California Buildings News Q3 2021

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

Q3 2021 • $5

Tech-Enhanced Buildings Helping Managers Cope with Dramatic Changes The Rady Shell Debuts in San Diego

Workplace Security Issues & Solutions

New Projects in California

Contents 4

Redefining the Office I once worked for an authoritarian, top-down organization where everyone toed the line —except for one guy. He did what he pleased, including challenging our bosses with impunity, and he rarely deigned to come into the office. People called him the “million-dollar man,” because he was a salesman who sold a lot more than others. He was an example of the highly productive work-from-anywhere people who have emerged during the pandemic. Our bosses were smart enough not to manage him. Why do we even need offices? Increasingly workplace planners are starting from scratch. They are increasingly using the term “hybrid” to describe where and how many employees will work in the future. That means requiring or inducing an employee to spend some days a week or month at a central office collaborating and other days at home or in some satellite venue, where they can meet goals while wearing sweatpants and watching over a family member. And they can avoid the unpleasantness and cost of either mass transit or driving through clogged streets at $4.65 per gallon. Many people have come to enjoy two or three hours a day of personal time they didn’t have while daily commuting, and they are not going to give that up easily. Smart managers have been meeting with HR folks and crunching numbers and realizing that if productivity can be maintained, why not make hybrid permanent? Large percentages of workers surveyed opt for hybrid—or demand it—especially given a serious new outbreak with an unknown duration. A Gartner survey revealed 82% of employers will allow some work from home. A Bay Area Council survey reported twothirds of employers expect their workers to spend three or fewer days in the office. Harvard architectural professor Holly Samuelson told the Wall Street Journal, “The whole idea of the office might become more flexible.” Delta Variant Slows Re-Entry Recent CDC reports of the high transmissibility of the Delta virus are dramatically slowing return to the workplace plans and generally dampening social activity of all kinds, as evidence accumulates that the coronavirus spreads more easily than the common cold—among vaccinated as well as unvaccinated people. Timetables are indefinite, pending outcomes. “We are definitely seeing businesses rethink their plans right now,” Maria S. Salinas, head of the Los Angeles Area U.S. Chamber of Commerce, told The Washington Post. “Business leaders are very concerned.” Same CRE Footprint Will Be Needed We will certainly need space to accommodate workers in a new— and permanent—physically distanced environment. Gone are the days of sardining employees. There is a need now to attract them to return to the workplace with added pleasant amenities —and provide lots of space. Buildings will have to be much more pleasant and healthy, and employers will need to provide more open space, such as rooftops, terraces and garden areas to make workplaces welcoming. Useful insights into new realities are available in a study just published by the Building Owners and Managers Association International: BOMA International COVID-19 Commercial Real Estate Impact Study — Henry Eason

The Rady Shell Debuts in San Diego


COVID Presents Security Issues


Tech-Enhanced Buildings

San Francisco's CRE Recovery



Associations: AIA, IFMA, Design-Build Institute


CA Hotel Market Booms


New California Projects

Product Focus: Innovations



Comments on articles? Suggestions? Contact

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

Advertising Information Ellen Eason, 415.596.9466 © Copyright 2021 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234 Copyright © 2021 by Eason Communications LLC, publisher of California Buildings News. The publisher assumes no liability for opinions expressed in editorial contributions to the magazine or third-party quotations within articles. The publication is not responsible for claims in advertisements. Printed in the U.S.A. Cover images: Main image: Getty Images. Other images: Security: Openpath Security; Rady Shell: San Diego Symphony; New Project: TCA Architects.

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World-Class Concert Venue Debuts in San Diego

The Rady Shell at Jacobs Park, San Diego’s recently inaugurated bayside concert center, boasts performance features rivaling any outdoor entertainment venue in the world. It is a work of art as well as a new iconic symbol of one of the West Coast’s most beautiful cities. The acoustically engineered stage features a concert shell designed to complement the San Diego Convention Center sails and surrounding downtown development. The stage provides a larger performance space for both the orchestra and guest artists,” according to the park. The Shell resulted from an agreement between the San Diego Symphony and the Unified Port of San Diego. The Embarcadero Marina Park South site provides the community with a venue where culture and nature intersect, where music and a restored park are combined to give San Diegans

a unique gathering place. It will be managed and programmed by the San Diego Symphony and represents a partnership of business and the arts. Its features include: w Covered stage with 13,000 square feet of performance space and ancillary back-of-house facilities w Sunset steps and patio at the back of the performance stage for stunning views of the Bay and public use during non-event hours w Flexible seating capacity varying from intimate seating up to 10,000 w Terraced seating to provide all

concert guests unobstructed views from nearly every seat w Temporary seating that allows for lawns to be open to the public during non-event periods w Improved and environmentally sustainable landscaping and trees w Sand-based synthetic turf in the main seating area and pre-event spaces, which will reduce water consumption and be more environmentally friendly w The venue is part of Jacobs Park, inside the larger Embarcadero Marina Park; the park will be open to the general public during non-event hours.

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The Shell is being compared with other major national venues like Wolf Trap, Tanglewood and Ravina. “Business leaders no longer need to choose between arts and economic development. An investment in the arts is an investment in an industry that supports jobs, generates revenue and helps encourage new business to our region,” says Mark Cafferty, President and CEO San Diego Regional Economic Development Corporation. Almost entirely funded by private philanthropy, the five-year long project has been led by the San Diego Symphony and a host of business and government leaders. Complementing the city’s Downtown renaissance, The Rady Shell at Jacobs Park, with its dramatic design and unique waterfront location, will greatly enhance opportunities for tourism, residential life and business growth. The Rady Shell’s Design Team Tucker Sadler Architects is lead designer and architect of record of this state-of-the-art venue. Greg Mueller, the firm’s CEO and design principal, has been involved with the project from its inception 18 years ago. He and his team have been responsible for The Rady Shell at Jacobs Park as a whole, encompassing the performance shell, backstage artist support spaces, three professional kitchens, underground restrooms, a gracefully sloped seating area for up to 10,000, and a park open to the public on one of the most beautiful settings between San Diego Bay and the San Diego skyline. A key partner was Soundforms, designer of the performance shell. Soundforms and its London partners Flanagan Lawrence, Expedition and ES Global designed the award-winning 2012 mobile acoustic performance shell (MAPS) to be temporary and acoustically excellent. Working together Tucker Sadler, Soundforms expanded the design to accommodate a large orchestra with chorus and soloists and to be permanent structure on the Embarcadero Marina Park South site. Sound Consultant Shawn Murphy worked closely with San Diego Symphony CEO Martha Gilmer and the entire design team to ensure the creation of the best possible acoustic environment. He introduced to the team a San Francisco-based firm, Salter, dedicated to acoustic and sound engineering and audiovisual components.

Working with Salter, ECHO Technology Solutions performed and implemented a network architecture design. ECHO interfaced and coordinated with the structured cabling, electrical and general contractors to achieve the project goals. Berkeley-based Meyer Sound designed the signature Constellation System, used here in its first outdoor installation, which creates an onstage acoustic equivalent to the high standard of indoor concert halls. The combination of the shell design with Salter’s acoustic paneling, the Meyer Constellation

system and the custom designed L-Acoustic surround reinforcement system, has created the best possible acoustic experience for performers, which translates across a wide range of musical genres into an extraordinary sonic experience for audiences. Another key partner in creating the performance shell is the Australia-based company Fabritecture, which developed and oversaw the technical design, fabrication and installation of the tensile structure of the performance shell, as well as the backstage support spaces, executive kitchen, the box office and two dining pavilions. Two further design partners are HLB, which completed the architectural lighting design, and Schuler Shook, which completed the theater lighting and rigging design. Burton Landscape Architecture Studio is the official landscape architect of The Rady Shell at Jacobs Park. The Rady Shell photos courtesy of the San Diego Symphony.

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COVID Presents New Workplace Security Issues—And Solutions Manufacturers and Service Providers Respond to Pandemic Era Threats

The pandemic has added concerns about securing workplaces far beyond thievery, violence and cybertheft. Prior to 2019, security was rarely seen as protecting people in buildings from disease-or managing facility populations. In an age when scientists tell us that pandemics will be a continued part of the new normal, security professionals have expanded responsibilities, and companies are stepping up to provide better tools to help face new issues. For instance, Kastle Systems, primarily a maker of access control products, has been using its equipment to contribute tangible data giving property and facility managers a more precise understanding of conditions within buildings at all times. The pandemic may still be delaying our back-to-work plans, but it’s already transformed building security services in most cases, for the better. Office managers have new and more affordable access control for their buildings and the ability to conduct reliable health screenings for their tenants. Kastle, an expert in access control, can provide solutions that address these shifts for the current situation and the year ahead. “Before the pandemic, tenants and their employees didn’t worry about whether they’d get sick just by walking into a building and sitting at their desks. Now, those everyday ‘high-touch’ spaces: doors, sign-in counters, elevator buttons, restrooms, and spaces where workers congregate have Photo credit: Openpath Security, Inc.

become places for workers to potentially fear,” says Kastle's Marketing Director Kyle McAdams.“Whether it’s healthrelated or crime prevention, managers need to know who is entering their buildings and what they’re up to.” Kastle’s Video Guarding provides accurate activity reporting and integration with building systems remote surveillance and staff. When the systems’ AI cameras alert Kastle’s operators to a threat, they tune in live at that critical moment, when seconds count. “This type of monitoring represents a new level of building security helping office managers navigate this changing security environment. Even though the Delta variant is on the rise, plans can get underway for determining the best workplace operation and getting employees back-to-work. “Covid-19 actually presented an opportunity for Kastle Systems, says McAdams. “With so many businesses mandating remote work for their staff, firms’ offices were empty, and they needed a way to secure their spaces when they were not physically in the office, to know if and when and who entered and exited the premises when nobody was there. Having remote security-as-a-service is more vital than ever. Clients could adapt to shelter-in-place mandates but remain confident that their on-premise workspace access control was always monitored and maintained by experts, even when the client was not working on-site. (Continued on page 22)

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Tech-Enhanced Buildings...

Helping Managers Cope with Dramatic Changes

Building managers will spend an estimated $20 of data analytics, health/wellness, and climate impact billion-plus this year on operational software, with techforecasting/mitigation.” centric California likely leading the way. They will spend Data analytics and systems that unlock the power of data much more on various gadgets, from all platforms and sources like sensors, smart door locks, within a company are becoming “People want to feel confident that better filtration, intelligent essential, the report notes. “It their workspace is safe. I think technology restrooms and security devices. is only second to project mansuch as IAQ sensors will help people feel Thanks to the pandemic, smart agement ...the crude oil of our building operations need to get business.” more comfortable in their workplaces,” much more intelligent to cope The COVID-19 pandemic Sam Shapiro, Able Services. with numerous changes in the “accelerated demand for techway we work or occupy facilities. nologies that support tenant According to a just-released engagement, the touchless expeUrban Land Institute report, “Technology is now viewed rience, and health and wellness factors,” the report said. as the way to remain competitive in every business product, California-headquartered Able Services marketing chief service, and operation— and even more so, as a means to Sam Shapiro says, “People want to feel confident that their challenge the status quo and lead market change. As one workspace is safe. I think technology such as IAQ company said, ‘We are increasing our [adoption] capacity in sensors will help people feel more comfortable in their order to be ahead of the curve and lead the transformation workplaces. People never really inquired about their air in the real estate sector’.” quality prior to COVID unless they had allergies or some The report continued, “Proactive real estate companies pre-existing conditions.” are adopting property technologies in all business areas — Sonia Miro, Kearny Real Estate Company’s director fundamental management and financial streams, design and of property management for the San Diego region, said construction, leasing/tenant relations, as well as newer areas that providing adequate air filtration is a major concern. (Continued on page 12)

the ART of Building Sustainability TECHNOLOGY SUPPORTED BY A BROAD ARRAY OF TECHNICAL SERVICES. Does your IoT vendor provide extensive online technical services?

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 backed by comprehensive technical support services. With more than 30 years in the building controls industry, Reliable Controls is ideally positioned to deliver comprehensive technical services and expertise in building automation. Whether you’re new to the industry or a skilled professional, Reliable Controls has the resources to support your goals. Our online portal provides access to operator certification training, engineering specifications, software manuals, hardware user guides, troubleshooting tools, and more. To learn more about the art of building sustainability please visit

12 California Buildings News • Q3 2021

“Depending on the frequency of fresh air exchange, some tenants may need to install ceiling solutions that help neutralize harmful pathogens in a tenant's space.” She said building managers also need to be able to stagger work schedules and make sure HVAC controls and EMS systems can adjust to increased hours of operation while being programmed in such a way to ensure the mechanical systems are working as efficiently as possible. “Will companies keep their offices open longer hours to make these accommodations?” she asks. “...or will they simply stagger their crews to work on alternating days? With after-hours HVAC costs being billed back to the tenants, this may not be feasible economically, but definitely something to consider.”

Specific Ways Firms Use PropTech Elizabeth Griggs, president of Lafayette-headquartered Windsor Management, has used technology to efficiently run her mostly East Bay commercial portfolio since before the pandemic. “We were already cloud based when the shutdown occurred so were fortunate enough to not have missed a beat. Tenants want answers and results when they want them regardless of where their manager is. I think this will affect the thought process of the need for onsite management for many properties.” She recently detailed her approach in a white paper in which she wrote, “Technology aids in efficiently running today's properties in a multitude of ways. Mobile apps,

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cloud-based software and PropTech software are allowing firms to be more productive and accurate in every aspect of their service and output they provide. Technology saves time and money. It allows management teams to concentrate on accounting and management analysis versus old- fashioned paperwork.” (A few examples in the box above.) “Technological improvements may include: security cameras, electric door and gate access, Bluetooth remote lockboxes, HVAC remote system and electric control systems. Additional software: Microsoft Office, Teams, Docusign, Trello and Zoom. At Windsor, we use the most up-to-date technology available for the benefit of the property. In this way we can enhance our communication, assessment, and relations with tenants and vendors for the betterment of the property.” Facilities management is increasingly relying on artificial intelligence mechanisms, such as robots to deliver items to hotel rooms or to augment security in commercial buildings or vacuum floors when labor is scare or costly, A recent report by Haworth’s Analytics Project Manager Raymond Lim cited AI chatbots as improving efficiency by gathering information and rapidly initiating responses. He also noted that sensors can be used to help companies better plan space utilization. “The data collected is granular and precise, since the sensor is pinging 24/7, and the data dashboard collates and aggregates the data to provide solution recommendations,” he said. Lim makes the argument that accumulating and understanding the massive amounts of data we gather about operations can help us better predict problems and manage day-to-day activities — in tandem with human monitoring and involvement. n

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14 California Buildings News

Recommended Minimum Standards for Emergency Elevator Phone Monitoring Increase Safety Guidelines Help Owners, Managers and Suppliers Navigate Elevator Communications


istorically, devastating events such as the Chicago fire of 1886, natural disasters like the San Francisco earthquake in 1906 or even the Texas storm this past winter have been the impetus when creating uniform standards for buildings and specifically elevators. Regardless of the situation, the response, especially how the call for help is answered, often defines the ultimate outcome. Code requirements are tightening, making it increasingly important to understand and have confidence in how the emergency phones on your property are answered. Since Kings III’s inception in 1989, emergency communication solutions for onsite help phones has been our sole focus. Some time ago, Kings III developed what we refer to as our Recommended Minimum Standards for Emergency Elevator Phone Monitoring, which covers specifications related to code compliance, performance and safety. This is meant to help building owners, property managers and key suppliers such as elevator companies and elevator consultants better navigate something as niche as elevator communications.

Best Practices Add Life-Safety Measures Many of the items outlined enhance or expand on what is written in the code. Others include best practices that provide additional life-safety measures for your property. A prime example of this would be ensuring that your monitoring facility has fully redundant capabilities for electricity as well as the facility itself. The winter storms Texas experienced this year certainly reinforced that point.

Having the ability to call 911 sounds like something you would expect anyone answering an emergency call to have. Unfortunately, that’s not always the case. Now with large call centers being regionally or nationally located, just because someone answers the phone doesn’t mean they can offer the help you need. What if the caller doesn’t speak English? There are more than 6,500 languages spoken in the world today, 350 in the U.S. Can your operator answer the call in something other than English?

Mitigate Risk and Liability Exposure With today’s litigious society some things are not worth the risk. Having a call recording that includes a time and date stamp could prove invaluable. Something often overlooked, even when call recording is available, is that calls should be stored and retrievable for a minimum of three years. This is important because many states have a two-year statute of limitations for personal injury cases. The third year will help make sure your organization has these recordings at your fingertips through the legal process. Our focus is to help you increase safety and reliability, mitigate risk and liability exposure, as well as manage tenant experience in your building. So regardless whom you use to monitor your elevator emergency phones, we encourage you to review the full list of minimum standards, share with the principal parties at your organization as well as with suppliers like your elevator maintenance company or elevator consultant and ultimately test your current solution against these specifications.

See the complete list of Kings III’s Recommended Minimum Standards for Emergency Elevator Phone Monitoring at minimum-standards.

15 California Buildings News • Q3 2021



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San Francisco Fundamentals Promise Eventual CRE Recovery Measures to Keep The City Healthy Remain an Essential Priority By John Bryant, CEO of the Building Owners and Managers Association of San Francisco With the emergence of new variants and the subsequent Those issues existed long before COVID-19 and have held backsliding in local public health mandates, it’s easy to back our city’s true potential for years. If we are to see a become fearful that we are stuck in a never-ending cycle true recovery, addressing our city’s needs outside of Covid of slow progress followed by alarming public health develwill be equally important. opments and the health measures required to counter them. Despite the uncertainties, underlying data suggests that However, even though it might not always feel like it, we San Francisco’s office market is headed for a robust recovery are making progress and the industry continues to show even though it might take longer than expected. According resilience driven by innovation, adaptability, and a committo recent data from Jones Lang LaSalle, the Bay Area has ment to our tenants. received record venture capital investment over the last San Francisco and the surrounding Bay Area counties year, with the highest percentage ever of that investment are still leading the country in terms being directed to companies within of vaccination rates, with 85% of the City and County of San Francisco. “Data suggests that San Francisco’s eligible San Franciscans having received Furthermore, owners are capitalizing office market is headed for a at least one dose of the vaccine and on vacancies by investing capital in robust recovery even though it 79% being fully inoculated. However, new workplace strategy and tenant might take longer than expected.” despite these numbers, tenants returnimprovement projects, creating attracing to the office are coming back at a tive spaces ready to be rented by much slower rate than expected, leaving many to ask the the sectors of San Francisco that have seen robust growth question, “Why are other cities with lower vaccination despite a global pandemic. rates returning in greater numbers?” The safety of our buildings remains paramount, and our Cities such as Dallas and Houston are already seeing members are ensuring that those who enter our buildings occupancy rates of 50% and higher while San Francisco are protected through mask wearing and vaccination. San still hovers at less than 20% full. A unique contributing Francisco continues to lead the way on COVID protections, factor to the slow pace of office return lies in the fact that becoming the first city in the country to mandate vaccinaSan Francisco is largely a tech city and many of the jobs tion for many public employees and for entry into establishsourced in San Francisco are easier to do remotely. Many of ments where a mask cannot always be worn such as bars, the tech giants such as Salesforce and Google were already restaurants, and gyms. Next, it will be incumbent for our offering greater work flexibility for their employees, and industry to partner with local leaders to continue finding we are seeing that trend accelerate with the emergence of ways to encourage all San Franciscans, especially those who COVID. work in our buildings and interact with tenants to get Other challenges to San Francisco’s recovery are quality vaccinated. Occupancy rates will rise, but first we must of life concerns such as crime, homelessness, and transporcontinue to do our part and above all else, unfortunately, tation reliability before a full economic recovery can occur. remain vigilant and patient. Photo: Adobe Stock

18 California Buildings News • Q3 2021

Association News

AIA SF Announces 2021 Design Awards Recipients AIA San Francisco (AIASF)’s Design Awards recipients include YKH Associates, Mark Cavagnero Associates, HGA, JENSEN Architects, Skidmore, Owings & Merrill, David Baker Architects, MAK Studio, Montalba Architects, AÇA, Aidlin Darling Design, ELS Architecture and Urban Design, Kuth Ranieri Architects, Yi-Hsien (Rachel) Wang, and Robert Nebolon Architects. The virtual program featured a diverse range of project types that highlighted the Bay Area’s rich history of design leadership and was juried in a full-day virtual session by five esteemed leaders in architecture and design. “2020 was a catalyst for many architects and firm members of AIA San Francisco. In addition, the transformative year shed light on how the built environment plays an important role in our health, justice, and everyday life,” commented AIASF Deputy Director Amy Ress. The AIASF Design Awards submissions are divided into three main categories—Architecture, Interior Architecture, and Unbuilt Design—with three optional concentrations for

Commendations that give special acknowledgment to projects that further encompass the values of good design within the context of Historic Preservation, Social Responsibility, and Urban Design. The Design Awards program incorporates the fulfillment of sustainable design principles into all categories. “The level of design sensitivity that we see in the work, despite the challenges we have collectively faced this past year, demonstrates the resiliency of our community,” noted AIASF Executive Director Stacy Williams. “The projects honored by the AIASF Design Awards address the full range of design excellence from supporting underserved neighborhoods and integrating environmental stewardship to demonstrating an exemplary approach to equitable design.”

AIASF 2021 Design Awards Recipients Honor Award: Sebyeol Brewery, YKH Associates Merit Award and Public Design Commendation: Oakland Museum of California, Mark Cavagnero Associates

Sebyeol Brewery. Photo: Dongwook Jung

Merit Award: Westwood Hills Nature Center, HGA Merit Award: Stanford Residence, JENSEN Architects Merit Award: 49 South Van Ness, Skidmore, Owings & Merrill Citation Award & Social Responsibility Commendation: 222 Taylor, David Baker Architects Citation Award: Natoma, MAK Studio Merit Award: Nobu Hotel Palo Alto, Montalba Architects Merit Award: The Courtyard House, AÇA Commendation/Historic Preservation: Geneva Car Barn & Powerhouse, Aidlin Darling Design Commendation/Social Responsibility: Balboa Park Pool Renovation, ELS Architecture and Urban Design + Kuth Ranieri Architects People's Choice (Over $10M): Outer Mission Ramp Library, Yi-Hsien (Rachel) Wang People's Choice (Under $10M): Tiny House in West Marin County, Robert Nebolon Architects

49 South Van Ness. Photo: Jason O'Rear Photography

(More award-winning projects on next page)

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AIA LA Recognizes Top Architects AIALA bestowed its 2021 Gold Medal on Lorcan O’Herlihy along with other awards to 14 architects for their contributions to the urban landscape of the region and to architecture as a profession over the past twelve months, and, in some cases, over the course of their careers. Lorcan O'Herlihy. Photo: Colin Lenton. “At mid-career, Lorcan and his firm Lorcan O’Herlihy Architects [LOHA] already possess a vibrant legacy of work. Brash, original, but always embodying design excellence,” notes AIALA President Wade Killefer. “These attributes thread without equivocation through all of O’Herlihy’s projects and across all typologies he pursues: housing, mixed-use, cultural, educational, affordable housing, commercial, and more. We are delighted to celebrate the lasting contributions he has made to our city.” Thirteen of the fifteen AIALA Presidential Honorees for 2021 were chosen by the chapter’s board of directors. The president selected the Gold Medal recipient, as well as an additional, discretionary award for this year: the 2021 AIALA Game Changer, awarded to SoFi Stadium designed by HKS, Inc. (Complete class of 2021 AIALA Presidential Honorees shown at right.)

AIALA Presidential Honorees: Gold Medal: Lorcan O’Herlihy, FAIA (Founder, Design Principal – Lorcan O’Herlihy Architects Building Team: Academy Museum of Motion Pictures Emerging Practice: Clay Holden, AIA – Clay Holden Architects Emerging Practice: Oonagh Ryan, AIA – ORA Game Changer: SoFi Stadium 25-Year Award: Japanese American National Museum Citizen Architect: Renee Dake Wilson, AIA Robert Kennard, FAIA Award for Equity, Diversity and Inclusivity: Drake Dillard, AIA, NOMAC D. Michael Hamner, FAIA, NCARB – Professor, Chair, East Los Angeles College, Department of Architecture Merry Norris Design Advocate, Developer: People Assisting the Homeless (PATH) Merry Norris Design Advocate, Developer: Venice Community Housing Merry Norris Design Advocate, Builder: Bernards Community Contribution: SoCal NOMA Project Pipeline Honorary AIALA: Emmanuelle Bourlier, Hon. AIALA Honorary AIALA: Nabih Youssef, S.E., Hon. AIALA

(Continued from previous page. Selected AIASF design recipients.)

Westwood Hills Nature Center. Photo: Pete J. Sieger Architectural

Geneva Car Barn & Powerhouse. Photo: Matthew Millman

20 California Buildings News • Q3 2021

Association News

California Design-Build Teams Lead Nation in Contest The Design-Build Institute of America is proud to announce its 2021 Design-Build Project/Team Award Winners for the state of California, which leads the nation in national design-build award winners with 11 honorees. These projects will also go on to compete for a National Award of Excellence and Project of the Year to be announced at DBIA’s Design-Build Conference & Expo Awards Ceremony, November 2nd. (See descriptions below.) “America’s design-build teams continue to deliver some of the most innovative, resilient, cost and time-efficient projects in the nation. Whether it’s a huge multi-million-dollar infrastructure project or a small community center, these national designbuild winners show how the industry is changing the way America builds—even during a pandemic. “Now, more than ever, our communities will rely on that transformation as we work to rebuild our post-COVID economy. DBIA is proud to honor this year’s design-build project and team winners. These projects also exemplify how the teamwork and innovation inherent in design-build can foster environmental stewardship and social responsibility, maximizing long-term value to the project, the team, and the community at large. “says Lisa Washington, DBIA executive director & CEO. San Francisco International Airport Long Term Garage 2 This $154.6 million parking garage is an iconic state-of-theart facility and a much-needed addition for San Francisco International Airport (SFO). This parking structure was also designed and built to be over 20% EV charging capable, with 3% of the parking stalls providing charging stations at the facility’s opening. This collaborative process resulted in turning the project over to SFO on budget and two months ahead of schedule. SFO Long Term Garage 2. Photo courtesy of DBIA.

Modoc Medical Center Replacement Facility, Alturas Modoc Medical Center (MMC) is a critical access hospital serving the residents of Alturas, California, and the surrounding area, covering 4,500 square miles. Built to replace the existing County hospital built in 1949, this project makes crucial updates to the rural northeastern facility, represents the only local option for acute care and clinical services in the community. UCSF Wayne and Gladys Valley Center for Vision, San Francisco This project provides space for UCSF’s top-ranked vision care and research and unites other academic research and administrative space under one roof. This LEED Gold® 347,500 SF design-build/IPD project is the first building for UCSF’s East Campus. UCSF challenged the design-build team to achieve the highest possible performance within the stipulated sum cost while considering multiple natural hazards, including earthquakes, wind, storm surge, and sea-level rise. UC Merced 2020 Expansion This expansion project is a key element of Merced's vision, and it provides additional space to address existing student

life needs and accommodate long-term enrollment growth. This project totals 1,177,124 square feet throughout 14 structures to support a population of 10,000 students. The UC Merced project team accepted the challenge of designing, building, operating, and maintaining a $1.3 billion new campus within the P3 structure of a four-year design-build period and a 35-year O&M period. This required the teaming and trust that can only occur on a design-build project. LAX Midfield Satellite Concourse, Los Angeles The new LAX concourse, which was constructed in the center of active operations, spans over 7 acres and includes the construction of multiple buildings and two tunnels under active taxiways. The LEED Silver certification-tracked building lessens the concourse’s overall environmental impact by reducing the emissions created by bussing operations. High Desert Mental Health Urgent Care Center, Lancaster This new facility is the first of its kind in the Lancaster area to offer 24/7 urgent mental health and crisis stabilization to mentally ill patients and their families, reducing patient transport to other areas, local emergency room crowding, and unnecessary hospitalizations.

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Caltech Tianqiao and Chrissy University of California, Chen Neuroscience San Diego Nuevo West Research Building Graduate Student Housing The new 144,780 square-feet, The Nuevo West residential five-story research building community provides a total serves as the university's new of 884 new beds for graduadministrative and knowlate students and families of edge center for the Division patients being treated at the of Biology and Biological nearby UCSD Medical Center. Engineering. The $188 million, The project’s mix of shared state-of-the-art neuroscience amenities are designed to bring research facility focuses on together patient families and the discovery, treatment, and graduate students to exchange development of the brain and perspectives and practice Caltech Neuroscience Research Building. Photo: Ian Allen/Esto. fosters cross-disciplinary collabempathy in their daily lives. oration by providing “research neighborhoods” and labs. Navy General Administration Facility, San Diego Chula Vista Fire Station 3 & 5 The Navy General Administration Facility building serves as the Chula Vista’s Fire Department has been an integral part of new administrative offices for 1,700 Navy employees including the community since its establishment in 1921, responding to the Southwest Command. The 340,000 square foot building nearly 19,000 calls annually, serving a population of 256,000, rises 17 stories with San Diego Bay views and includes office and covering an area of over 52 square miles. Fire Stations 3 space, gym and yoga studio, break area and parking facility & 5 replaced two dilapidated fire stations and provides critical was constructed per Anti-Terrorism Force Protection (ATFP) support and coverage to the west side of the city. guidelines with a blast-rated exterior façade.

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

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Security Issues

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“As companies plan to return to the office, wellness has become a critical security consideration in what makes a ‘safe work environment.’ People take it now to mean an infection-free area. Businesses now seek to implement building and space access control technology as a tool in environmental wellness for workers. “In response, Kastle has enhanced our access control operation to implement health screening protocols to make the return to work, and the ongoing workplace operation, a healthier environment. We call this feature, KastleSafeSpaces, which configures Kastle Access Control systems to integrate with the various mainstream corona-virus testing methods, so that daily test results are implemented instantly into physical access rights at the credential level for individuals. “Additionally, Kastle launched technology in March to include vaccination status as a factor in workplace access control for individual office entry. This can be verified by employees and visitors in the KastlePresence® App, by HR teams on behalf of the employee, or through integration with either the CertifyMe digital credential or the IBM HealthPass. KastleSafeSpaces helps businesses administer protocols to return to work in the face of pandemic including: access privilege scheduling to only grant individual entry rights on assigned days; capacity monitoring for real-time occupant counting to alert potential overcrowd-

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Technology Plays Critical Role in Security

“The pandemic fundamentally changed the way that people enter and secure buildings, putting an increased spotlight on health, safety, and physical security operations,” says James Seqil, president of Openpath Security Inc. in Los Angeles. “Technology plays a critical role in creating the health and safety measures that commercial building owners, landlords and building managers are implementing in order to restore some semblance of normalcy and bring people back to workplaces, children back to classrooms, etc. safely and efficiently. “Commercial real estate hasn’t traditionally been an early adopter of new technologies, but the pandemic triggered a long-awaited inflection point and incited landlords and property managers to invest in touchless technology, thermal cameras, hybrid workplace tools, remote security platforms and visitor management systems. While some are short term-measures—such as contact tracing and daily symptom attestations—others reflect a more permanent shift in the way people use buildings and thus have become fundamental components of the future of building security. “One example of the long-term shifts comes from the increasing number of remote workers and hub-and-spokes office models. As a result, the market for cloud-based security solutions that offer flexibility, remote management and scalability is thriving because companies want to invest in solutions and services that can adapt to the ever-evolving nature of their business operations and scaled up or down at moment’s notice to accommodate ongoing developments related to COVID-19 variants, guidance from local officials, and company-specific vaccination policies. Property managers and security administrators need scalable management of users, schedules, and access permissions for all locations, in one simple interface, with customizable settings and notifications; remote management capabilities; VMS integrations, etc. “Additionally, cloud-based access control platforms that offer touchless entry and mobile credentials have quickly become the preferred method of entry for companies, as it reduces germ-spread and offers a new way for badges and security permissions to be customized and updated on the fly. Associating work schedules with access credentials ensures that only those scheduled for the day will be able to enter the space. Associating vaccination status with credentials also ensures property owners and managers aren’t compromising the health of their tenants, and removes the burden of administrative work associated with monitoring and enforcing vaccine policies.” n

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California Metros Overcome Issues, Build New Apartments Despite the difficult circumstances generated by the pandemic and the high cost of lumber, apartment construction remains strong with more than 330K new rental units expected to be delivered by the end of 2021, according to RENTCafe’s yearly apartment construction report. The San Francisco Bay Area is seeing substantial increases this year in both San Francisco and San Jose metros, where a combined total of 13,000 new units are expected to enter the market. San Jose Metro is set to increase its number of apartments by 79% compared to 2020, the second highest jump in the nation. The San Francisco area is also witnessing a strong 36% increase. When discussing number of units, neither San Francisco nor San Jose metros are among the top 10 in the nation, but both areas are experiencing a 5-year high in projected deliveries. Oakland is the hottest market for apartment construction in SF Metro, with more than 3,168 new units to be completed. San Francisco proper is set to deliver about half that number (1,521). LA metro is expected to deliver 13K new apartments by the end of the year, a 9% increase compared to last year’s deliveries. In San Diego metro projections indicate that only around 2,600 units will be completed in 2021.

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25 California Buildings News • Q3 2021

California Hotel Market Booms Hotel Sales Soar As Leisure Market Returns

Individual hotel sales in California are up over 157%, which is a new record high, according to Irvine-based Atlas Hospitality Group’s 2021 midyear report. “California hotel sales have completely rebounded from the COVID-19 impacted results that we saw through the first six months of 2020. The total dollar volume at over $5.2 billion is also a new record, up 450%. Median price per room is up by 13% and the sale of the Alila Ventana Inn & Spa in Big Sur at $2,508,475 per room set a new record for the highest price per room ever paid in California. As you can see from the graphs and charts in this report, the sales results for the first six months of 2021 have exceeded all expectations. “Our 2020 mid-year California hotel sales survey saw the steepest decline in hotel sales on record due to COVID. The results from this year’s survey have seen an amazing rebound in sales and values, setting a number of new records:

w Highest number of individual sales, surpassing the previous record set in 2017 by 41.7%. w Highest dollar volume of transactions, surpassing the previous record set in 2015 by 22.5%. w Highest price per room ever paid in California at $2,508,475 for the 59-room Alila Ventana Inn & Spa in Big Sur, surpassing the previous record set in 2019 for the 201-room Montage Beverly Hills by 21.7%. “No one could have predicted the kind of sales number and incredible rebound that we have seen in the California hotel market. All of the new records that have been set so far in 2021 highlight the huge buyer demand for California hotels and is a resounding endorsement of the State’s longterm investment potential. This truly is The Golden State.” What’s Driving Sales Bob Eaton, founder of Roberts Hospitality, says, “Hotel Investment differs from the hotel business. Capital for investment in new hotels or hotel

acquisitions react to the hotel business trends and performance. “Two things happened, first there was tremendous capital amassed during and immediately after the 2015 financial market collapse. The hotel market was showing strong signs of withstanding the financial crisis, and as an asset class it was seen as golden. This capital was aggressively pursuing ground-up development and existing properties. By 2019, that capital was not all spent largely because of the lack of properties available to sell. Owners were riding a nice wave. “Secondly, when COVID hit, distress came quickly to hotels and more capital was amassed hoping to get some bargains in the expected downturn and owners realized how vulnerable they could be as occupancy dropped dramatically in 2020. As we got to the vaccination phase, we learned that certain markets with strong leisure travel components actually fared rather well and when the capital started buying, the owners were happy to oblige.”

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New Projects San Diego Mixed-Use Project Earns Award TCA Architects won top honors at this year’s Gold Nugget Awards for One Paseo, a recently completed mixed-use project located in the Del Mar Heights neighborhood of San Diego. Designed for Kilroy Reality, the project combines 608 units of residential, 280,000 square feet of office and 96,000 square feet of retail. The residents are located four and five stories above ground-floor amenities, creating a true live, work, and play environment that stood out for the judging panel that took note of the collaborative efforts of the One Paseo team. Photo: Courtesy of TCA Architects

Santa Ana's New Homeless Center The Yale Navigation Center, a 64,000-square-foot, twostory emergency homeless shelter in Santa Ana, was recently completed by C.W. Driver Companies. Spearheaded by HomeAid Orange County, a nonprofit organization dedicated to building new lives for families and individuals experiencing homelessness, the new facility will provide refuge for 275 single men, 100 single women and 25 couples who are experiencing homelessness. The new navigation center will deliver on a critical need for a permanent year-round, 24-hour shelter designed to help homeless individuals achieve permanent housing and self-sufficiency. “Through its wraparound supportive services, the Yale Navigation Center is creating a pathway to permanent supportive housing for those experiencing homelessness and serious mental illness,” said Supervisor Andrew Do, Chairman of the Orange County Board of Supervisors. “The Center meets a critical need in our communities by addressing a social issue that has impacted our local businesses and neighborhoods for years. This is part of the System of Care program that the County began in 2016.” Located at 2229 S. Yale Street, the center will offer temporary lodging, basic needs including meals and sanitary amenities, and access to support services such as case management, employment and housing assistance, behavioral and mental healthcare support and substance abuse treatment, among other services. Key spaces include women and men’s dorms, restrooms, showers, a dining hall, kitchen, a large patio for recreation and outdoor dining, a lobby, security station, clinic space and classrooms for support services. The center will also offer workstations and a large breakroom for shelter staff as well as a 105-stall, groundlevel public parking lot. “We’re honored to partner with HomeAid Orange County to create a navigation center with wraparound care for individuals facing homelessness in the central part of Orange County,” said Karl Kreutziger, president of C.W. Driver Companies. “The new center is designed to provide local individuals and couples with access to clean and safe lodging as well as the appropriate resources to help improve their physical and mental wellbeing and reach stability so they can transition out of homelessness as quickly and efficiently as possible.” Photo credit:

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The Grad Housing Project Near San Jose State Wins Award SWENSON, a Northern California real estate development company, announced its project—The Grad— has been named the winner of Best Student or Faculty Housing by judges of the 2021 Pacific Coast Builders Conference Gold Nugget Awards. The awards, which honor architectural design and planning excellence and draw entries from throughout the United States and internationally, were announced in June at a virtual event. “We would like to thank the Pacific Coast Builders Conference for this award to SWENSON for Best Student Housing Project,” said Architect of Record and Senior Vice President Architecture at SWENSON, Dan Sell. “SWENSON did a great job in recognizing the potential of the site and finding a great partner, Amcal Multi Housing, who provided the vision to create a first-class student housing facility. SWENSON’s ability to provide the architecture and the construction for this project was critical in maintaining the schedule and budget, through a seamless, efficient and cost-effective process, which contributed to the overall success of the project.” The Grad is a 260-unit, 1,039-bed, off-campus housing project located on a 1.5-acre site within one block of San Jose State University). Located at East San Carlos Street between South Second and South Third streets, the single 19-story, L-shaped, elevator-equipped building offers 17 floors of apartments, a multitude of student-oriented amenities, and ground floor retail. Photo credit Bernardo Grijalva Photography

Temecula Gets First Higher Ed Facility Mt. San Jacinto College’s (MSJC) Temecula Valley Campus, marking the first permanent campus for higher education in the city, was just completed by C.W. Driver Companies. The 350,000 square-foot facility will enable MSJC to expand access to the residents of Southwest Riverside County and the surrounding communities. MSJC is part of California’s 116 community college system. MSJC trains local residents for jobs and prepares students to earn associate degrees and transfer to four-year universities. The new campus addresses shortages in classroom space across the district. The $60 million project consisted of a seismic retrofit and transformation of two five-story office buildings into a cutting-edge academic facility. Located on Motor Car Parkway, the new 27-acre campus is equal in size to MSJC’s Menifee Valley Campus, which serves more than 15,000 students. The school provides students access to a welcome center, veterans resource center, health center, dining hall, bookstore, career center and support services. The new campus features 22 classrooms, six science labs and five computer labs, as well as dedicated areas for faculty offices, conference rooms, a board room, collaborative spaces and study group rooms. “The team at C.W. Driver Companies was proud to partner with Mt. San Jacinto College to develop a convenient, accessible and quality educational facility for local students,” said Dave Amundson, project executive at C.W. Driver Companies. “By leveraging decades of experience in higher education and tenant improvement construction, we were able to successfully execute a seismic retrofit and complete upgrade resulting in a safe and modern environment for students to learn and pursue their passions.” Photo credit Lawrence Anderson

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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.


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29 California Buildings News • Q3 2021

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Smartphone App from Mitsubishi Electric US, Inc. Mitsubishi Electric has 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

Help Stop the Spread: Anti-Microbial Elevator Interiors Dallas/Fort Worth-based custom elevator cab manufacturer, Eklund’s, Inc., has launched a new product offering, CabShield™, to mitigate disease transmission inside elevators. CabShield helps keep passengers safe from pathogens by continuously disinfecting the space. CabShield targets airborne and surface-dwelling pathogens inside elevators via UV light and advanced air filtration. Available exclusively as an upgrade option for cab interior projects, the anti-microbial components are seamlessly integrated into design plans during engineering. For more info about CabShield, visit or contact us at

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30 California Buildings News • Q3 2021


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