; active support of the industry through NAIOP; financial consistency and stability; ability to adapt to market conditions; and support of the local community.

26 California Buildings News • Q3 2020

Association News

USGBC LA Recognizes Green Government Facilities Southern California buildings and officials were honored in August by the U.S. Green BuildingLos Angeles Chapter at its annual Municipal Green Building Conference and Expo — successfully held virtually for the first time. California Assembly member Laura Friedman (43rd District) was presented the “Elected Official of the Year Award” for her ongoing work on behalf of the environment, and specifically the green building movement, including her focus on water quality, energy efficiency, homelessness, affordable housing, and wildlife. County of Los Angeles received the “Policy Leadership Award” for the release of the Our County Sustainability Plan, an incredibly bold and detailed sustainability plan, based on an innovative, community-based approach including collaborative workshops and meetings that stands as a model for many around the nation. As the largest community college district in the nation, LA Community College District received the “Municipal Innovation Award” for passing zero carbon goals and for establishing ambitious long-term clean energy and sustainability targets. The Awarded Municipal Buildings Were: LADOT Bus Maintenance Facility, 2020 MGBCE “Project of the Year”– LEED Platinum. The facility was designed to reduce GHG by fueling the vehicles with electricity generated by rooftop solar panels strategically placed above the parking structure and within the bus parking area. Some of the highlights of the project are: ability to channel development to urban areas with existing infrastructure and increase community connectivity; brownfield redevelopment; 48% improvement on baseline building performance rating; 75% diversion of construction and demolition debris; 50% reduction in potable landscape water use and 35% reduction in baseline indoor water use.

Los Angeles Department of Water and Power: w La Kretz Innovation Campus (LA) – LEED-NC v2009, Platinum w Field Services Building 3 (Van Nuys) – LEED-EB v2009, Silver w Valley Headquarters Admin. Office (Van Nuys) – LEED-EB v2009, Silver w Valley Headquarters Training Facility (Sun Valley) – LEED-EB:OM v2009, Silver w Palmetto Construction Headquarters (LA) – LEED-EB:OM v2009, Certified w Central Distribution Headquarters (LA) – LEED-EB:OM v2009, Certified Other Winners: w Westside Subway Extension, Section 1 ISI Envision, Platinum w C1078 Building 61S (LA) – LEED-NC v2009, Gold w Metro Division 16 Crenshaw Rail Facility (LA) – LEEDNC v2009, Silver w Long Beach Civic Center – Registered LEED EB v4 O&M, Gold w Billie Jean King Main Library – Registered LEED EB v4 O&M, Gold w LADOT Bus Maintenance/CNG Fueling FAC – LEED-NC v2009, Platinum w Van Nuys Fire Station 39 – LEED-NC v2009, Silver w City of Santa Monica, GoSaMo Center – LEED v4 ID+C: CI, Gold w Clean Beaches projects – ISI Envision The well-attended conference attracts a wide variety of building industry disciplines, including municipalities, utilities, public agencies, architects, engineers, building owners, contractors, non-profits, and manufacturers. USGBC-LA thanks MGBCE Gold sponsors Southern California Edison and SoCalGas, Silver sponsor LADWP, and Bronze sponsors Metropolitan Water District and the Clean Power Alliance.

Above: Project of the year: LADOT bus maintenance facility with rooftop garden. Photo courtesy GGA and City of Los Angeles; photo by Paul Vu Photography.

27 California Buildings News • Q3 2020

Apartment Landlords Face Possible Severe Rent Control This from the California Apartment Association: “Proposition 21, the November ballot measure that would return extreme, 1970s-style rent control to California, could result in “a potential reduction in state and local revenues in the high tens of millions of dollars per year over time,” says the non-partisan Legislative Analyst’s Office. “In a recently released report on the measure, the Legislative Analyst’s Office said ‘some landlords would sell their rental housing to new owners who would live there’, which would result in less affordable housing available to the state’s renters. The office further noted that, if Proposition 21 were to become law ‘the value of rental housing would decline because potential landlords would not want to pay as much for these properties. “At the heart of Proposition 21, like its predecessor Prop 10, is a crusade to dismantle the Costa-Hawkins Rental Housing Act—the single most vital California law for rental housing providers. Under this 1995 law, cities may not impose vacancy controls—meaning cities may not cap rents between tenancies. Prop 21 would change

that, limiting rent increases to 15% over the first three years of a new tenancy. After that, the local rent cap would apply in full. “Prop 21 would also do away with CostaHawkins’ prohibition on local rent controls for many single-family homes and condominiums. Under the proposition, local rent controls would apply to these housing types whenever the landlord owns three or more homes—no matter how title is held. Local rent controls also would be permitted for anyone who owns a home in trust, no matter the number of homes. Finally, Prop 21 would allow local governments to impose rent control on units when they turn 15 years old. Currently, housing built after 1995— or earlier in some cities—is protected from local rent control ordinances." Photo: Adobe Stock.

IREM Helps Managers With Pandemic-Distressed Properties In response to the impacts the COVID-19 pandemic Turning around a distressed asset requires a complete underis having on commercial real estate, IREM (Institute standing of how to evaluate and resolve key issues and chalof Real Estate Management) has lenges unique to each asset. IREM’s new launched a new certificate program online certificate course will provide to train property managers in how to solutions and guidance for common sitOwners and investors will best manage distressed properties. uations encountered and best practices While there are multiple ways to employ when dealing with distressed need qualified real estate a property can go into distress, the properties. managers to develop a plan to coronavirus pandemic has impacted “While the far-reaching impacts of commercial real estate tremendously. COVID-19 on commercial real estate restore properties to financial Office buildings sit almost empty as are yet to be known, the likelihood stability and eventually make employees work remotely and tenof having to turn around a distressed ants rethink the future of the workproperty is very high in today’s circumthem a performing asset. place and many retail and restaurant stances,” says Regina Mullins, director, tenants have closed their doors for Cushman & Wakefield. “Educating good. Owners and investors will need property managers on the unique cirqualified real estate managers to develop a plan to restore cumstances that go into managing these assets, will help to properties to financial stability and eventually make them a prepare them for the inevitable and provide property owners performing asset. with the confidence that their buildings are in good hands.” Managing distressed properties can be one of the Real estate managers interested in taking the course can greatest challenges a real estate manager will encounter. sign up on

28 California Buildings News • Q3 2020

New Projects AIA Honors New Sustainable Santa Monica City Hall East Earning praise for its leadership in building net-zero, highly sustainable municipal facilities, the newly completed Santa Monica City Hall East has claimed yet another honor, winning the 2020 Building Team of the Year Award from the Los Angeles Chapter of the American Institute of Architects (AIA). As engineer and Living Building Challenge consultant for the project team, Buro Happold supported the architect Frederick Fisher & Partners and builder Hathaway Dinwiddie Construction Co. The modern expansion of the complex adds a range of cutting-edge features to the municipality’s facilities, including a water-recycling solar power array on the roof. The super-green new structure is tracking to achieve the exceptional Living Building status, according to Amber Richane, the city’s head of sustainability, and Buro Happold architect Heidi Creighton, AIA, LEED Fellow, WELL Faculty and Fitwel Ambassador, who helped lead the collaborative effort. Buro Happold engineer Julian Parsley P.E. spearheaded the mechanical and plumbing systems design for the unusually efficient, sustainable building. “Living Building Challenge is a rigorous and quite rare achievement for a government owner,” says David Herd, managing partner for Buro Happold, Los Angeles, who adds that the municipally owned public services facility is unique in the nation as the first to recycle rainwater into potable

water and store all of its greywater for irrigation and other city uses. Other innovations include "edible plants and sunset art," as well as: achieving net-zero water through composting toilets and graywater reuse for irrigation landscaping across the campus; super-efficient radiant cooling/heating, highperformance glazing, natural ventilation, and phase-change insulating materials; no red list chemicals within the building except those required by codes. Efficiently housed in a single structure measuring 50,200 square feet with three floors and a basement, the building brings key departments and vital public counter functions under one roof. Santa Monica City Hall East. Image courtesy of Buro Happold. Rendering by Frederick Fisher & Partners.

Grand Hyatt Lands at SFO The Grand Hyatt at SFO was honored as one of the best designbuild projects in the nation, receiving the National Design-Build Merit Award in the Commercial/Office Buildings category from the Design-Build Institute of America. The project will also go on to compete for a National Award of Excellence and Project of the Year to be announced in October.

Winning Team on Grand Hyatt SFO Project: Design-Build Team: Webcor Builders/HWI/ED2 International Contractor: Webcor Builders Architect: Hornberger + Worstell Engineer: Arup Specialty Contractors: BraytonHughes Design Studios

The Grand Hyatt Hotel at San Francisco International Airport (SFO) is a 351-room (22 suites), 12-story high rise, Type 1 construction, on-airport hotel. The LEED Gold project features a gourmet three-meal restaurant, cocktail bar, Grab and Go Market, grand and junior ballrooms, 17 meeting and event rooms, and fitness and spa facilities. Constructed in a constrained site, bordered on one side by the U.S. 101 freeway, and on the other by the taxiway at SFO, this ground-up construction project presented the project team with unprecedented complexities and constraints within which to construct this iconic building located at the entrance to the airport. Grand Hyatt at SFO. Photo credit: DBIA.

Geneseo Inn: New Life for Containers Ecotech Design completed the first eco-friendly shipping container hotel in the Central California Wine Country. The Geneseo Inn at Cass Winery offers a luxury hospitality experience in upcycled shipping container dwellings that are perched above vineyards in Paso Robles. A full-service Los Angeles-based design studio, Ecotech Design is a longstanding pioneer of container architecture. The luxury bed-and-breakfast showcases eight units and a reception area on 14 acres of grapevines and rolling hills. Each BnB features recycled and locally-sourced sustainable materials and finishes. Ecotech Design developed the master plan and unit design for the Geneseo Inn based on the use of recycled shipping containers set in clusters around an existing 60-foot live oak tree and in collaboration with the fabricator, CRATE MODULAR and the winery co-owners. The design integrates 20 factory-built, steel shipping containers with conventional construction and local building materials. “The design was inspired by the vineyard itself,” said Walter Scott Perry, AIA, founder and principal of Ecotech Design. “The most compelling attribute of this project is the use of modular components, in combination with recycled materials, to enhance visual interest and create an impressive panoramic openness that connects interior spaces, walkways, and decks."

Top photo: the Geneseo Inn is perched above vineyards in Paso Robles. Lower photo: Containers being lowered at the construction site. Photos: Paul Vu Photography.

Affordable Wine Country Multifamily Communities With Ample Outdoor Space

Top: Fetters Apartments. Lower: Celestina Gardens' community gardens. Photos: MBH Architects.

Situated in the heart of Sonoma County, Celestina Garden Apartments is the second phase of a larger multigenerational housing development for low-income families and seniors. The project was designed by Alameda– based MBH Architects in collaboration with Jon Worden Architects and developed by MidPen Housing Corporation. Connected to Fetters Apartments, the first phase of this development project, the 40-unit building offers seniors affordable housing in one of the most expensive markets in the nation. Spread across 40,066 square feet, the three-story Celestina Gardens is located in a neighborhood of one- to two-story structures. The natural slope of the site was integrated into the design to minimize the visual impact and break up the mass of the dense development. Residents are greeted by the property’s impressive 9,000-square-foot community garden comprised of planter beds brimming with a variety of vegetables and herbs. A spacious courtyard is filled with abundant landscaping, created by Quadriga Landscape Architecture and Planning, and various seating arrangements—perfectly situated for residents to take advantage of warm daylighting. The architects infused environmentally friendly design elements in each unit, including low VOC coatings and sealants; cabinetry with no added urea formaldehyde; GREENGUARD®certified flooring; and Energy Star appliances. Efficient heating and cooling equipment regulate each unit, while solar thermal panels on the building’s exterior preheat water used by the entire community.


Elevator Solutions

California Buildings News • Q3 2020

PRODUCT FOCUS New Smartphone App from Mitsubishi Electric US, Inc.

Servicing Elevators and Escalators: Specialized Elevator Services Specialized Elevator Services provides elevator and escalator service for most original manufacturer equipment, including Kone, thyssenkrupp, Otis, Schindler, and more. With a remarkable 96% customer retention rate, Specialized Elevator Services has local, independent offices serving the Los Angeles/Orange County, San Francisco/ Bay Area, and San Diego markets. One call provides a range of options for expert modernization, maintenance, and repair. Visit or call (855) 243-1200 to learn more.

Mitsubishi Electric recently launched an elevator call system application for smartphones. In this era of COVID-19, touch-free call interface with elevators can protect passengers and make them more comfortable. The smartphone application is designed for users to have a more personalized, seamless experience with elevators that are equipped with the Mitsubishi Electric Sigma AI 2200C Destination Oriented Allocation System (DOAS®). With the application, users who have passed their entrance security checkpoint have the ability to call an elevator remotely from anywhere in the building, utilizing an intuitive, user-friendly interface. The application displays the user’s assigned elevator, its current status and alerts the passenger as the elevator car approaches to assist in touch-free, smooth boarding. The system is equivalent to holding the elevator controls in the palm of your hand and eliminates the need to directly interact with the elevator fixtures, providing additional health benefits. Learn more at

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

Fujitec's APEX Linear Door Operator w Interfaces to a variety of controllers w Includes mechanical door restrictor w Smooth/quiet door movement like that of its

predecessor – Fujitec HSA w Additional set of up-thrust rollers improve door stability w Supports heavy use/high traffic applications w Reliable 1/2 hp (.37kW) induction motor with

speed reduction V-belt w Achieves precise door movement & speed transitions

through feedback control w Integrates with 3rd-party door proximity safety

sensors to improve performance Learn more at:

31 California Buildings News • Q3 2020

New Line of COVID and Social Distancing Products SCS Elevator Products has increased its focus on elevator passenger safety with a new line of tools relating to COVID and Social Distancing. Aluminum signs are great for high-impact graphics on a material that is durable and easy to disinfect. Static clings are the perfect solution if you need repositionable and reusable messages. Don’t forgot the feet! Simple, durable, feet graphics for social distancing reminder. Visit to learn more.

Proactive Protection Agency Tailors Security to Your Needs Proactive Protection Agency specializes in security, personal protection, and workplace violence prevention. Success lies in the company's ability to carefully evaluate security concerns and design a security operation that aligns with a client’s business activities and personal needs. By conducting a detailed threat assessment and threat analysis, Proactive Protection Agency is able to streamline daily activities and secure individuals and their properties. Services include: executive protection, on-site security, patrol guard services and K-9 services. On-site security is manned by well-mannered, customer service-oriented officers. Visit to learn more.

Healthy Air Is Essential

(Continued from page 15)

and depending on their capacity, 3000 or 2500#, the cab sizes are smaller and can handle only two persons and, in some cases, only one person per trip. Of course there is always the possibility in parking garages and lower-rise offices to use building stairwells if appropriately outfitted for such use with access control readers and electric locks. “The relative queuing caused with these limitations depends on populations and arrival times during peak periods, like morning arrival, mid-day travel and afternoon departures. Most consultants seem to agree that in office elevators the four-person limits should not materially impact excess queuing in the lobbies, but wait times for departures could have delays on the floors, waiting for an elevator with less than four persons in it. “Technologies are coming out of the woodwork for elevator applications, but are not vetted for efficacy or code compliance. The state regulates elevators and applications inside the elevators may have an impact on codes and compliances. Most elevators come with an

exhaust fan on the car top that should be running and if more air is desired, a larger exhaust fan may be helpful. Installing technologies like UV and HEPA are more complex and have not been evaluated for efficacy but could have benefits if properly installed and applied. “In summary, it is expected that some queuing and waiting will be required to meet the populations’ arrival and departure requirements, however, when repopulation starts it is certainly expected that it will be on a percentage basis, so populations will only be partial of the maximum population, so delays and queuing may not be an obvious result. “Boston Properties is following other real estate operators and have adopted the above strategies (excluding UV and HEPA inside the cabs) that consultants and experts recommended as the path forward. I believe it’s really important to consider the personal protections combined with the short duration of the elevator trip to really reduce concerns with riding elevators.” n

32 California Buildings News • Q3 2020

Healthier Buildings

(Continued from page 7)

“We have nicknamed our efforts as the ‘race to wellness’ that is critical for our investors to learn and implement plans that help setup their buildings for what may be the new normal for tenant and visitor occupancy. Specifically, we brought the extensive research and buying power of JLL to the local markets for our clients to help them better understand potential of certain HVAC and technology improvements. Our teams have spent hours during the pandemic on HVAC system recommendations and upgrades to help increase air circulation and promote clean air.” Nicole Hom, JLL Northern California regional manager and executive vice president for property management, says, “At Jones Lang LaSalle, we manage over 33 million square feet of commercial office and industrial properties in Northern California, spanning from Sacramento to the Silicon Valley. Our property teams, managers, engineers, security and janitorial staff, and other vendors have been working non-stop since the pandemic began four months ago, with San Francisco being the first city to shelter in place. Health and safety is our top priority. “Our buildings continue to be open for tenants with enhanced disinfecting and cleaning measures, clear signage to encourage social distancing and supplies, including hand sanitizer, disinfecting wipes and face masks at some properties. Our clients are upgrading air filters and adjusting HVAC systems to maximize the circulation of outside air within the building. Technology tool use has been accelerated in many cases where buildings are looking to implement new solutions for touchless visitor and vendor management, elevator and suite door access, centralized areas designated for package pick up and

food service deliveries. We aim to help our clients create safe and positive environments for all its occupants.” “Our Wareham Development campuses in Emeryville, Berkeley, Point Richmond, and Palo Alto and the tenants domiciled there are essential businesses,” says Lisa Vogel, Wareham’s director of asset management. Wareham operates many facilities that house advanced tech and science-oriented activities. “Our property management, engineering and security teams have been onsite since the beginning of the pandemic to ensure the safety or our tenants, our employees, our vendors, and our buildings. “We immediately enacted protocols for enhanced cleaning of touch points in all buildings and garages. Protocols for facemasks, social distancing and handwashing were also posted at all areas of the buildings and campuses. We enacted a communications campaign to regularly update and share these protocols with our tenants as city, county, and state health mandates expanded and contracted. We also gave tenants an opportunity to share their best practices with each other at zoom meetings, which was greatly appreciated by them all.”

Products & solutions will improve buildings' health

Manufacturers and building vendors have stepped up during this crisis, innovating and installing and supplying new products and procedures to make buildings safer. New technologies such as robots, artificial intelligence, data-enhancing sensors and software, apps for numerous functions were already appearing in facilities. Now, they are be repurposed for many new virus-fighting tasks. This is particularly evident in elevators, escalators and public restrooms, all potential viral hot spots. (See page 10.)

Furnishings are also playing a big new role, from plexiglass partitions to advanced wayfinding, screening and flexible furniture, such as desks and chairs that can be moved easily to accommodate a more flexible workforce with variable schedules who might share equipment and workspaces. There is a host of disinfecting products and equipment being brought into the fight, from hand sanitizers to touchless restroom appliances. In addition, touchless technologies coupled with access controls systems that screen people before they enter buildings will help control the spread of disease. (See page 8.)

Toward healthier, smarter buildings

Fortunately, research into healthier buildings had begun even before the pandemic. Harvard University Professor Joseph Allen in fact had just published his Healthy Buildings study as the coronavirus began its horrific spread. He has been advising members of the Urban Land Institute, BOMA and others generally on “how indoor spaces drive performance and productivity.” The published study provides a useful framework for overall strategies on improving buildings’ health. Allen and co-author John Macomber urge building operators to “plan for a world where buyers and tenants know all about the performance of individual rooms and what to do with the information. Real-time sensors, aggregated data, benchmarking, social media connections, and predictive analysis will have force in the market as more and more people and firm ‘interview the building’.” Their advice, written just before the pandemic, resonates now more than ever as buildings must be much smarter to outwit COVID-19 and future diseases. n

Great California Architects & Featured Projects

33 California Buildings News • Q3 2020

WRNS Studio WRNS Studio works with today’s most transformative organizations— Microsoft, Stanford University, Google, Princeton University, Airbnb, the University of California, and the Trust for Public Land, to name a few—to steward their brands with exceptional architecture. Recognized for sustainable, site-specific design at any scale, WRNS Studio has offices in San Francisco, Honolulu, Seattle and New York. The firm consistently earns a top 10 spot in Architect magazine’s annual ranking of firms across sustainability, design, and business, including the #1 in 2018.

Featured Projects: Left: Sonoma Academy. Photo credit: Michael David Rose. Above: Mission Bay Parking Structure. Photo credit: Tim Griffith.

DLR Group DLR Group is an integrated design firm delivering architecture, engineering, interiors, planning, and building optimization for new construction, renovation and adaptive reuse. Its promise is to elevate the human experience through design. This promise inspires sustainable design for a diverse group of public and private sector clients; local communities; and our planet. DLR Group is 100 percent employee-owned and fully supports the initiatives and goals of the 2030 Challenge and is an initial signatory to the China Accord and the AIA 2030 Commitment. Featured Projects: Above left: County of Kings Superior Court. Photo credit: Chip Allen. Above right: Los Angeles Memorial Coliseum. Photo credit: Lawrence Anderson.

34 California Buildings News • Q3 2020


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Krieger Specialty Products' Door & Window Products 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.

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. Visit

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