California Buildings News Q4 2019

Page 1

Q4 2019 • $5 Design & Operation of Office, Multifamily, Hospitality, Medical and Government Facilities

Buildings Management 4.0 Proptech Helps Property & Facility Managers Meet Challenges Wood Makes Comeback

Chase Center Debuts

Californian Leads BOMA International

Contents 4 Do you office in the restroom... garage... or in the elevator? That is of course an absurd question. Tenants experience the entire building, so why should a publication focus just on roofing or plumbing or parking areas? Unlike many other trade magazines, California Buildings News does not take a silo approach to commercial building reporting, because a facility is an integrated, even organic whole. Windows impact HVAC...just as indoor air quality affects work-place performance...and landscaping and rooftop gardens contribute to the overall desirability and value of a property. Our second major editorial mission is to reflect the astonishing vitality of the California buildings marketplace, its creativity, commitment to sustainability and the imagination that architects and owners devote to the quality of interior environments. After all, we spend the overwhelming majority of our time inside some type of building. We are particularly pleased that our readership extends far beyond the Golden State and even beyond our American shores, as others seek more information about what fascinating things California is up to.

Trump Administration Stifles Construction Chinese developer Oceanwide Holdings stopped construction on its 605-foot tower in San Francisco in October, primarily because of a shortage of workers and the rising cost of materials. It’s just one example of construction problems throughout the state. President Trump’s trade hostilities with China, the second largest economy on the Pacific Rim, and Brazil and Argentina, constrict steel and other materials needed for construction and jacks prices. Trump’s anti-immigrant policies have also stemmed the flow of workers needed for building commercial as well as residential structures. Resumption of normal trade relations with China and other firms and immigration reform could help alleviate California’s housing and worker shortage and stimulate commercial construction. California, like many states, is international— like it or not. Public policies aimed at damaging another nation will surely be felt at home. As the world's fifth biggest economy, we are highly dependent on global business and labor. Our national policies should reflect that reality.

BOMA Legend Intermaggio to Retire Marc Intermaggio, the staff chief of the Building Owners and Managers Association of San Francisco, is planning his retirement after four decades of service in California and Washington. His legacy of organizational leadership and mentorship over the years to thousands of people in the commercial real estate world is well appreciated by members of BOMA International from China to D.C. BOMA association executives throughout the industry have profited from his example as the leader of one of BOMA’s largest and best-run metro organizations. In recent years, he has been instrumental in leading an innovative movement to attract, recruit and train numerous people to work in the industry. CREATE— the Commercial Real Estate Alliance for Tomorrow’s Employees—is a multi-organization effort. The industry as a whole is better for Marc’s service. — Henry Eason

Buildings Management 4.0: Proptech Solutions Increase


BOMA Chairman: CRE Industry Meeting New Challenges


Biophilia Improves Buildings' Performance and Appeal


Wood: Planet-Saving Material That Boosts Well-Being


Preparing for Disasters

Architecture's Role in Environmental Crisis 20 Chase Center Debuts Association News from AIA, USGBC, CoreNet, CMAA, IREM


18 22

Product Focus: Innovations

Cover images: Main image: Adobe Stock. Chase Center: Jason O'Rear and Chase Center. Wood: RMA Architectural Photography.

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

Zachary Brown, CBRE Ken Cleaveland, Public Affairs Advocate Bob Eaton, Eaton Hotel Investments Jessica Handy, CodeGreen Solutions Rich Lerner, Construction Consultant Michael F. Malinowski, AIA, President, Applied Architecture Inc. Katherine A. Mattes, Real Estate Consultant Steven Ring, Fulcrum Real Estate Development Carlos Santamaria, CEES-Advisors

Advertising Information Ellen Eason, 415.596.9466 © Copyright 2019 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234 Copyright © 2019 by Eason Communications LLC, publisher of California Buildings News. The publisher assumes no liability for opinions expressed in editorial contributions to the magazine or third-party quotations within articles. The publication is not responsible for claims in advertisements. Printed in the U.S.A.





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4 California Buildings News • Q4 2019

Buildings Management 4.0

Proptech is Helping Property and Facility Managers Meet New Challenges WITH BUILDING MANAGERS FACING INCREASING TENANT DEMANDS, smarter buildings and workplace complexity at the same time the supply of property managers and engineers is declining points to the need for “proptech” capabilities. Technology has helped boost productivity in virtually every economic sector, and now it is reaching commercial real estate in a big way. From office buildings to multifamily complexes to government facilities, hotels and hospitals, managers require— and are being given — a greater array of technology to operate their buildings more effectively. Photo: Adobe Stock.

5 California Buildings News • Q4 2019

Apps can now replace desk clerks firms. He urged focusing on the in hotels, and robots can answer business sustainability of companies There is a tremendous amount service calls to guest rooms. Robots offering tech solutions. And he precan even assist surgeons in condicted waves of evolution in robotof change in play for the area ducting operations. We have only ics, machine learning and artificial of property management. begun to explore the ways artificial intelligence will impact the real estate intelligence and other technologies market. The rate of property managecan boost productivity. That said, Some managers in the audience ment tech available continues we certainly need managers who are expressed concerns that new technolto deluge property teams. equal to the technology opportuniogies will erode the sort of personal ties —and challenges. customer service they believe is vital There are over 2,500 property In his interview with California to the success of their businesses by technology companies that have Buildings News (see page 8 for the forcing their customers to seek solufull interview in this issue), Scott tions from machines. Scott acknowlall sprung up in the recent time. Jones, chairman of the Building edged these issues but emphasized Owners and Managers Association that “technology will let you better — Scott Jones, Operations Vice International, said, “There is a treutilize your people,” making business President, Jacobs, and BOMA mendous amount of change in play ultimately more efficient. International Chairman for the area of property management. Jeremy Moore with RentManager, The rate of property management speaking to an IREM conference tech available continues to deluge breakfast gathering of mostly property teams. There are over 2,500 multifamily property managers, property technology companies that have all sprung up in said that technology from blockchain to artificial intellithe recent time.” gence to big data is changing every aspects of operations. Jones, who is also operations vice president of Jacobs He said managers need help to better harness new technolin San Francisco, said, “There are challenges drinking from ogies. Speaking at the this fire hose and having to sort out which platforms best same event, speakers support your needs or which of the various platforms you from AvidXchange said might engage. There is no doubt that the ‘art of the possithe aim of technology ble’ will create some amazing outcomes as we figure out in property managehow to best leverage these technologies effectively.” ment today is to allow At the annual global conference of the Institute for Real companies to grow Estate Management (IREM) in San Francisco, one of the as much as they want best attended sessions focused on how current and future without having to add technology applications will help property managers opermuch additional staff. ate more efficiently while enhancing the experiences of Times Are Changing staff members, residents and tenants alike. The opening Fast in Property general session set the tone for this prevailing topic, with Realcomm Founder and CEO Jim Young speaking about Management property management technology disruptors and the wan“There was a time Angela Gomez-Jones says property maning days of “the cloud,” which is soon be overtaken by when a property managers have developed into well-rounded, even newer technologies. ager’s primary duties financially savvy, conflict resolvers. MIT-based James Scott, in an address entitled “Autoconsisted of collecting mation and the Future of Property Management,” told his rent and keeping the lights on. Business hours were strictly IREM audience that numerous technology offerings present 8 a.m.–5 p.m., Monday through Friday and then, and only real estate managers with the daunting task of figuring out then would a caller be able to reach someone in the manwhich technologies are worth investing time and money to agement office,” says Angela Gomez-Jones, senior vice preslearn and which rise much higher than the level of apps. ident, Property Management Services at Kidder Mathews He said there are numerous tech players in the market in Irvine. She is also president of the Building Owners and which will soon be absorbed by larger, more established Managers Association of Orange County. (Continued on page 6)

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Buildings Management 4.0

(Continued from page 5)

“In contrast, today’s property manager has evolved into a financial manager who is capable of overseeing large construction projects, knowledgeable of the leasing market, aware of CRE-related legislation, adept at technology, connected to the community and service providers and who more than likely responds to tenants, service partners and clients around the clock. Salustri’s white paper credited technological advancements as the reason that asset managers are pushing more to property managers than ever before, and a reason tenants expect more than ever. “In addition to the above, owners today are looking for a property manager to partner with them who understands asset strategy and who can help achieve specific financial objectives and navigate complicated tenant negotiations. Thankfully, you’ll find that most property managers today have developed into well-rounded, financially savvy, conflict resolvers who are more than capable of handling the fluidity of their ever-changing role.”

Fewer People­—With More Duties—Will Manage in the Future

Commercial real estate will need to be managed with fewer people in the future, says Danny Murtagh, vice

president of engineering at Boston Properties’ Four Embarcadero Center in San Francisco. He explains: “In the 60’s, 70’s and early 80’s commercial real estate functioned much differently than it does today and moving forward. Then, many of the offices had much fewer users and was much more executive oriented. Buildings were all manually control and required people to interact with them to cause systems to operate. “Example, an engineer arrives, he walks around to all of the mechanical rooms in a certain order to start the major equipment by manually pushing a button on the equipment, then he comes back during the day to take readings and make adjustments. At the end of the day, another engineer walks back to the mechanical rooms and turns it all off in the reverse order. This was repeated day in and day out. No automation and no central controllability. “Today, building systems are fully automated and can be programmed to turn on and off and adjust set points and temperatures via the logic programmed into the computerized system. The engineer still goes around to make sure the equipment is performing well, but is freed up to respond to other things like customer service, preventive maintenance or repairs that need to be done. (Continued on page 36)


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8 California Buildings News • Q4 2019

CRE Industry Moving to Meet New Challenges New BOMA Chairman Lists Responses to Critical Issues

With Scott Jones, Vice President of Jacobs, Operations Leader Northern California and Chairman of the Building Owners and Managers Association International Q: When we attend national and international conferences we often hear that the overall buildings industry worldwide is very interested in California's uniqueness and the size of our marketplace as the fifth largest economy in the world. What do you consider to be our state's most outstanding characteristics in commercial real estate? A: California is an amazing marketplace that provides access

to so much variety and innovation. Living and working in San Francisco, I am in constant awe of the creativity, imagination and new thinking that is all around in the Bay Area. Obviously, some of those bright ideas have created some very successful businesses that demand lots of services and space—which creates the wonderful economy you mentioned. That demand and vibrancy is certainly one of the reasons to be here and the competition that comes with it drives us to perform better and more efficiently. This market has high expectations. The space must not only meet client needs but offer amenities that makes their experience better. The technology firms have certainly taught us much about amenities and programing activities for a positive experience. From my exposure, it appears our California market adopts trends and technology faster. I’d argue that for larger portfolios, being here exposes your operation to the latest and greatest — keeping you ahead of the rest. Q: And what are our state's greatest challenges that affect the design and operation of commercial buildings?

A: There is no doubt that California has difficult codes and

regulations that make it time-consuming and expensive to add new buildings or upgrade our existing stock. NIMBY (Not-In-My-Back-Yard) groups can stall projects in a heartbeat or add significant costs that could be better placed. Specifically related to operations, we have a talent gap in our ranks we are still trying to fill. The Great Recession eliminated a lot of entry-level jobs at a critical time and that has had ripple effects, including a shortage of mid-level talent 10 years out from the recession. Not to mention real estate is a market that is “under the radar” unlike other industries. The Building Owners and Managers Association (BOMA) is spending a lot of effort adding awareness to those starting to plan for a career. Check out to get a sense of how we and some partners are trying to build awareness. Obviously, I have to mention the fires and rolling blackouts we experience. This really makes our emergency plans come to life and really makes you think about the resiliency of our properties. Property planning can make all the difference in the world as you face these risks. Q: As the new chairman of BOMA International what's uppermost on your organizational agenda? A: Just recently, we completed a new strategic plan that will

guide BOMA International into the future. Developing and delivering this is my number one goal. Our new strategic plan features six key goal areas that support the mission and vision of the organization: advocacy, education, collective knowledge, talent identification and development, member-

9 California Buildings News • Q4 2019

ship and building value. It’s through these areas that we will management tech available continues to deluge property deliver greater value to the commercial real estate industry teams. There are over 2,500 property technology companies we represent. This will serve as the foundation for our busithat have all sprung up in the recent time. There are chalness plan and budlenged drinking from this fire get over the next hose and having to sort out five years, but this which platforms best support is a living document your needs or which of the that will continue to various platforms you might evolve and change engage. There is no doubt alongside market that the ‘art of the possible’ conditions. will create some amazing outcomes as we figure out Also, BOMA and how to best leverage these BOMI (the edutechnologies effectively. cational institute) recently formed an Our tenants also are expectindependent certiing buildings to offer more. fication body, the Our industry is evolving the Commercial Real workplace from ‘the place Estate Certification you have to be’ to ‘the place Institute (affecyou want to be.’ Our managtionately known as ers are having to focus more CRECI). CRECI and more on creating highly just launched a amenity-driven services and new early-career experience. You will now Jones addresses BOMA International Conference attendees earlier this year. certification to identify see titles in our field such as those who have achieved a foundation of the core competen“experience officer”— which is that person that creates the cies required to excel in property management: the Certified tenant connection, engagement through events, amenities Manager of Commercial and services. Properties (or CMCP). The Q: What can BOMA do to new Certified Manager of aid the industry in meetBOMA International is out there Commercial Properties ing its challenges? (CMCP) credential is designed promoting and defending CRE every day. A: BOMA International is for property managers with one out there promoting and We are helping the industry attract and to five years of experience. defending CRE every day. The CMCP certification offers develop the new talent base our industry We are helping the indusrecognition that contributes try attract and develop the desperately needs. Our advocacy teams to career advancement and new talent base our industry brings added value to compawork tirelessly to protect our industry desperately needs. Our advonies when on-boarding new from negative code or legislative actions, cacy teams work tirelessly property managers and assessto protect our industry from as well as provide position pieces that ing industry knowledge and negative code or legislative career potential. It’s been great highlight how to address new risks. actions, as well as provide seeing this come together and position pieces that highlight will continue to make its how to address new risks. success a priority. Our research team help creQ: How is the job of property management evolving, ate education that keep up our members with current trends with technological challenges and opportunities, and technologies. BOMA is the Partner you as an individual workplaces shortages and issues and the overall want in the commercial real estate world to maximize the economic climate? value for your career, organizations and assets. As we always A: There is a tremendous amount of change in play for say, BOMA means business! n the area of property management. The rate of property

10 California Buildings News • Q4 2019

CBE Research Shows How to Improve Buildings' Performance UC Berkeley CBE Conference Harnesses Efforts of Industry & Academia Attendees of the fall conference of the Center for the Built Environment (CBE) at UC Berkeley learned how to better measure workplace well-being, use nature to increase productivity, achieve energy savings using fans and improve indoor air quality measurements. CBE brings prominent industry leaders and top global researchers together to improve the performance of buildings by providing timely, unbiased information on building technologies and design and operation techniques. The University of California facility is considered one of the top five or six research centers in the world that focuses on buildings’ energy uses and environmental characteristics. Biophilic designs (introducing nature into workplaces) can achieve Photo: Adobe Stock.

significantly higher levels of productivity, improve health outcomes and increase occupant well-being, keynote speaker Bill Browning said in his address on the new science of biophilia. His firm, Terrapin Bright Green, has produced such outcomes in facilities throughout the world. “If we go to nature to feel happy, why don’t we bring those components into the workplace?” Browning asked the audience. Views of nature, he said, lower blood pressure, increase shortterm memory and decrease negative emotions, even when occupants are exposed to virtual nature via images. “Only 40 seconds of viewing nature is needed to reset the brain,” he said. Fractals (partial images of nature like ferns or snowflakes) used in design can

also achieve noticeable results, he said, and recommended flowing water and water-generated sounds. A study he cited showed a 299% increased return on investment among workers in the Sacramento Municipal Utility District’s call center when they were able to view scenes from windows, instead of cubicle walls.“The highest stress zone,” he said, “is a place with no view of the outside.” Hospitality industry studies show that rooms and spaces with outside views are priced higher, used more and report better guest experiences. Classrooms with biophilic assets lowered students’ stress and was more conducive to learning. People recovering from surgery were discharged sooner and required fewer painkillers if their rooms had windows to outside scenes. (Continued on page 38)

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12 California Buildings News • Q4 2019


A planet-saving material that boostS well-being

Early environmentalists’ thinking condemned the use of trees for printing, structures and all sorts of purposes on the notion that “killing trees” was bad for the planet. But as we have evolved in forest management and recycling practices, the use of wood is now seen as highly sustainable. And not just sustainable but even healthy for the human psyche. As compared with other building materials that are not sustainable and renewable, wood is coming into greater use to help save the planet and make homes and workplaces more pleasing. “A lot of people talk about wood’s carbon benefits—and improving the carbon footprint of the built environment would be a huge step forward,” said Bill Parsons, vice president operations for WoodWorks – Wood Products Council. “There’s also interesting research related to biophilia and the

use of exposed wood in buildings to positively impact health and well-being. It’s one of the reasons a lot of mass timber buildings are offices. Developers want to create buildings that companies will lease at a premium, and companies are willing to pay a premium for inspirational work environments. “A lesser known benefit has to do with forest health. After a century of suppressing forest fires to protect communities, many forests are now overly dense and susceptible to large and severe fires. Mass timber products create an opportunity for large, solid structural elements to be manufactured from relatively small-diameter trees as well as other traditionally low-value resources (such as forests affected by insects). This creates a market incentive for forest thinning and other landscape restoration efforts that reduce the risk of fire. This is part of the reason states

Above: Del Mar Civic Center; Del Mar, CA; The Miller Hull Partnership; photo: Chipper Hatter; 2019 WoodWorks Wood Design Award.

Lower left and lower right photo (adjacent page): H. Hendy Associates' design for SAP Innovation Center in Orange County features reclaimed wood. Photo credit: RMA Architectural Photography.

13 California Buildings News • Q4 2019

like California, Washington and Oregon have developed policies or initiatives to accelerate markets for mass timber.” Bill Browning, co-founder of the biophilic consulting and design firm Terrapin Bright Green, argues the well-being benefits of wood used in interiors. He says, “Wood and natural materials frequently receive a very positive response in visual preference research. We have heard from neuroscientists that the response may be due to one of a couple of mechanisms. The first is semantic processing, in which we see wood and the brain equates wood with trees and therefore as alive. Or the second which is that wood grain has strong layered fractal patterns and that we respond positively to many fractal patterns,” (Continued on page 26)

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Major Steps Needed to Prepare Buildings for Disaster

Q &A

with Ryan Rusler, VP, HARBRO

Q: California building owners face a host of Q: Are there measures that state and local governdisaster challenges from floods to fires to quakes. ment should be enacting to better shield buildings Which problem does you firm encounter most, and against disasters? what preventive measures can building managers A: Private sector building owners and managers should take to alleviate damage? be held as accountable for emergency preparedness as government building teams. Schools, medical and A: Unplanned water leaks account for roughly 70% government buildings are held to a very high of the emergencies we (HARBRO) respond to standard when it comes to creating, implefor our commercial and multifamily clients. menting and regularly testing their emerYou can lump the “M” word (mold) into The best proactive measure gency preparedness plans. Therefore, that category, too, since mold issues in those plans are well executed. The buildings stem from water being where to alleviate water-related laws and regulations require such it shouldn’t be. emergencies is to have attention to detail. The private sector's The best proactive measure to alleviate good O&M plans for all minimum standards are more lenient. water-related emergencies is to have mechanical and plumbing In turn, more dependent on outside good O&M plans for all mechanical fixtures. $1 of proactive assistance during disasters. and plumbing fixtures. $1 of proactive spending will save you $4 Prop. 13 is taking money from buildspending will save you $4 in the long ing owners through property taxes. If in the long run. run. Chief engineers and service managthe private sector does not have the funds ers can pro-actively ask for money in the in its operating budget to prepare and plan budget for a maintenance plan. The alternative for the next disaster, we are all at a deficit. option is to reactively pay for emergency restoReposition the funds that building owners ration services. Which will include emergency and managers are losing through Prop. 13 towards disaster restoration, rebuild, content restoration and rent abatepreparedness minimum standards. Much like Title 24 for ment. Allocating money in the budget for pro-actively energy efficiency. Put the money back into the building. maintaining your building(s) is more appealing to most That is more sustainable. building managers. Government officials and employees at all levels should Another pro-active measure to reduce building vulnerabilalways ask for a seat at the table with building professionities that we see is implementing a leak detection plan in als in their community. And vice-versa. Get to know your and around vulnerable or high-use plumbing lines. Some local city officials and let them know what challenges you leak detectors will even automatically shut off the source are having as it relates to resiliency. Also, share best praconce the leak has been detected. tices for what you are doing to make your building and city Lastly, there will always be a certain percentage of watera more resilient place. related emergencies that occur because of user error. You cannot eliminate man-made disasters, but you can reduce Q: Are California's resiliency programs adequate? them through pro-active communication. Let your staff, If not, how can they be improved? tenants and contractors know the importance of immediA: California will never get to where it needs to be with ately addressing water-related emergencies. You only have resiliency. We do not have enough money, people or infra24-48 hours before mold starts to grow. And mold costs 2X structure to get to that place of serenity. what a standard water restoration emergency cost.

(Continued on page 16)

16 California Buildings News • Q4 2019

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Preparing Buildings for Disaster (Continued from page 15) We have had some eye-opening events happen over the past couple of years that will hopefully engage a greater audience. We can all learn from every incident we encounter. Big or small. We learned from the recent PG&E PSPS, that we are very dependent on power. Most regional and local disasters will involve loss of power. Hopefully, Californians took it upon themselves to better prepare their businesses and their families for the next power outage.

Q: Do we need greater investment infrastructure (such as improved water delivery systems), and would this help communities respond more effectively to fires and earthquakes? A: Yes. We need to be certain that this money is being allocated appropriately. Most of our infrastructure is pre1970s. We have a lot of needs regarding infrastructure (power, water, gas, roads, public transit…) but I will focus on buildings specifically. The Mandatory Soft Story Program in San Francisco is a good example of a measure that should be taken across the entire state. The Building Occupancy Resumption Program (BORP), also in San Francisco, is leading the way to streamline an efficient and effective building occupancy plan following an earthquake.

Q: Some recent studies suggest that tall buildings are more vulnerable to earthquakes than previously believed. Does your company have any insight into this issue and, if so, what should building owners do to better prepare for major quakes? A: All buildings are vulnerable during an earthquake. It has more to do with where the building is geographically located and on what type of soil it is built on. We need to start looking below the surface to determine which buildings are most vulnerable during an earthquake. The USGS has put together an interactive map that will better explain the above statement (https://earthquake.usgs. gov/hazards/urban/sfbay/soiltype/). All building operators should have an in-depth understanding of the type of soil, if the foundation is bolted to bedrock or not & similar insight of neighboring buildings. Take the Millennium Tower in San Francisco. Buildings around the tower drilled all the way to bedrock. However, the Millennium tower did not. Neighboring buildings are more vulnerable because of that shortcut. Who are your neighbors and what shortcuts may they have taken?

Rusler is vice president of California-based HARBRO and a leader in the emergency preparedness programs at organizations like the Building Owners and Managers Association and the International Facility Management Association.


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18 California Buildings News • Q4 2019

Architecture Plays Major Role in Environmental Crisis By Stan Lew, Principal at RMW Architecture & Interiors and President of the American Institute of Architects of San Francisco ARCHITECTS ARE ENABLERS OF THE BUILT ENVIRONMENT, and by extension enablers of societal,

collective ‘we’ to tackle the challenges at hand. Architects, by their training and professional practice, are problem solvers and integrators whose creative process is founded economic and cultural development on a massive scale. So on disciplined and methodical solution generation. massive, the Anthropocene epoch is here and our environIn 2017, the EPA reported direct greenhouse gas emisment writ large and all living things in it are experiencing sions from homes and businesses accounted for 11.6 perseismic changes in the world's natural order. As contributing cent of total U.S. greenhouse gas emissions. Combustion authors and the commonly accepted vanguard of the built of natural gas and petroleum environment, architects are now, products for heating and cookperhaps more than any time in ing needs emits carbon dioxide history, called to respond to crisis. ..."our buildings, structures, homes, (CO2), methane (CH4), and The ratio of architects to churches, schools, offices, stores, nitrous oxide (N2O). Emissions people on the planet is approxifrom natural gas consumption mately 1:2,750. Architects total warehouses, airports and so many represented 89.0 percent of the in number approximately 2.7 other buildings could integrate direct fossil fuel CO2 emissions million for the over 7.5 billion from the residential and comresilience by design to better respond people on the planet. Each mercial sectors. Nearly 40% of American, on average, knows to the increasing frequency of local, global greenhouse gas emissions 600 people. Each architect is regional and global natural disasters." (GHGs) are emitted by buildings. connected and inter-meshed with The mitigation or avoidance their neighborhood, community, of the root causes of GHGs region, state, country, continent needs to be and continues to be the first line of defense and planet through their work. Those connections form against increasing heat trapping particles in the atmosphere. the intricate and value laden interlaced human network Solutions are required to be naturally multi-faceted to that catalyzes change. Examples of the power in numbers broadly address primary, secondary and tertiary effects of are plenty from many to one: #trashtag, 350 million trees the growing wave of climatic disasters. Solutions range planted in Ethiopia in 12 hours and Greta Thunberg for from the rippling effect of a conscious shift of rudimentary positive impacts. behaviors, to strategically designed tactics to reducing Architects uniquely aggregate, synthesize and impleeach structure’s or building’s GHG emissions. Remediation ment physical, social and environmental realities through of impacts is unavoidable and must be ongoing whilst the structures and buildings. We understand that the impact of planet continues to warm, but remediation must be implearchitects’ work collectively is large. Through formalized mented with both short and long-term thinking, and as such programs, certifications, standards, codes, policies and best must be inherently resilient. practices—we influence outcomes and yet there is much to Resilience broadly defined is a system’s ability to recover achieve. To elevate and scale impacts to respond to the magfrom negative impacts and can and should operate at mulnitude of climatic and environmental changes must be our tiple scales and levels. Ensuring that our collective work collective goal. Architects as unifiers, creators and authors of the built environment are ideally suited to bring together the (Continued on page 37)


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New Projects

Chase Center Debuts in San Francisco Multipurpose Venue the Hub of New 'Thrive City'

Golden State Warriors fans, as well as concert-goers, can experience a lively new state-of-the-art complex in the Mission Bay neighborhood of San Francisco. Chase Center debuted with great fanfare this fall, in time for basketball season, headliner concerts and much more. The Warriors broke ground on the center in January 2017, and the first public event was held on September 6, 2019, a concert featuring Metallica and the San Francisco Symphony. The 18,000seat state-of-the-art center will host concerts, family shows, cultural events and more, totaling nearly 200 events a year. Lead architect for the center was MANICA, with Kendall Heaton as architect of record and Gensler as interior architect. “Primed for game day and entertainment events, a variety of spaces diversify the experience for guests," Gensler designers noted. "Taking cues from hospitality and cinematic framing, public interior spaces including lobbies and concourses are the backdrop for art and sculptures on loan from SFMOMA. The range of premium areas include courtside suites, lounges, theater boxes, and a Skybar that engage attendees

whether they’re watching the game or taking in views of the bay. Meanwhile, team spaces including locker rooms, an in-house training facility, and administrative spaces set the tone for players on and off game day.” The center is the ultimate mixed-use venue and the anchor of a newly created neighborhood, Thrive City. Together, Chase Center and Thrive City encompass 11 acres and an expansive layout that offers a variety of spaces for relaxing and dining. Fans will applaud that there's not a bad seat in the house. The arena seems intimate, and spectators feel close to the action. Developed with Samsung, the center features the NBA’s largest scoreboard with over 9,500 square feet of LED space. (The scoreboard fully retracts into the ceiling for an optimal concert-going experience.) An optimized lower bowl seating capacity brings as many fans as close to the game action as possible, including an extended seating area on the north side of the lower level that has access to a designated club area. When fully built out, the development will include two office buildings and dozens of unique restaurant and retail locations.

Chase Center exterior at the corner of Warriors Way and Terry Francois Boulevard. Photo credit: Jason O'Rear and Chase Center.

21 California Buildings News • Q4 2019

The food program focuses on “only in the Bay Area” experiences—such as Oakland’s Bakesale Betty, San Francisco’s Tacolicious, Sam’s Chowder House of Half Moon Bay, the exclusive Hot Dog Bill’s Burger Dog, Tony G’s Pizza, La Cocina, Old Skool Cafe and Big Nate’s BBQ. In addition, retail locations will debut, including Mission Bay Wine Bar, a 10,000 square foot Warriors Shop and Chase Bank. Chase Center is anchored by two large lobbies accessible to all levels of tickets with wide, spacious concourses throughout the venue. All ticketed fans may access the Modelo Cantina, a restaurant and bar with views into the bowl located at the north end of the upper level. In keeping with the Bay Area's sustainable values, Chase Center is LEED Gold Certified. Transit options abound, with a Muni Metro stop at its doorstep and connections to BART and Caltrain stations within walking distance. New bicycle paths, along with 300 permanent bike valet spaces, make the center bike friendly. Plus, parking below the center offers EV charging stations. Through a partnership with the City of San Francisco and SFMTA, event tickets also serve as a Muni ticket to all events at Chase Center. A ferry landing is planned to open nearby; in the interim, a landing is available at Pier 48. One percent of the overall budget for Chase Center is committed to public art. Chase Center and Thrive City will feature commissioned museum-quality art and photography by local artists that showcase Warriors, entertainment and regional history.

Center features the NBA's largest scoreboard, developed with Samsumg.

From top: Southeast corner of the Center. West Entrance lobby. Esplande view. Photo credit: Jason O'Rear and Chase Center.

22 California Buildings News • Q4 2019

Association News

AIA LA's 2019 Award Winners Dazzle Outstanding Building Designs Showcase LA Area Architects' Talent Array The most competitive and prestigious awards bestowed by the American Institute of Architects Los Angeles were announced in October, drawn from hundreds of entries, winners were chosen by juries composed of leading figures and experts in the architectural world. “At a time when Los Angeles turns to its architects to address some our greatest challenges, these winning projects contribute to quality of life in Los Angeles and points beyond, through the realization of design excellence,” stated 2019 AIA|LA President Barbara Bouza, FAIA. “Winning entries represent work which seamlessly blend aesthetic and function to produce buildings that elevate design excellence,” continued Bouza. “They also demonstrate attainment of demanding sustainability performance goals, and new means for architecture to fulfill city building.” The ceremony, which was followed by a party, took place at the Saban Media Center Wolf Theatre in North Hollywood and was presented by Sharpe Interior Systems, Inc. (Continued on next page)

The Mo Ostin Basketball Center at UCLA. Award winner: Kevin Daly Architects. Photo: Eric Staudenmaier.

William Andrews Clark Memorial Library. Award winner: Architectural Resources Group. Photo: Stephen Schafer.

See page 37 for a list of all winners of the American Institute of Architects Los Angeles 2019 awards. LAPD Metropolitan Division Facility. Award winner: Perkins&Will. Photo: James Steinkamp.

23 California Buildings News • Q4 2019

Six hundred architects, designers, individuals from companies related to the field, and supporters of architecture gathered in the venue, which is located on the campus of the Television Academy. “The evening is

an opportunity for the entire design community to come together,” said AIA|LA Executive Director Carlo Caccavale, Hon. AIA|LA. “We are not only celebrating design, but the process of realizing architecture and those who do so.”

Above left: UCSD Jacobs Medical Center. Award winner: Yazdani Studio. Photo: Christopher Barrett:. Above right: Student Services Building at California State Polytechnic University. Award winner: CO Architects. Photo: Timmerman Photography.

California Firms Are IREM Global REME Finalists Woodmont Real Estate of Belmont was a finalist in the REME Awards given by the Institute for Real Estate Management at its annual global conference in San Francisco, earning recognition in the Corporate and Social Responsibility category and CBRE of Pasadena also gained a finalist slot for Employee and Leadership Development. Of Woodmont, IREM said, “They’re renowned for their hands-on management approach, marketing know-how and in-depth knowledge of submarkets throughout the region.” The judges gave the winning nods to CAHEC of Raleigh and Southwest Clinical Center of Brazil. Pasadena’s CBRE’s “Rising Professionals Organization is focused on developing leadership potential through training, networking and community involvement while contributing a fresh perspective to challenge and lead the industry.” The RMR Group of Denver won that category.

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AIA Leader Outlines Steps to Reduce Greenhouse Gases In recent testimony before the U.S. House Energy & Commerce Committee’s Subcommittee on Energy, the American Institute of Architect’s 2018 President Carl Elefante, FAIA, outlined critical steps the United States must prioritize in order to reduce greenhouse gases in the built environment. He said, “The threat posed by climate change to our homes, cities, nation, and the planet require that we fundamentally reexamine how we develop and adapt the built world.” “We know that new standards of design and construction can be utilized to combat climate change. Success on these initiatives will mean a holistic approach and long-term commitment from every aspect of our society to incorporate these principles into the design, construction, operation, and maintenance of the nation’s buildings,” he continued. Buildings represent 39 percent of the nation’s primary energy use and 39 percent of greenhouse gas emissions. In order to reduce the impact of buildings on our environment and meet the 2050 net-zero emission target, Elefante said the U.S. will need to renovate and retrofit 75 percent of the existing building stock, which amounts to 54 billion square feet. More Association News on pages 34-35.

25 California Buildings News • Q4 2019

CoreNet OC Event Highlights Cyberattacks, Robots & Workplace Stress Corporate Property Management Group’s Orange County Event Deemed Successful

Corporate real estate leaders from across the globe meeting in Anaheim this fall heard from an array of speakers on current critical issues facing the industry, ranging from creating better workplaces to dealing with cyberattacks that can cost trillions of dollars. CoreNet Global is the world’s leading professional association for corporate real estate (CRE) and workplace executives, service providers and economic developers. It has more than 11,000 members, who include 70% of the top 100 U.S. companies and nearly half of the Global 2000, meet locally, globally and virtually to develop networks, share knowledge, learn and thrive professionally. Some conference highlights: w Anne Hardy, chief security officer at Join Digital said, “As we transform our workplace into smart buildings of tomorrow, it is increasingly important to protect people and data. Global interconnectivity, mobile workforce, cloud-based applications and tools, and the proliferation of IoT devices are just a few of the trends that increase our risk of either cyberattacks or privacy nightmares. Forbes estimates that cyberattacks will have cost $6 trillion in damages by 2021, more than natural disasters in a year. Meanwhile new privacy laws are popping up every day or week. Security and privacy can no longer be an afterthought.”

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w Burnout was described by Whitney Gray, senior vice president of Delos, as a significant issue affecting today's workforce. It is said to cost an estimated $125-190 billion per year in healthcare spending in the U.S. alone. Managing stress, she said, is the #1 issue in impeding successful work. Workplace design can play a role in addressing the problem, she said. Increasingly, workplaces are moving toward open office design, creativity more opportunity for distraction. Better acoustical disruptions can make a difference. Companies can harness the power of design to prevent stress, and help your employees stay focused, engaged and productive throughout the workday. She suggested reviewing the International WELL Building Institute work in this area as well as getting the Delos white paper, “The Role of Design in Burnout.” w SoftBank Robotics America (SBRA) shared the current state of robotics and automation at large and the impact it will have on the ecosystem of connected buildings and smart cities. As the CRE industry sees significant changes in the way buildings are used and the expectations of the workforce, CRE professionals demand innovation that can keep up without increasing costs. SBRA realizes the immense future opportunities for robotics and AI to drive productivity.

26 California Buildings News • Q4 2019

WOOD BOOSTS WELL-BEING (Continued from page 13) American Wood Council President and CEO Robert Glowinski says, “Beyond its aesthetic qualities, wood is among the most energy-efficient and environmentally friendly of all construction materials. Wood products store carbon, keeping it out of the atmosphere indefinitely, thereby reducing a building's environmental footprint. Additionally, use of carbon-sequestering wood also reduces the use of more fossil-fuel-intensive materials. “Mass timber, a new category of wood products, has the potential to revolutionize how America builds and further capitalize on wood’s sustainability. Mass timber is a strong, low-carbon alternative to traditional building materials. With the passage of recent changes to national model building codes allowing mass timber buildings up to 18 stories tall, we expect to see interest in it continue to grow.” Contractors are increasingly embracing wood. Erica Spiritos, preconstruction manager for Swinerton Mass Timber, says “The advantages of timber construction for commercial buildings are numerous and far-reaching. Technological advances of 3D modeling and precisionma-chining allow us to utilize a natural, renewable, regionally-grown building material in a highly sophisticated manner to reduce labor requirements in a tight market, bring buildings to market faster, and construct beautiful buildings that feel good to be in. Large-scale Mass Timber buildings can contribute schedule savings of 20% compared to conventional cast-in-place concrete construction, through full embrace of prefabrication. With high strength to weight ratios, mass timber buildings typically require smaller foundations and lateral force resisting systems, one of many complimentary benefits of this building system. Up to eight stories, a mass timber structure can be fully exposed under the new 2021 IBC code—allowing the timber to function as the structure, the fire protection, and the finish material. Up to 18 stories, mass timber can be a highly efficient structural solution.”

ICE Block 1; Sacramento CA; RMW architecture & interiors; photo Bernard André; 2019 WoodWorks Wood Design Award.

Genentech Child Care Center; South San Francisco, CA; Perkins & Will in collaboration with Genentech; photo ©Emily Hagopian courtesy Perkins & Will; 2019 WoodWorks Wood Design Award.

Many architects fully embrace wood in design. Says Jeep Pringsulaka, LEED AP, senior designer at H. Hendy Associates, “Across the globe, organizations and consumers alike are recognizing the importance of environmentally friendly products and lifestyles. Within the corporate real estate industry, professionals are challenged to reduce their carbon footprint by promoting and practicing sustainable development. Through the power of design, H. Hendy Associates is delivering green solutions by incorporating renewable resources such as wood flooring and wood paneling into its projects. “Hendy’s recently completed SAP Innovation Center and HanaHaus utilizes TerraMai Mission Oak, a neglected wood transformed into a unique, high performance product built for commercial projects. TerraMai Walnut —a post-industrial recycled layer — was also integrated as wall cladding, chosen for its durability and aesthetic benefits. The incorporation of reclaimed wood in the design was a warm contrast to balance the cast-in-place concrete building SAP occupies. Designed to be a beacon for innovation and creativity in Newport Beach, the natural wood elements create an inviting workplace for Orange County’s thinkers, makers, and innovators.” (See SAP photos on page 12-13.) Los Angeles-based Klawiter designer Kristen Anderson notes that, “One of the most popular interior design trends, which will continue to resonate through 2020, is the incorporation of nature into creative office environments. Infusing the workplace with natural elements such as wood, stone and natural light helps promote a more human experience to the everyday fast paced and high-tech workplace culture. Using wood products such as slat wood walls and ceilings, wood flooring and natural wood in furniture brings an external connection to nature and creates a more soothing and calming office environment.” n

27 California Buildings News • Q4 2019

Center for the Built Environment A framework for industry/university collaborative research and innovation at the University of California, Berkeley We welcome firms and organizations to become involved through membership in our industry consortium, and to advance research on relevant and timely topics that benefit their goals and the industry at large.

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California Buildings News • Q4 2019

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Mitsubishi Electric's New Diamond HS™ Passenger Elevators Mitsubishi Electric’s new Diamond HS™ passenger elevators are made for highrise buildings. These elevators are equipped with Sigma AI-2200C or Sigma AI-22 group control systems (∑AI-22 and ∑AI-2200C). Artificial intelligence enables the Diamond HS™ elevators to optimally apportion passengers to cars according to factors such as waiting time, travel time, current car occupancy, energy consumption and building size. Diamond HS™ elevators are also available with an optional destination-oriented allocation system (DOAS) that can reduce average waiting times by up to 30% compared to conventional control systems. Passengers use hall-operating panels to select their destination floor before boarding the elevator, allowing the supervisory controller’s algorithm to determine the best car to serve that floor. Visit for more information.

Starline’s Track Busway a Flexible Solution Starline Track Busway provides site managers with fast and economical solutions for supplying power distribution and lighting throughout facilities. Plug-in units can be accessed at any location to deliver a reliable and convenient power connection to keep offices, retail spaces, and critical facilities working at peak efficiency. The system can be hung directly from its housing and requires no extra grid support. Address your power distribution concerns in a matter of minutes, not weeks, with Starline Track Busway. Learn more at

2019 California Plumbing Code

The 2019 edition of the California Plumbing Code (CPC©) represents the most current approaches in the plumbing field. This code is embedded with the 2018 Edition of the Uniform Plumbing Code (UPC©) with the California amendments. Significant changes to the 2019 CPC include: u New sound transmission provisions for plumbing

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31 California Buildings News • Q4 2019

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New Stanford Hospital Sets Global Standard for Care

New Projects

Highlights Are Cutting-Edge Tech, Human Touches and Caring Design The new Stanford Hospital near Palo Alto combines the latest medical technology with biophilia architectural design and the most care-centric features of any facility in the world. “We’ve been looking forward to opening the doors to our new hospital, and I’m proud to share this stunning new facility with our patients,” said David Entwistle, Stanford Health Care president and CEO. The opening of the new hospital was the culmination of more than a decade of planning and construction. The 824,000-square-foot, seven-story medical building features 368 private rooms and 20 state-of-the-art operating suites. It is the only Level 1 trauma center between San Francisco and San Jose, and its emergency department is more than double the size of the existing one.

operating and imaging suites, digitally driven patient rooms and access to a premier team of specialists from across Stanford Medicine. Stanford Health Care is part of Stanford Medicine, a leading academic health system that includes Lucile Packard Children's Hospital Stanford. Stanford Medicine is renowned for breakthroughs in treating cancer, heart disease, brain disorders, and surgical and medical conditions.

The soaring atrium, a peaceful yet energizing space where family members and

All patient rooms are private, with soundproofing to dampen outside noises. Floor to ceiling windows bring in natural light, essential to maintaining sleep rhythms and improving healing. Every room has dedicated space for loved ones to visit and a sofa bed for them to spend the night. The tech-centric facility even uses automated delivery robots to remove soiled laundry and return with fresh sheets and other fabrics.

“Welcoming the first others can gather or spend a contemplative moment. Photo credit: Will Pryce. As plans took shape for patients to the new the new Stanford Hospital, attention turned to the soaring Stanford Hospital marks a major milestone in our precision atrium, where thousands of patients, family members and health vision,” said Lloyd Minor, M.D., dean of the Stanford staff would pass through each day. The space needed a focal School of Medicine. “In this world-class health care facility, point—something that would make the atrium a peaceful we will not only treat disease, we will predict, prevent and yet energizing space, where family members could gather or cure it — precisely. After a decade of planning and construcsimply spend a contemplative moment. tion, I’m excited that the new hospital is open and ready to advance the health and wellness of our surrounding commuCaring Tech Enhancements nities and people around the world.” In-room technology guides recovery. An advanced intervenThe existing hospital at 300 Pasteur Drive will remain in tional platform combines surgical, procedural and imaging operation and will be renovated and converted to contain technologies to improve the precision of medical care. all private rooms, creating a cohesive, campus-like experience A dedicated wellness center provides a quiet space for solace, for all Stanford Health Care patients. and support services for caregivers and families. Four acres New Hospital Features of gardens bring the calming nature of outdoor spaces to patients and visitors. Beautiful and inspiring works of art Designed by the internationally recognized firm Rafael Viñoly soothe the mind and promote the healing process. Architects, the new Stanford Hospital sets a global standard for patient care. It blends a human-centered approach to care with a razor-sharp focus on integrating technological advancements into every aspect of medical care delivery. Four acres of gardens, original art and sweeping views share the spotlight with state-of-the-art interventional

In-room digital tools transform the patient experience and support the healing journey. Patients can control lighting, temperature and window coverings, choose entertainment options to view on the 55-inch television and order meals, all from the tablet at their bedside. Patients can also order

33 California Buildings News • Q4 2019

in-room healing services like massage, art therapy or music therapy with ease. The newly updated MyHealth app puts comprehensive health care management at patients’ fingertips, seamlessly supporting patients from outpatient health maintenance to inpatient hospital stay. The app automatically switches to Hospital View when patients are admitted, allowing them easy access to important information such as their medications, test results and care team, and helping them meet mobility and pain goals and track their progresses toward discharge.

The interventional platform contains 20 operating rooms (ORs), 2 hybrid ORs, 8 interventional, radiology and image-guidance rooms, 3 MRIs, 3 CTs and 1 intraoperative MRI. The ability to image patients during surgery is one of the most anticipated capabilities of the new hybrid ORs. An intra-operative MRI located within the sterile surgical field allows physicians to see realtime images during complex, multi-step procedures for immediate attention, reducing the need for follow-up surgeries.

The interventional platform brings together multiple surgical and procedural specialists— Advanced Surgical, cardiologists, gastroenteroloOperating room features advanced technologies. Photo: Will Pryce. Diagnostic Features gists, surgeons, radiologists The second floor of the new and pulmonologists—into one common area. The space Stanford Hospital is home to the interventional platform — is further integrated with a centralized pre-operative and three acres of integrated surgical, procedural and imaging post-operative prep and recovery that allows for coordinated space, built with the most advanced technologies available patient care throughout the surgical process. today and the flexibility to add the innovations of tomorrow.


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Association News

Construction Managers Honor Two Top California Projects The Construction Management Association of America (CMAA) announced that it recognized 14 projects for outstanding achievements in construction management at its National Conference & Trade Show in Orlando. Chosen from among these Project Achievement Award Winners, the Project of the Year was STAQ Pharma, in Denver. The Construction Manager was Turner Construction and the Owner was STAQ Pharma. The 2019 Project Achievement Award winners include these two projects in California: u Commercial/Sports/Entertainment/Hospitality Project with a Construction Value Less Than $50 Million: Slauson Overhill Faรงade Improvements, Los Angeles. Construction Manager: Berg & Associates, Inc. Owner: Los Angeles Neighborhood Initiative. u Commercial/Sports/Entertainment/Hospitality Project with a Construction Value Greater Than $50 Million: Wilshire Grand Redevelopment Project, Los Angeles. Construction Manager: Jacobs. Owner: Hanjin International Corporation.

The awards were presented during the CMAA National Conference & Trade Show, September 22-24, 2019 in Orlando. Award winners serve as examples for CMAA to promote professionalism and excellence in the management of the construction process.

Top photo: Wilshire Grand Redevelopment Project. Photo credit: Hanjin International, AC Martin Partners, Turner Construction Company, Jacobs, and Martin Project Management. Lower photo: Slauson Overhill Faรงade Improvements. Photo credit: Melanie Nelson, Construction Manager, Berg & Associates, Inc.

35 California Buildings News • Q4 2019

Californians' Sustainable Efforts Recognized at Greenbuild Conference Californians were once again cited as leaders by credentials and community of local leaders across the the U.S. Green Building Council at the Greenbuild United States and throughout the world. With more than International Conference in Atlanta 100,000 registered and certified comthis fall. mercial projects and more than 160 “Our Leadership Award recipients “Our Leadership Award cities and communities currently parremind us that taking action —big or ticipating in LEED and spaces in all 50 recipients remind us that taking action—big or small— has the small— has the power to change lives states and 176 countries and territories, power to change lives and promote the efforts of this year’s award recipiand promote a higher living standard ents stand out as exceptional examples a higher living standard for us all,” for us all,” said Mahesh Ramanujam, of sustainability leadership among a said Mahesh Ramanujam, president and CEO of USGBC. “Each of these strong and growing network of projpresident and CEO of USGBC. awardees have made commitments ects, companies and individuals. to improve our world through the power of green building. Their actions are an inspiration to us all and demonstrate how our collective efforts can lead California to meaningful change that moves us closer to our vision of buildings, communities and cities that regenerate and Winners sustain the health and vitality of all life within a generaIndividuals at the foretion.” (See box at right with California winners.) The 2019 front of sustainability: Leadership Award recipients represent some of the best of Kevin Hydes, CEO & USGBC’s nearly 10,000 member organizations, a network Founder at Integral of committed professionals with more than 204,800 LEED Group—A pioneer in sustainable design for more For those who manage than 20 years, Oaklandto make a difference. based Hydes has inspired a new breed of leaders committed to green solutions for buildings and communities globally. He believes that every building can be green and should be greener and everyone has to take accountability to advance our mission. (Pictured above.) Projects demonstrating excellence in green building: Orange Coast College Recycling Center—Integrating sustainability at every level, the recycling center in Costa Mesa is the first to achieve LEED, TRUE and SITES certifications. The work was led by Mike Carey, the college’s sustainability coordinator. Leadership in Environment, Social and Governance 27 th Annual Sacramento Valley (ESG): CommonWealth Partners —A GRESB participant since 2014, the Los Angeles-based company was a Real Estate Market Forecast Breakfast 2019 sector leader with the highest global recogniJanuary 24, 2020 8:30 a.m. - 10:30 a.m. tion of sustainability for an institutional real estate Sacramento Hilton firm. With over 50% of its portfolio LEED Platinum, CommonWealth Partners continues to reduce energy, Register today at water and carbon across its portfolio. TM

36 California Buildings News • Q4 2019

Buildings Management 4.0

(Continued from page 6)

“As the building use evolves or changes, the programming can be changed to accommodate those evolutions and analytics can be accomplished by the computer that then report anomalies and repairs that need to be made. If there is a problem, a technician can log in remotely and see what the issue is and, in many cases, correct it and move on. “So the casual reader might wonder, well, what is it those folks do nowadays because it sounds like they have a lot more time on their hands. Not true! The evolution of the building systems and codes has also taken directions that require much more attention in inspection, testing and maintenance and repairs, (ITM&R) in order to keep these systems up and operating as well as conforming to code mandates like fire alarm emergency power, smoke control systems, UUKL testing, electrical systems, plumbing and HVAC systems all require a more substantial amount of time to keep the building systems in a functional and safe and ready state of repair.”

Tech is Driving Market Research, Transactions

“Technology has drastically changed the way we do business as property managers,” said Beth Smith, the regional asset manager of the United Development Group Inc. and president of IREM’s Sacramento chapter. She continued, addressing multifamily facility management, “Newer property management software allows residents the opportunity to pay rent online or prospective residents to take a virtual tour of a community, complete their application and choose their new apartment home, all without stepping foot in the leasing office. Signing the lease packet can also be done online for move-in. “Maintenance technicians now carry tablets or utilize smartphones to receive service requests. After they complete the work, they can log in all the details of the work performed along with the time it took to complete. We now have access to software that will track and notify property managers when a review is posted online or a community is mentioned in social media. Online reputation management is becoming more crucial to the success of our communities and getting this information quickly, reduces the time it takes for the property manager to respond, which can also

be done with the same software.” “Location, experience and staffing. It is no longer location, location and location,” John Combs, principal, RiverRock Real Estate Group in Newport Beach, says is the key to commercial real estate success today. “I have always said the playing field for new business is always tilted and we just hope in our favor. All being equal, the firm that has the most experienced manager with parallel experiences in what the asset you are bidding needs will win. But what makes all being equal? “The firm who has experience in that locale and a staff available or who has worked for you before so they know the systems and procedures will win! This has been proven over and over. Now we need to add, is the firm a safe choice? Cybersecurity is a cultural change where everyone needs to be training on what not to open, how to handle questionable emails with attachments, have penetration tests to see if their accounts can be hijacked and a strict policy on cash management, wires, payables, etc. These are just a few of the new pressures of the modern-day manager and facility manager. Now what else can be expected? “Now we must add that a manager must introduce flex workspace, shorter term leases, beer, pets, phone booths, hotel level amenities, and ever-increasing insurance compliance issues. While never easy, the next gen workforce has plenty of challenges in their careers. “We launched this year the mobile app called InspectoRR for managers to use on inspections at the properties that includes pictures and dispatched to vendors. Technology is really impacting CRE in transactional management and market research. And yet you still have to get in a car to tour space available. That may never change unless VR can replace it,” Combs concludes. With tenants who are increasingly tech-centric, the smarter the building the likelier the lease. And the likelihood that the tenant won’t move for a more efficient facility. Leasing agents are quick to sell to prospects, even in older facilities which have cost effectively added apps that control door access, lighting, temperature, window coverings and kitchen features. n

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37 California Buildings News • Q4 2019

(Continued from page 23)

2019 AIA|LA DESIGN AWARD WINNERS (Listed by Typology, Then Award Level) Typology: Adaptive Reuse/Renovation/ Historical Preservation Merit Award Robert Frost Auditorium (Los Angeles) Mithun | Hodgetts + Fung Merit Award Rossmore & Weldon Affordable Housing (Los Angeles) Brooks + Scarpa Citation Award William Andrews Clark Memorial Library (Los Angeles) Architectural Resources Group Typology: Commercial/Mixed-Use Honor Award Bio-Esfera (Guadalajara, Mexico) Skidmore, Owings & Merrill LLP Merit Award 2510 Temple (Los Angeles) Patrick Tighe Architecture Merit Award Kolon One & Only Tower (Seoul, South Korea) Morphosis Architects Citation Award Profiles (Mexico City, Mexico) Belzberg Architects Citation Award Studio-MLA Offices & Plaza (Los Angeles) Lehrer Architects LA

Typology: Educational Honor Award Student Services Building, California State Polytechnic University (Pomona) CO Architects Merit Award The Mo Ostin Basketball Center at UCLA Kevin Daly Architects UCSB Tenaya Towers Student Housing. Award winner: Skidmore, Owings & Merrill LLP. Photo: Bruce Damonte. Citation Award Geffen Hall, David Geffen Citation Award School of Medicine, University TRUE HQ (Seattle) of California, Los Angeles LOC Architects Skidmore, Owings & Merrill LLP Citation Award Typology: Installations Delarive Headquarters (Switzerland) Citation Award Montalba Architects Napavilion (Xi’an, Shaanxi, China) Typology: Multi-Unit Residential Geoffrey von Oeyen Design Honor Award Typology: Institutional/Civic University of California, Santa Barbara, Honor Award Tenaya Towers Student Housing LAPD Metropolitan Division Facility (Goleta, CA) (Los Angeles) Skidmore, Owings & Merrill LLP Perkins&Will Merit Award Typology: Interior Architecture Ashland Apartments, Santa Monica Honor Award KoningEizenberg UC San Diego Jacobs Medical Center Citation Award (La Jolla) Metro at Western, Los Angeles Yazdani Studio of CannonDesign The Architects Collective

Architecture's Role (Continued from page 18) is resilient requires collaborative efforts among a comprehensive range of stakeholders. Opening the door to broader dialogue beyond the AEC community to include civic and business leaders to more fully understand potential vulnerabilities, social and economic impacts would result in increased sharing of methodologies that strengthen how we plan for resilience. Whether we design with local, sustainable materials, construct buildings with raised ground planes to accommodate flooding or integrating self-generating power systems —our buildings, structures, homes, churches, schools, offices, stores, warehouses, airports and so many other buildings could integrate resilience by design to better respond to the

increasing frequency of local, regional and global natural disasters. The National Council of Architectural Registrations Board (NCARB) reports that the number of architects licensed in the United States rose by 2 percent in 2018 with 5,000 individuals completing their final core licensure requirements and almost 41,000 candidates actively working toward licensure. The state of the industry is strong as the mandate is great. We are all stakeholders in our future with innovative ideas and individual passions that further impactful progress towards the collective goal. Connect. Engage. Lead. n

38 California Buildings News • Q4 2019

CBE Research & Buildings' Performance (Continued from page 10) Other highlights of CBE presentations and reports released at the three-day conference: Poor Acoustics Hamper Learning. An acoustics report on conference spaces and classrooms found that many facilities are so poorly designed that they interfere with students’ and teachers’ ability to hear each other. “While a focus on student performance is an obvious goal of acoustical design strategies in classrooms, poor acoustics performance also impacts teachers, who must exert greater effort to convey information and to be understood. However, in spite of the importance of conference and classroom acoustics, many facilities do not adequately address the issue for lack of knowledge or for a concern of cost,” according to the study collaborated on by Armstrong World Industries, Charles M. Salter Associates and CBE’s David Lehrer and Gail Brager. Fans Can Efficiently Cool Commercial Interiors. Home use of fans is ubiquitous, but “they are infrequently included in commercial spaces even though they have the potential to bring benefits including increased occupant comfort and decreased energy use either through raised setpoints in cooling or detratification in heating,” say CBE researchers Elaina Present, Paul Raftery, Gail Brager and Lindsay Graham in their report. The study is based on interviews with architects, engineers and facility managers focusing on 20 operational projects around the country. Another report presented by Hui Zhang cited the benefits of ceiling fans to be: movement of fan-driven air improves indoor air quality and can save as much as 15% in HVAC energy use. The concept of integrating fans with HVAC is growing, with the potential of reducing the need for expensive air ducts and diffusers and could save some AC energy when occupants can be cooled directly with fans. Raftery described a new CBE Fan Tool to digitally assist designers via a browser in planning the use of fans in large commercial spaces. To learn more about the features and benefits visit

Looking Out a Window Is Highly Beneficial. Occupants studied demonstrated that being able to view scenes from a window produced a number of positive results. Specifically, they performed better on memory tests and showed greater creativity. Report authors Stefano Schiavon and Won Hee Ko plan to deepen their study to develop a view access index that considers the geometric variables of window views and develop findings that could be used to create building design standards. The Internet of Things Can Improve Indoor Air Quality. Jovan Pantelic told the conference that IoT sensors can be deployed to better evaluate indoor air quality. He and others are studying how many sensors are needed, where they should be deployed and how to best describe a building’s performance. Analytical tools still need to be developed, he said, before achieving maximum benefits. CO2 Regulations Not Yet Required. A number of studies showing that CO2 emissions cause drowsiness and degrade focus among students and occupants were said by many who attended the conference to be insufficient in scope to require major code changes. Higher levels of ventilation were viewed as more beneficial, and more CO2 studies were suggested. Charles Salter, a CBE industry partner and an early supporter of the two-decade-old institution, says that the center is particularly valuable because it brings together companies working in the field with dedicated researchers in ways that continually enhance buildings’ design and operation and help identify and meet challenges. Other CBE industry partners include firms like Armstrong World Industries, Google, Wells Fargo, Arup, Integral Group, Ford Motor Company, HOK, SOM, LPA, Stantec and many other top industry and government players like the U.S Department of Defense and the California Energy Commission. n Above: CBE conference attendees enjoy learning and networking.

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