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Contents 5 PG&E Impact on Power Delivery PG&E Troubles Will Cost Buildings Sector Plenty California’s largest public utility, covering two-thirds of the state, has filed for bankruptcy. The impact on the commercial and institutional buildings’ sector will prove to be massive, with certain downstream rate hikes as well as possible power delivery issues. For residents of California, it will likely mean dirtier air, as carbon-free energy goals such as solar and wind-driven energy will diminish. It’s the result of PG&E's possible culpability in some of the devastating wildfires of 2017 and 2018. There will surely be highly complex battles in the courts and within several agencies and the legislature in Sacramento to address the multiple issues resulting from PG&E’s tens of billions of dollars in liability. The overall result will be that ratepayers will foot the bill for the catastrophe. What can the buildings’ sector —which uses 40% of all energy— do to alleviate the problem?
Energy Savings Programs Must Accelerate Proponents of California’s world-leading culture of sustainability will have to redouble their efforts to conserve even more energy and take many new initiatives in design and operations that will cut power usage. Crises present opportunities for reform. Many players are needed and will surely step forward as the problem manifests itself. Associations like the Building Owners and Managers Association, the American Institute of Architects, the U.S. Green Building Council, the International Facility Management Association, CoreNet, the Institute for Real Estate Management and other industry groups already foster green programs. Their efforts will be more essential than ever in providing leadership and in playing a role in shaping a more sustainable energy future— so we can continue to grow and prosper economically and enjoy cleaner air.
Governor Newsom’s Response to PG&E Crisis Meantime, state government will struggle to alleviate the fallout. Addressing the issue in his first weeks in office, Gov. Gavin Newsom said, “While PG&E announced its intent to file bankruptcy...the company should continue to honor promises made to energy suppliers and to our community. Throughout the months ahead, I will be working with the Legislature and all stakeholders on a solution that ensures consumers have access to safe, affordable and reliable service, fire victims are treated fairly, and California can continue to make progress toward our climate goals.” The PG&E crisis may prove to be one of the most difficult of Newsom’s and California’s next few years.
Wildfire Threats Remain In addition to renewed sustainability efforts, further fire protection initiatives will be necessary, because some of those envisioned by PG&E will take money that the utility no longer has. Improvements to equipment and better maintenance and notifications will not be funded at desired levels. So, how can communities likeliest to be affected by continued equipment malfunctions and other wildfire causes cope? A much broader discussion is necessary, one that will surely involve local, state and national leaders—on the private as well as public levels. — Henry Eason
LUMINA: SF Luxury Living
Rental Housing: 5 Key New Laws
Venues Combine Food & Fun
Award-Winning HVACR Products
New Projects Debut
Beyond Open Space in Offices
Surfaces Add Value
Major CRE Trends
Association News from IFMA, USGBC, AIA, BOMA, IREM
Cover images: Main image and HVAC image: Getty Images. Center: Intuit offices designed by WRNS Studio and Clive Wilkinson Architects. Photo by Jeremy Bitterman. Flooring image: Adobe Stock.
California Buildings News Team Henry Eason, Editor firstname.lastname@example.org Ellen Eason, Publisher & Associate Editor email@example.com 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
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5 California Buildings News • Q1 2019
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LUMINA Luxury Living Atop San Francisco A Glimpse into a Penthouse Life in a City Where Prosperity Is Truly Enjoyed Let’s
Top: LUMINA's 41st floor penthouse terrace. Above: aerial view of the complex. Photo credit: Steelblue.
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in the crazy wild San Francisco economy and want a place to live that’s close to work. At the corner of Main and Folsom Streets, where the sizzling SoMa business mecca meets the Embarcadero rises a towering condo complex called LUMINA with 656 dwellings that look down on the glittering San Francisco Bay or across the bustling city that’s leading the world way into the 21st century. What amenities define a luxury high-rise, you might ask? LUMINA features a bi-level club lounge, a private dining room with a chef kitchen, a theater, a Jay Wright-designed fitness center with a climbing wall, two private exercise studios and spa facilities for private treatments. It also includes a 70-foot lap pool that’s heated,
a Woodlands Market full-service grocery store on the ground level, an outdoor patio overlooking downtown, a landscaped rooftop terrace with barbecues and fire pits and outdoor screening capabilities, a games room, a screening room, a children’s play room, a fully equipped music practice room, a business center, an open green space adjoining the community and of course 24/7 access to complimentary, on-site valet parking. Recently, developer-landlord Tishman Speyer released its topfloor penthouse homes to market. Buyers have the option of choosing one of two fully customizable shells ready for personalized design. These final remaining residences in LUMINA’s Folsom Street Tower each span a half floor, on two separate stories, with approximately (Continued on page 41)
6 California Buildings News • Q1 2019
Technology Promises to Reduce Soaring Costs, Speed Production Technology is reaching one of the last industry holdouts: construction. Major contractors got confirmation for what many with foresight have seen in recent years when a 2018 McKinsey & Company report concluded, “A new analysis of the construction technology ecosystem finds emerging trends, constellations of solutions, and an ever-increasing universe of technology use cases that are disrupting the way we plan, design, and execute projects.” In fact, McKinsey further reported that more than $10 billion has been invested in an astonishing 2,400 companies that are bringing technology to the construction marketplace—reducing labor costs, increasing efficiency and improving overall performance. The report is called, “Seizing Opportunity In Today’s Construction Technology Ecosystem,” by Jose Luis Blanco and others. Leading California contractors are already integrating more and more technology into their operations at a time when the demand for new and renovated facilities is greater than ever before. Photo: Adobe Stock.
Swinerton Builders is a leader in using technology to achieve greater business success. Says Eric Law, senior director of technology & innovation at the company, “Technology is a major component of our innovation program enabling us to grow our business by increasing the value we deliver to clients. With today’s technology we are dramatically reducing the number of field issues by modelling our projects for coordination and work planning. Building models reduce take off and estimating time enabling us to bid substantially more work. We are testing semi-autonomous machines for allowing our skilled workers
7 California Buildings News • Q1 2019
to focus on high value work and leave the dangerous repetitive tasks to the machines. Computer vision solutions from an assortment of startups for validating quantity and quality of work put in place in addition to schedule updates, safety monitoring and labor productivity are showing tremendous promise in field testing. “We see many promising technical solutions combined with changes to business processes enabling Swinerton to substantially reduce project costs and schedule. By combining advancing technologies, efficient business processes and our people Swinerton is innovating for a successful future,” Law concludes. Pankow Builders’ Luis Perez, senior VDC manager says, “Productivity in the construction industry has been declining since 1968. Pankow is committed to reversing this trend as we work to continuously improve productivity in our services—new construction, renovations and tenant improvements. We are committed to break the cycle of waste and inefficiency, Flip The Curve™, and change the construction industry forever... At Pankow we believe in leveraging the right technology to build efficiency into our projects.” He detailed the many ways that his company is using technology.
Elevating a Lean Culture – A foundational element of our culture is to continuously see and eliminate waste. Our next goal is to foster collective learning, knowledge sharing and innovation through standardization. To do this, we embrace new technologies that improve processes in our daily lives to enable faster, more effective ways to get things done. Our employees create videos to share their Lean Improvements with the company during Lean Huddles. These ever-growing levels of collaboration increase productivity in all that we do. Coordination and Collaboration – We see Virtual Design and Construction as more than technology. We value BIM for its ability to change the way teams build, enhancing project success through increased collaboration early on. BIM tools such as Virtual Reality and Augmented Reality allow our design teams and clients to experience their space. This provides valuable feedback towards the design effort and constructability of a project saving potential design issues downstream. By implementing BIM, the project achieves higher levels of certainty throughout the design and construction phases. This leads to better coordination, prefabrication and more efficient layouts. Every member of the project team can stay in step with the model’s development and seamlessly share information throughout the life-cycle of the project. (Continued on page 38)
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8 California Buildings News
5 Key California Laws Affecting Rental Housing in 2019 By Mike Nemeth, Director of Communications, California Apartment Association
What do laws on balcony inspections, marijuana cultivation, and electric-vehicle charging stations have in common? Theyâ€™re all examples of California laws that owners and managers of rental housing need to know about in 2019. Here are summaries of five such laws:
SB 721 by Sen. Jerry Hill, D-San Mateo, requires periodic inspections of certain apartment balconies, stairwells and other elevated structures. This law came in response to tragic balcony and stairwell collapses in two apartment buildings several years ago. Under the bill, 15 percent of the load-bearing, elevated exterior elements at apartment buildings and complexes with three or more units must be inspected every six years. The load-bearing outdoor elements subject to inspection are balconies, decks, porches, stairs, walkways and entryways that extend beyond the exterior walls of a three-unit multifamily building, are six feet or more above the ground, and rely on wood or wood-based products for stability and support. With certain exceptions, the first inspections under
the law must take place by Jan. 1, 2025. At the urging of the California Apartment Association, Sen. Hill agreed to focus the bill on wooden balconies, include general contractors in the list of people who can do the inspections, and apply the inspection requirement to a certain percentage of balconies, as opposed to 100 percent.
In California, operators of illegal marijuana growing operations have been able to avoid local penalties by shutting down their unlawful cannabis operations, only to move them elsewhere and resume illegal cultivation. AB 2164 by Assemblyman Ken Cooley, D-Rancho Cordova, addresses this problem by allowing cities to impose penalties against those people who violate the law. As originally drafted, AB 2164 would also have punished innocent landlords by removing their ability to appeal local marijuana citations, even when theyâ€™re unaware of illegal activity on the property. CAA worked with Cooley to amend the bill so that owners will not be held liable or face fines when all three of the following can be shown: (Continued on page 43)
Marketplace Designer Sees Resurgence in Venues That Combine Local Flair, Food, Retail & Entertainment
with Hans Baldauf and Chris von Eckartsberg, Principals BCV Architecture + Interiors, San Francisco Q: What emerges most from your work is what might be called your unique “marketplace” themes. Can you describe what inspired your iconic San Francisco Ferry Building design two decades ago and how that has informed and inspired your subsequent and drawing-board projects?
Top: Hollywood Park will include residential, hotel and office components. Image credit: Spine 3D. Above: San Francisco's Ferry Building celebrates the regional food scene. Photo credit: David Wakely. Opposite page: Oxbow Public Market. Photo credit: Rien van Rijthoven.
BCV Architecture + Interiors has enjoyed seeing the Ferry Building grow into an internationally recognized community destination—it has been both an epicenter and a catalyst for the wider sustainable food movement that has taken root across the country. The revitalization of the Ferry Building, which was a collaborative effort with the multidisciplinary design team and developer Wilson Meany, was inspired by the beauty and history of the existing building and by the desire to provide San Francisco with a true community destination centered on the enjoyment of food. BCV Architecture + Interiors’ proposal was founded on two key ideas: architecturally, we wanted to rekindle the soul of the building by bringing the full drama of the central nave to life; and programmatically, we wanted to develop a new civic use for the city through the creation of a public market, showcasing the best of the Bay Area’s food purveyors and celebrating the regional food scene. We think of food as our region’s art form, like abstract expressionism was New York’s art form in the 50s. One key takeaway from this project was the importance of creating something with lasting value for San Franciscans. The Ferry Building attracts tourists from around the world, and it is still a place that locals want to return to again and again. In many of BCV’s subsequent projects, like the Oxbow Public Market in Napa and the upcoming 500,000-square-foot retail and entertainment district at Hollywood Park,
11 California Buildings News • Q1 2019
the repositioning of Marin Country Mart in Larkspur Landing. An existing retail center with a large, open-air courtyard at the center, Marin Country Mart had failed multiple times before it was purchased by JS Rosenfield’s owner James Rosenfield. James recognized the potential to create a place that the surrounding community would enjoy visiting —to shop and dine, and also to simply spend time. In addition to an eclectic tenant mix
and that office and/or residential components are also incorporated. The advantage for those who might work or live within or near a mixeduse project like this, particularly in non-urban areas, is the offer of an environment that is walkable and accessible with a dense population. Hollywood Park, which is currently under construction, will ultimately include residential, hotel and office components in close proximity to the
— a butcher shop and post office exist alongside boutique clothing stores, as well as fitness and spa facilities — the re-envisioned Marin Country Mart has a true sense of place and is now a successful retail destination. The development offers hundreds of public events annually, a popular farmers’ market and outdoor children’s play structures, making it a beloved, family-friendly space.
retail and entertainment district BCV Architecture + Interiors has designed. Q: There seem to be some examples of old suburban malls becoming traditional “villages” with the addition of housing, and services such as urgent care centers, transportation and other components of what were once small towns. Is this a trend likely to be further developed? This is an interesting trend, and one that seems likely to continue. The death of malls, and of brick-and-mortar retail in general, has been widely publicized, though it’s worth noting that not every mall in America is failing. However, owners are certainly looking at various ways of breathing new life into their properties, as well as integrating new offerings that align
for example, we have applied this process of understanding the surrounding culture and context and addressing the interests of the people that will patronize these spaces day in and day out. Q: Is it possible that urban and suburban areas have been losing valuable community focus with the decline of retail, fewer city centers and even the decline of malls, and can your visions help restore connections among people, businesses and even within society?
BCV Architecture + Interiors designs its projects with the intent of enriching the surrounding community and providing long-term assets for residents and visitors alike. We’ve learned from experience that people need a compelling reason to visit a place. In San Francisco specifically, people still want places to gather— places that are authentic and offer a unique experience. Various neighborhood corridors like Hayes Valley, Valencia Street or the Inner Sunset offer these opportunities. This was true before the age of Amazon and it’s especially true now. BCV Architecture + Interiors worked with JS Rosenfield & Co. on
Q: Do you foresee more mixeduse projects being developed and, if so, what are the challenges and possible incentives to having more of them?
In keeping with the idea of creating an authentic experiential destination, it makes sense that new large-scale commercial projects would include a variety of uses, from food to retail, outdoor space and other amenities,
(Continued on page 42)
12 California Buildings News • Q1 2019
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14 California Buildings News • Q1 2019
World’s Most Innovative HVACR Products Recognized New Products Make Buildings Cleaner, More Efficient
The 2019 AHR Expo award winners include a variety of HVACR products designed to make buildings run more efficiently and cleaner. AHR is the world’s largest HVACR event. The show provides a forum where manufacturers of all sizes and specialties, whether a major industry brand or innovative start-up, can come together to share ideas and showcase the future of HVACR technology under one roof. It is the industry’s best place for OEMs, engineers, contractors, facility operators, architects, educators and other industry professionals to explore the latest trends and applications and to cultivate mutually beneficial business relationships. The event is co-sponsored by ASHRAE and AHRI, endorsed by many industry leading organizations, and is held concurrently with ASHRAE’s Winter Conference. And the winnners are...
Building Automation Category Winner: Automated Logic Corporation’s OptiFlex™ Virtual Integrator is a software-based integration platform for data monitoring across diverse building systems. OptiFlex™ provides scalable integration solutions ideal for large integration projects such as data centers, hospitals and college campuses. The virtual integrator supports up to 50,000 data points from a single computing point, eliminating the need for multiple hardware gateways, which often require costly materials and labor, and have installation limitations due
to space constraints in most mechanical rooms. It supports BACnet IP and Modbus TCP/IP, the two most commonly used IP-based protocols, as well as a new pluggable protocol technology that allows additional protocol additions. Customers can add additional points as needed through a scalable licensing mechanism. Finalists: Building Automation Products, Inc./BAPI (BAPI Wireless 900 MHz Temperature and Humidity System); Delta Controls Inc. (O3 Sensor Hub); and Emerson (Supervisory Controls) (Continued on the next page)
15 California Buildings News • Q1 2019
Cooling Category Winner: Johnson Controls, Inc.’s YORK® YZ Magnetic Bearing Centrifugal Chiller, a fully-optimized chiller, is built with next-generation low-global warming potential (GWP) refrigerant to increase energy efficiency. The YORK® YZ provides centrifugal-chiller energy efficiencies as low as 0.1kW/ton, and less in off-design conditions where typical fixed-speed chillers experience performance issues. It has the potential to reduce annual electricity consumption by an average of 35 percent. The YORK® YZ was designed with a holistic approach to system design, with engineering optimization for every component around R-1233zd—a next generation, low-pressure refrigerant—and is a unique combination of advanced technologies, including a variable-speed magnetic bearing compressor, high-speed hermetic induction motor, falling film evaporator, adaptive capacity control logic and cloud-based analytics. Finalists: ArctiChill (ACA or ACW Magnetic Bearing Chillers with Arctic Boost Option); Chemours (Opteon™ XP30 refrigerant); Samsung HVAC of America (WindFree™ 4-way cassette mini-split) (Continued on page 44)
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California Buildings News • Q1 2019
Old SF Grant Building Becomes Unique, Hip Hotel
The new YOTEL killed two birds with one stone by repurposing an historic building and providing badly needed affordable hotel space in the hyper-inflated San Francisco hospitality market with compact rooms. YOTEL, an innovative global hospitality brand just opened its first West Coast hotel on Market Street in the historic Grant Building, restored to creatively leverage its unique features in the reinvigorated Mid-Market neighborhood. Mid-Market is flanked by the financial district and City Hall and is known for its expanding technology scene, music venues, and dining destinations and a short walk from the Moscone Center. “San Francisco is a city that not only features amazing landmarks, but also embraces technology and change. We’ve always felt this will be a great fit for us and today we are absolutely thrilled to open the doors of our first West Coast hotel, YOTEL San Francisco,” said Hubert Viriot, YOTEL CEO. YOTEL San Francisco is the brand’s first adaptive re-use office conversion project. Constructed in 1905, the Grant Building is one of three that survived both the 1906 and 1989 earthquakes in San Francisco. Blending the old and new, YOTEL incorporated tech-forward amenities such as selfcheck-in kiosks, whilst also maintaining the building’s historic charm, incorporating many original features into the hotel design, from exposed brick walls to arched windows and its original marble staircase.
The property has 203 rooms (or cabins as they are known at YOTEL), each with distinct floor plans to accommodate the building’s original layout and frame. YOTEL’s first-ever Sky Cabins make up almost half of the San Francisco property, featuring mezzanine-level sleeping accommodations accessed by a staircase and perfect for the solo traveler. Cabins are equipped with YOTEL’s signature features, including the space-saving adjustable SmartBed™ in Premium Cabins, luxury amenities from Urban Skincare, rejuvenating rain showers and heated towel racks, multiple power and USB charging ports, free super-fast WiFi, HD SMART TVs and more. While staying on-property, guests can seamlessly switch from work to play with access to KOMYUNITI, a public area that includes co-working and informal meeting spaces, an ‘always-open’ fully-equipped gym, and top-notch food and beverage offerings slated to open in conjunction with award-winning celebrity chef, Daniel Patterson this summer. Ideal for happy hour or a night out on the town, this offering will also include a rooftop bar—“The Grant”—which will offer outdoor seating and stunning 360-degree views of the San Francisco skyline with unobstructed views of City Hall. It is owned by a joint-venture between Synapse Development Group (SDG), AQARAT (Kuwait Real Estate Company) and GreenOak Real Estate. Top left: exterior of the YOTEL. Center: VIP Queen Suite features tech features like super-fast WiFi and SMART TVs. Lower left: the Club Lounge offers co-working and informal meeting spaces for guests. Photos courtesy of YOTEL San Francisco.
18 California Buildings News • Q1 2019
New Projects Paseo-Style Multifamily Complex in Downtown Glendale NEXT on Lex, in the heart of Glendale, is a mixed-use community. The largest for-rent community to be built in Los Angeles County since 2016, it is a project of Century West Partners and Modern Luxury. The complex features top-notch amenities within a luxurious, walkable community with easy transit access. The 494 units offer studio, one- and two-bedroom floorplan options, set above a ground floor retail space to be anchored by Citibank. Located in the 200 block of Lexington, NEXT on Lex is strategically located in thriving downtown Glendale just steps from major employers and premier retail destinations including The Americana at Brand and the Glendale Galleria. Says Randy Fifield, principal of Century West Partners, “NEXT on Lex is different than other apartment communities in Glendale. It is built around the Paseo and the shared green space. Views and walkability make it more of a green neighborhood experience. Local people and businesses essentially share in the park and experience of the community alongside residents.” NEXT on Lex offers work, live and play experiences with a sky deck that features a fireplace and multiple entertainment. “The Playground” includes monkey bars in the gym, along with a game room, and private and public co-working space for a true live, work, play community. Fifield says, “The finishes of the NEXT on Lex apartment homes are more akin to what you would find in a private luxury home. These include builtout closets to help residents organize better, large bathrooms with double bowl vanities, and chef sinks in the kitchen along with faucets that have dual purposes. Our stoves also have a griddle for pancakes and eggs in addition to four burners for a heightened cooking experience.” Top right: NEXT on Lex community and pool area. Lower left: sky deck. Photos: David Guettler.
Cal State Poly University Pomona Gets Innovative Undulating Solar Roof Inspired by Pomona’s surrounding hills and mountains in Pasadena, the new student services building at California State Polytechnic University, Pomona roof design helped the building achieve its LEED Platinum Certification. Without the use of mechanical and electrical devices, the roof efficiently collects, stores and distributes solar energy in the form of heat in the winter and rejects solar heat in the summer. Designed by CO Architects, the intricate curved steel and concrete roof regulates the building’s temperature through its solid and perforated panels. The roof shades the exterior glass windows, reducing glare and maximizing natural daylight. “This stunning facility epitomizes Cal Poly Pomona’s standing as a student-focused university,” said Cal Poly Pomona President Soraya M. Coley. “As the new gateway to our physical campus, the Student Services Building greatly enhances
the beauty of our university while likewise bolstering our collaborative efforts to serve our students.” Cal Poly Pomona, located in Los Angeles County, is known for its hands-on approach to education, with faculty incorporating real-world experiences into their classrooms and teaching theory through application. It is one of two polytechnic universities in California and is a national leader in helping students achieve economic success. The university has approximately 26,000 students. C.W. Driver Companies, a premier builder serving California since 1919, constructed the building. Serving as a new “front door” to the university, the three-story, 138,400square-foot structure consists of two buildings beneath a one-of-a-kind undulating roof that uses natural solar power to regulate the building’s temperature and energy efficiency. (Continues next page)
19 California Buildings News • Q4 2018
Undulating roof. Photo courtesy of Tim Zasadzinski, University Photographer at Cal Poly Pomona.
The new student services building plays a critical role in the longterm development of the university, increases operational efficiency and enables growth. It replaces former student services and administration areas and consolidates key departments located elsewhere on campus. It also will serve as an easily accessible, one-stop service center to facilitate access, increase visibility and streamline operations for students and staff. “Cal Poly Pomona’s new student services building’s incomparable aesthetic and energy efficient design make it a perfect fit for an institution nationally recognized for its unique approach to learning and advancements in engineering,” said Jeff Marshall, senior project manager at C.W. Driver Companies.
Gourmet cooks will appreciate the wellappointed, energy-efficient kitchens. It New Uptown Irvine features a community park with built-in Multifamily Development barbecues, dining tables, shade trellis and open turf area to meet neighbors. “A haven of luxury within Orange County’s commercial and entertainment heart is Uptown Irvine, which has been increasingly attractive to new residents,” said Intracorp Vice President of Development Rick Puffer. Built on what was once an office park on the residential side of the Irvine Business Complex (IBC), this new 1.97-acre residential development stands at the forefront of a new wave of residential An exclusive new enclave of 39 townhousing and upscale amenihomes in Uptown Irvine offers access to the ties to grace Uptown Irvine. best schools, workplaces, shopping, dining According to KTGY and entertainment venues all within reach. Associate Principal Bryan The LUX by Intracorp Development was Sevy, LEED AP, “This new designed by KTGY Architecture + Planning. development fits right in It is a pedestrian-friendly, luxury, urban lifewith the fabric of the style community that provides easy access existing residential neighto the Southland’s major transport hubs and borhood. The majority of freeways, convenience to John Wayne Airport, the residential communities in the IBC are rental apartments and excellent walking trails, bike paths and golf courses. so it is exciting to give people homeownership opportunities, Priced from the mid $800,000s, LUX homes range from where there are professional jobs, shopping, dining and enter1,587 to 2,077 square feet. The contemporary, open floortainment all within walking distance.” plans feature three to four bedrooms and attached two-car Sevy continues, “The floorplans are open and thoughtfulgarages. Select homesites include private entry courtyards, ly designed around entertaining and social gatherings in the spacious decks for indoor/outdoor entertaining and either a home and offer the flexibility to accommodate a wide variety den or convenient first-floor bedroom with an en-suite bath. of buyer preferences. The kitchens are generous in size and a Master bedroom suites have large, well-placed windows to ground-level bedroom may serve as a bedroom, office or maximize natural light and expansive walk-in closets. studio space, ideal for professionals who work at home.” The LUX exterior and interiors. Photos: Lane Dittoe.
20 California Buildings News • Q1 2019
San Francisco’s New Hospital Showcases Latest Design Features Combination of New Technology, Patient-Centric Design Used For Best Outcomes Sutter Health’s new California Pacific Medical Center (CPMC) Van Ness Campus hospital in San Francisco features 11 floors and 274 acute-care beds, houses inpatient services with an emphasis on maternity care, pediatrics, transplant, emergency and cardiac care, among other primary care services. Every detail of the new hospital is geared toward creating an inclusive, healing environment, where high quality, technology, safety, efficiency and personal touches will continue to be the norm. The CPMC Van Ness Campus hospital occupies an entire city block between Geary and Post streets along San Francisco’s bustling Van Ness corridor. Across the street from the hospital, a ninestory, 476,000 square-foot medical office building will provide outpatient services, emphasizing the benefit of Sutter Health’s integrated network and its dedication to easily accessible care. The two buildings are connected via an underground tunnel. The medical office building is slated to open in spring 2019. The 274-bed Sutter CPMC Van Ness Campus hospital consists of close to 1 million square feet of acute care, diagnostic, clinical treatment and administrative space, which includes: 60 medical/surgical beds • 36 intensive care unit beds • 64 labor/delivery and postpartum beds • 35 neonatal intensive care unit beds • 6 antepartum beds • 25 pediatric beds • 8 pediatric intensive care unit beds • 16 operating rooms, including three dedicated to obstetrics • 30 post-anesthesia care unit beds • 38 exam/treatment rooms in the 24-hour emergency department, which consists of 31 adult treatment bays and 7 exam/treatment rooms that are dedicated to pediatrics. Top: aerial view of the hospital. Lower: family waiting room. All CPMC photos: Bill Posner, California Pacific Medical Center.
All 274 patient rooms are private and feature exterior city or garden views, with an abundance of natural light. There are five living roof gardens, including a public outdoor terrace The hospital design, which incorporates a theme of natural materials and touchable artwork, is focused on the well-being of patients, families and the surrounding community. Public spaces, including the main lobby and the Chuck Williams Café, are accessible via the main entrance on Van Ness Ave. The ambulance/ patient drop-off area is located off-street under a covered alcove to minimize the impact to traffic, and parking for 435 cars is available beneath the building. “Our new Sutter CPMC Van Ness Campus hospital will continue to deliver the kind of coordinated, patient-centered quality care that San Francisco expects and deserves from a Sutter facility—with safety, security and inclusive care being paramount with each visit,” said Vernon Giang, M.D., chief medical executive at CPMC. The hospital serves as the hub for all consolidated in-patient facilities and outpatient services. When fully complete, the campus will knit together hospital and emergency services, affiliated medical offices and specialty outpatient services— including lots of parking in a tight urban setting. (Continued on page 40)
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22 California Buildings News • Q1 2019
Beyond Open Spaces...To Tailored Solutions Too Much Office Noise for Heads-Down Workers Verses Useful Collaboration
Easterseals Southern California office designed by H. Hendy Associates provides accommodations for small private meetings. Photo credit: RMA Photography. Opposite page (upper and lower images): Intuit offices feature both collaborative open spaces as well more private spaces. Designed by WRNS Studio and Clive Wilkinson Architects. Photographer: Jeremy Bitterman.
Can we finally put to rest the debate over whether companies should have open-space work environments? No. Jamming lots of workers into open spaces may seem like a great way to save money on real estate, but that solution is counterproductive if it reduces the productivity and wellbeing of the most important asset of any organization: its people. And people cost a lot more than real estate at most companies and organizations. Bottom line: open-space work environments can be penny wise and dollar foolish. We know that isolating workers in silos or the reviled cubicles doesn’t stimulate collaboration in what is increasingly a creative- and knowledge-valued economy. So what works best? Architects and others involved in the debate have differing perspectives. Nicole Stubblefield, director of interiors, at Los Angeles’ architectural and design firm Omgivning, says “As a concept, open workspaces made a huge initial splash. They were said to improve collaboration, break down hierarchy and strengthen workplace culture. The reality has been more complex. Yes, open workspaces address many challenges. But every staff has differing preferences and working styles. And they’ll never fully sync up with the uniformity of an open space, especially without the option of visual or auditory privacy. It’s odd, but open offices can actually hinder the productivity, satisfaction and wellbeing of the workers these spaces were meant to support. “At Omgivning, we don’t advocate reverting to traditional office layouts or abandoning the open workspace. Rather, we design more meaningful arrangements, each of which responds to the needs of today’s clients and employees. In a single project, we employ a variety of options, some for sprawling collaboration, some for single-minded focus. We use ‘phone booths’ where privacy demands them and lay out communal areas with the needs of all users in mind—for instance, using sound-absorbing surfaces and privacy barriers along with pin-up walls and writable surfaces. In this ‘evolved office,’ a key goal is now to reduce external distractions and facilitate concentration. Filling the office with great employees —that’s up to our clients.”
Open Spaces Can Still Be Valuable Says Lawrence Scarpa, a principal at Brooks + Scarpa in Hawthorne, “Time and again I hear from solo practitioners how refreshing it is to work with other people. This is our very nature…to be with and collaborate with other people. While periodic privacy is important and necessary, it can be achieved in numerous ways that do not turn workspaces into individual silos. “Cubicles and segregated work desks discourage collaboration and exacerbate startup cultures that foster competition instead of teamwork. The result is a high-stress work environment that benefits neither employees nor companies. On the other hand collaborative workspaces foster camaraderie, progressive thinking and encourage friendships. Companies like Alphabet, Apple and even large legal firms are shifting to shared desks and other amenities that encourage further collaboration. Segregated work spaces are a thing of the past. Teamwork Over Competition!” Jennifer Walton, principal at H. Hendy Associates in Newport Beach, says, “The conventional open office is no longer hitting the mark. A lack of employee concentration and lower job satisfaction are contributing to a growing demand for open office 2.0, a stimulating workplace environment that supports employees’ daily functions and delivers on the company’s business objectives. Open office 2.0 features activity-based working environments that allow employees to choose where and how to work
based on tasks and preferred working styles with access to workstations infused with modern technology, all of which increase opportunities for learning and collaboration. To
support this concept, also consider creating a healthpromoting environment with biophilic design and WELLcertified spaces to boost productivity and retention.” Grace Eun at Culver City’s Clive Wilkinson Architects, who is a project manager on the Google Sunnyvale project, thinks of good workplace design as a healthy balance between We and I. “We have heard a lot about the pushback open workspaces are now facing, but we believe that’s largely due to poor implementations that don’t take all of the users nor their needs into consideration. (Continued on page 29)
24 California Buildings News
Aggretex Design Enhances Outdoor Space
hen a commercial office building’s management team envisioned an attractive deck and outdoor gathering place for its tenants, the team turned to Baker’s Floor and Surface to create a custom-designed pattern. “We created a unique look using wet on wet concrete technology from Aggretex,” says President Chris Baker. “The design features different colors, decorative seeding and a custom sawcut pattern for the space that extends for more than 14,000 square feet.” Aggretex is an ideal material for many spaces, as it can hide unevenness and inconsistencies on a surface. For this project, Baker’s installed Aggretex on a slope to ensure proper drainage. Once the material was cured, Baker’s ground and sealed all areas. The polished surface retains brilliant color, while revealing various particles and details. The completed project enhances the property and adds an environment where the building’s tenants can enjoy lunch or outdoor meetings. Businesses throughout the Bay Area turn to Baker’s for maintaining and enhancing metal, epoxy, concrete and stone surfaces. Do you have an upcoming project? Contact us to arrange a property visit.
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25 California Buildings News • Q1 2019
At 9th Place in LEED Standing, Is California Lagging Behind? Top USGBC Official Puts the State’s Green Buildings’ Efforts in Perspective California came in at number nine among American states on the latest U.S. Green Building Council list, which ranks states based on the number of LEED-certified square feet per person. Should we worry that the state’s environmental efforts are flagging? The USGBC released its annual list of Top 10 States for LEED (Leadership in Energy and Environmental Design), the world’s most widely used green building rating system. Now in its ninth year, the 2018 Top 10 States for LEED list is based on 2010 U.S. Census data and includes commercial and institutional green building projects that earned LEED certification in 2018. The full rankings are as follows by square footage per capita: Illinois (5.31), MA (5.3), WA (4.25), NY (3.76), TX (3.52), CO (3.39), HI (3.31), VA (3.17), CA (3.02) and MD (2.92). California consistently certifies hundreds of green buildings in the state every year. California certified 521 green buildings in 2018, representing 3.02 square feet of LEEDcertified space per person. “As a state, California has always been ahead of the pack, showing the rest of the country how to develop responsibly and sustainably through policy, practice, and public engagement,” said Taryn Holowka, senior vice president with USGBC. “Local and state advocates and officials have worked hard to make LEED and green building as accessible as possible to their communities and have improved quality of life for California residents along the way. With LEED v4.1, the expertise of builders and developers, and the dedication of our USGBC members based in California, I know the state will continue to be a leader in 2019 and beyond. Congratulations to everyone in California who contributed to this tremendous achievement.” Photo: Adobe Stock.
California’s Unique Path Toward Sustainability Wes Sullens, USGBC’s director of codes technical development told California Buildings News, “With regard to the LEED green building rating system, California has made the Top 10 States list since 2011. Every year since then, California has also certified more commercial and institutional projects than any other state. The range of total projects certified in California during this time is between the mid-400s and low600s. In 2018, California certified 521 projects, which translates to more than 112 million square feet. 2018 also saw California's highest number for LEEDcertified GSF per capita: about 3.02 square feet of LEED space per resident. I would expect the state to continue this pace of high-volume certifications.” Sullen continues, “Part of what’s driving that change from a certification perspective is a shift to focusing on performance, and specifically performance of existing buildings. LEED v4.1 is the newest evolution of the rating system and we have already seen uptake from projects in the state. JPL’s campus in Pasadena is one example of how a building owner is using the rating system to benchmark performance across water, energy, waste human experience and other categories for an entire portfolio. Their central engineering building was one of the first projects to certify using LEED v4.1 for Operations and Maintenance. “On the new construction side, building code has also helped set the pace for green construction. CALGreen is one of the most progressive green building codes in the country, and USGBC highlighted the state’s leadership in this regard last year by streamlining certain measures within LEED that align with CALgreen. Our hope is that by aligning the baseline standard of CALGreen with the voluntary leadership framework of LEED, it will be easier for projects to (Continued on page 32)
26 California Buildings News • Q1 2019
Surfaces Are a Matter of Styling, Care... And Workplace Design Value Most of the time we pay very little attention to what we’re walking on, unless we stumble or slip on it or if it deteriorates. But flooring actually has a lot more influence over our lives than we realize. Depending on its color and texture, it can create an entirely different mood: peaceful or bright and exciting or dull and depressing. The performance of surfaces can also become a value or an unwanted cost, depending on its reliability and endurance. Is it “pet-friendly” and can be cleaned easily? Support or detract from interior design styling? Architects and interior are very focused on such issues —as are facility managers who have to maintain surfaces. Lionakis Associate Principal Bret Harper says, “I always like to weigh the probability of the flooring material’s ‘trendduration’ against the flooring material’s ‘reasonableness of replacement.’ What this means is that while I have little compunction about installing a faux wood wide-plank vinyl floor in the very popular gray tones, it is because I know that the facilities will likely be refreshed in 10-12 years. However, using a trending faux wood porcelain tile may remain in a project for the Photo: Adobe Stock.
(Continued on the next page)
27 California Buildings News • Q1 2019
entire building’s life. This is where I opt for large scale, clean, timeless colors with minimal to no texture, allowing for more flexibility for the project to remain timeless.” Harper explains, “I feel timeless colors are colors that have stood the test of time through more than decades, maybe even standing strong through centuries. Many of us remember bleached hardwood floors seeing their day, and when they were in style they were amazing. Then everyone stained them back to what the material intrinsically was, which was the color of wood. When I say ‘timeless color’ when referring to porcelain tile, I classify that as neutral colors (or non-colors), such as white, black, off-whites, but avoiding tiles that are trying too hard to imitate materials they are not, or at least when you are concerned about the life of a project beyond 20 years. Those faux wood porcelain tiles will someday tell of a fashion in flooring that represents a period of time. That is all okay depending on the life of the project overall. If you are working on a project that has a life of over 20 years where the flooring will not be touched or updated, then maybe it is worth reconsidering that decision and going instead with neutral and letting the trends in design be manifested in materials that are easier and less expensive to change out over time.”
Angela Ryan, studio manager, interior architecture & design at Ware Malcomb, says, “Historically, an overarching theme in flooring selection has been centered around timelessness to maximize real estate value. While that is still prevalent, many of our clients are seeking a “resi-mercial” design style to create an environment to attract and retain top talent. “The incoming generations desire a blurred line between ‘work and life’, ‘home and office.’ The workplace is now a space to foster socialization, and build meaningful, fulfilling careers. This hybrid workplace enhances an organization’s character and communicates an inviting environment to current or prospective employees. By selecting a timeless flooring finish with natural elements as a palette base and layering in resi-mercial or trendy details through furniture and lighting, we are able to convey the desired atmosphere with the benefit of long-term real estate value. The furniture and lighting details are more easily changed with shifting trends providing a cost-efficient option to clients.”
(See Flooring Product Focus on page 28.)
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28 California Buildings News • Q1 2019
Eliminate Trip and Fall Risks with the Mat That Sticks Facilities are ditching risky rental rugs and switching to Grippy® Floor Mat, the world’s FIRST adhesive-backed mat, because it’s the only PROVEN solution for creating safer walkways and reducing liability claims. Unlike the bunching up, shifting or flipping over of rental rugs that cause trips and falls, Grippy Mat stays put and now offers Grippy Carpeted Entrance Mat, the first adhesive-backed mat that combines safety and performance with stylish good looks. Visit: https://www.newpig.com/grippy35
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Revolutionary Restoration Outdoor stone and concrete surfaces experience extreme wear and tear. In addition to foot Top taped-off area shows and bicycle traffic, the surface area that has been restored. these surfaces are also subject to extreme weather conditions. While these materials are built to withstand extreme weather and traffic, these surfaces eventually wear out and need to be cleaned, re-surfaced or replaced. Bay Area–based Baker’s Floor and Surface, which specializes in updating and improving outdoor stone surfaces, demonstrated its effective stone restoration process on stairs at an outdoor plaza. Stone restoration is used for a number of reasons. It might be used for surface roughening. Engraving tiny craters or thin tracks on stone improve slip resistance. This process improves safety and helps eliminate trip and fall hazards. Restoration is also used to grind flat concrete floors, loosen old floor coatings such as paint and epoxy, and create a smooth, even surface. The process comes from the European art restoration world and can eliminate the cost of replacing materials that are still in good condition. After the initial restoration process, many customers choose to seal the stone. This protects it from surface damage, corrosion, and staining and can also save time and money in the long run. Sealing blocks water from penetrating the surface, helps keep out salt, chemicals, dirt, and plant growth, and extends the life of the stone. Learn more at: www.bakersfloorandsurface.com
29 California Buildings News • Q1 2019
Beyond Open Spaces (Continued from page 23)
“Styles of working and forms of communication are changing rapidly, so workplace design needs to be constantly evolving to support those changes. Designing a successful open office requires a balance between ‘We’ and ‘I’ spaces. The ‘We’ should provide enough transparency to support inter-team collaboration and learning opportunities, whereas the ‘I’ should allow for controllable privacy and individual ‘heads-down’ spaces for more focused, individual work. “Breaking down spaces that will be manageable scale-wise and accepted by their users is crucial. The correct scale will allow for visual and physical connections between individual users, teams and departments. In addition, breakout spaces and a variety of amenities should be strategically placed to encourage comfortable yet spontaneous interactions.” Top and center images: DLR Group's Los Angeles Studio provides for spaces that support open collaboration as well as those suited to focused work with limited distractions. Photo credit: Andrew Scott Photographix.
Behr Paint Company's offices, designed by H. Hendy Associates, features activity-based working environments. Photo credit: Sherman Takata, Takata Photography.
Alison Zeno, a workplace leader at Los Angeles’ DLR Group, says, “I think the term ‘open office’ is a misnomer. DLR Group designers have actually moved away from that phrase because it doesn’t convey the nuance and fine tuning needed to create a workplace that facilitates the free flow of ideas and innovation. Instead, we focus on creating a balanced office where employees of different modalities can thrive. “There is no one-size-fits-all solution when it comes to how we work today —we all work a little bit differently. Success comes from tailoring solutions to each client’s culture and workflow, from providing choice. At DLR Group, we advocate for professional environments that support both open collaboration and address the need for focused work with limited distractions.” n
30 California Buildings News • Q1 2019
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31 California Buildings News • Q1 2019
Three Major Commercial Real Estate Trends in 2019 By Kathy Mattes There have been many articles in business and real estate publications over the past two months that reviewed the results of 2018 and made projections for 2019. My attention was drawn to three topics that I found to be trend-changing, but which may attract some unintended consequences.
When you leave the merchandise area you pay for those items immediately via your credit card, and an invoice is emailed to you. This simple and easy manner of shopping sounds good, except to the portion of our population without smart phones and credit cards.
Opportunity Zones Opportunity Zones are the next big thing, as a result of the 2017 tax reform legislation that provides tax benefits to investors who invest capital gains in under-developed areas and thereby defer and reduce their capital gains taxes. Retail The rules require investors to place unrealized capital gains The Amazon HQ2 mania turned out to be a dud when into Qualified Opportunity Funds which will then deploy this retail behemoth decided to locate its second headquarthe money into one of 8,700 designated opportunity zones ters in two cities, Long Island, NY and Arlington, VA, around the country. Some clarifying rules came out in late rather than one city, thereby diluting the benefits to the 2018 and more are still to follow. In spite of the uncercities selected, but not the tainty, the Wall Street Journal incentives they provided. Since reported that billions of dollars that announcement, the NYC have already been placed into location has been cancelled. these QOF’s, resulting in the At the same time, other cities number of sales in these zones have seen increases in Amazon jumping 80% in 2018. occupancy around the counCalifornia represents about try, including San Francisco 10% of the opportunity zones where it has leased 500,000 SF. that have been designated, with Amazon is everywhere now, the zones focused on the San as is its impact on retailing. Francisco Bay Area counties, Online retailers realize Los Angeles, and San Diego the importance of a brick and and Orange counties. The conmortar location to build brand cerns related to this program and product identity. are reflected in comments by Online retailers realize the importance of a brick and mortar Even Amazon is expanding the SP Group, which anticilocation to build brand and product identity. with its Amazon Go format, pates that residential rents will which has been rolled out with four stores in Seattle, increase as a result of these investments, thereby resulting two in San Francisco and four in Chicago. This concept in this tax break looking like a “subsidy for gentrification.” attempts to enable “grab and go” shopping, using only Those same concerns will impact commercial space as well, technology and no people (well, maybe a few). The future as gentrification of a neighborhood increases all property of this non-cash retail concept is yet to be seen, however, values. Additional subsidies and incentives may be necesas issues have arisen relative to those who are excluded sary in order to keep rents affordable. Those working in from shopping there with “just” cash, as has recently been major urban and suburban markets around the country reported. In order to shop at Amazon Go you must have a may start to see this activity as early as 2020. smart phone, with the Amazon Go app loaded on it, and PropTech an Amazon account, with an active credit card and email The development, financing, management and leasing address attached to it. The app lets you enter the merchanof commercial real estate continued to be done using olddise area of the store. When you take something off the school methods for a very long time, even after the first shelf, the app puts that item into your Amazon shopping tech boom. However, PropTech, as it is referred to now, cart. If you put it back, it takes it out of your shopping cart. is no longer a new concept. Within the past two years Photo: Adobe Stock.
(Continued on page 41)
32 California Buildings News • Q1 2019
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not only build to code but also make it easier to achieve LEED certification. As CALGreen continues to evolve over time (such as the recent adoption by the Building Standards Commission of bold new electric car charging requirements for multifamily buildings starting in 2020), our rating systems are able to leverage and amplify Califorinia's best practices.” Sullens further explains, “Much of California’s green building activity is underpinned by the state’s long history of enacting forward-thinking environmental policy. Particularly in the last few years, California leadership has continued to step up commitments to reduce resource consumption and curtail carbon emissions and adopted policies to combat the effects of climate change and protect communities. USGBC provided a full run down of bills and executive orders passed in CA on this topic available here. In terms of energy performance, the state is also doing well. According to the ACEE 2018 State Energy Efficiency Scorecard: CA ranks #2, and led energy efficiency efforts in three areas —buildings, transportation and appliances. So the trend in California is… leadership! The state continues to lead and reach for higher-heights with respect to sustainability: both at the regulatory level (though building codes) and at the leadership level (through the use of LEED in public and private buildings).”
LEED’s National Impact and Greenest States’ Standings “Over the past 25 years, the U.S. Green Building Council, its member companies and the green building community have come together to make our planet stronger, greener and more sustainable through LEED,” said Mahesh Ramanujam, president and CEO, USGBC. “These Top 10 states are examples of how we can create lasting, measurable change and improve the quality of life for everyone in our communities. A better future requires a universal living standard that leaves no one behind—and that future would simply not be possible without the extraordinary work being done in these states.” The states that made this year’s Top 10 are home to 128 million Americans, and the more than 1,800 buildings that certified in 2018 represent more than 468 million gross square feet of space. Buildings that are LEED-certified create healthier spaces for people, as well as use less energy and water, reduce carbon emissions and save money for families, businesses and taxpayers. n
33 California Buildings News • Q1 2019
IFMA Orange County Names “Awards of Excellence” Winners Some of Orange County’s best facilities were recogat Heroes Hall, a museum on premises dedicated to honornized by the Orange County Chapter of the International ing those who served in our armed forces with honor and Facility Management Association (IFMA-OC) recently distinction. Bravemind is a virtual reality experience created when the chapter conferred its Awards of Excellence by USC’s Institute for Creative Technologies to enhance winners for projects and programs that demonstrate established therapeutic techniques to treat post-traumatic innovation and excellence in modern facilities. Among stress. The immersive tool is also used for resilience training those awarded were: for soldiers before they are deployed. The exhibit at Heroes The MET: The Met is a recently renovated asset to the Hall offers guests a chance to experience life-like virtual South Coast Metro area of Orange County/Costa Mesa. reality battlefield scenarios through special video headsets. The amenities and Jerry Eldridge of social environment OC Fair & Event created include Center accepted private shower the award. suites, refreshment Whittier bar, massage chairs, College: The recMETroNaps Sleep ognized project Pod, yoga room, was an energy Zen garden view, management food truck runway, control system conference center, upgrade for the gaming area, private Campus Center at balconies, campus Whittier College. and clubhouse The Campus lounges and event Center consists green. of food services, These new bookstore, student Whitter College's Energy Management Control System. Image credit: Henry Franco, Climatec. amenities were renclubs and adminovation of the lobbies, maintaining energy efficiency and istrative offices. Climatec installed a new BACnet Energy maintaining tenant satisfaction. The team completed this Management Control System (EMCS) for the Campus transformation on time and on budget. Colleen Mobley of Center and new BACnet controllers and space sensors McCarthy Cook & Company accepted the award on behalf for the existing Water-Source Heat Pump Units. They of The Met. interfaced with the existing control system that no longer Branded Group’s exponential growth was impacting operated effectively and efficiently. The existing system productivity and engagement, so they embarked on a controlled the central plant (i.e. cooling towers, boilers, project to design and build a new headquarters, with a goal domestic boilers, pumps, and VFDs). Climatec provided of improving the quality of the team’s work life. The new integration, programming, sequencing, and new system space is aesthetically pleasing, featuring open space, and graphic pages to our existing Enterprise Alerton Compass has more windows than walls. They wanted to utilize the frontend. The Alerton system was already existing, and part expanded space in new ways that would further increase of the newly constructed Science Building. The monthly employee engagement, resulting in two creative projects, average savings benefit from the project is averaging $6,000 a Zen room and a game room. This allows employees to per month since the installation with a return on investhave space to relax and unwind or to recharge and spend ment of 1.5 years. Jonathan Estrella accepted the award on time with others. The open office environment has enabled behalf of Whittier College. (See image above.) the team to be more productive, fully enjoying their work Capital Group Capital continues to focus on energy day while embodying Branded’s core value to #BeBetter. management at their 611,000 square-foot office facility in Melissa Perez and Alexandra Sanchez of Branded Group Irvine. The team, working with onsite vendor service accepted the award. providers, installed 11,000 LED lights in 2018. Currently, OC Fair & Event Center: OC Fair & Event Center was 95% of the campus interior lighting is LED, lowering the recognized for its innovative exhibit, Operation Bravemind, Campus electrical expense by $30K versus the previous year. (Continued on page 43)
34 California Buildings News
Robert Redford Project Gets Top Green Award
The Los Angeles Chapter of the U.S. Green Building Council (USGBC-LA) presented the 8th Annual Sustainable Innovation Awards (SIA), with the Project of the Year awarded to the Robert Redford Conservancy for Southern California Sustainability (Pitzer College), a net zero, adaptive reuse model for existing buildings. L.A.’s “Oscars” of green building, the awards affirm a project team’s commitment to a sustainable built environment and reflect the chapter’s emphasis on energy & water savings, air quality, good design, community engagement and equity. The SIAs are open to projects certified under any sustainability rating system. The Robert Redford Conservancy for Southern California Sustainability (Pitzer College) was once an abandoned historic building which had been damaged in a fire. It has been transformed into a LEED Platinum Certified learning environment which is educating the
next generation of change makers at Pitzer College. The 12,000 square-foot project is also tracking towards Zero Net Energy operation and, eventually, certification. Noted one judge, “Tracking to net zero for adaptive reuse is no easy task, and is to be commended.” Ninety-one percent of the existing building structure/enclosure was reused and reinforced to extend the building’s life cycle by over 50 years, contributing to the vast reduction in embodied carbon. The construction and demolition waste to landfills was reduced by 95%. Passive design elements included extensive daylighting, thermal massing and natural ventilation. Some of the elements in the building serve a dual purpose. For example, the skylight well also acts as a thermal chimney, and the outdoor photovoltaic array also serves as the outdoor classroom cover. Roof gutters and downspouts direct storm water to porous vehicular paving and detention basins absorbing 100% of on-site storm water runoff which eliminated the need for municipal form sewer connection and filtration. The design strategy used passive elements of the original design to provide a highly efficient HVAC system and decrease the size of photovoltaic system.
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California Buildings News • Q1 2019
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BOMA San Diego Honors Public Officials of the Year The San Diego Building Owners & Managers Association (BOMA) recently announced its 2019 Public Officials of the Year Award to Assemblyman Todd Gloria and San Diego City Council President Georgette Gomez. The award is given to local and state representatives that exemplify extraordinary leadership on issues of relevance and critical importance to the commercial real estate industry in the San Diego region. “After careful consideration by the BOMA San Diego Board of Directors and on the recommendation of the BOMA SD Government Affairs Committee, the Board unanimously conferred their 2018 Public Official of the Year Award to City of San Diego Council President Georgette Gomez and California State Assemblyman Todd Gloria,” stated Tom Magnussen, president of BOMA San Diego. “In addition to their leadership in San Diego, as well as at the state level, they were recognized specifically for their support of transparency, inclusion and their support at their respective entities for transit-oriented development and housing to help meet our region’s employment and shelter needs.” Photo: Adobe Stock.
Assemblyman Todd Gloria, a second-time award recipient, is recognized for his years of public service, advocating for affordable housing solutions and most notably securing $10 million in funding for homeless youth services. Most recently, Assemblyman Gloria’s focus on housing issues in the state legislature caught BOMA's attention, including his introduction of AB 2372, known as California’s Sustainable and Affordable Housing Act (CASA), which was recently signed into law, which would make it easier to development around transit areas throughout the State of California. He has announced his candidacy for the 2020 San Diego mayoral race. San Diego Council President Georgette Gomez's local efforts to develop high-density affordable housing along transit corridors were also recognized. Through effective leadership, Council President Gomez, as Chair of the Metropolitan Transit System (MTS), spearheaded a newly adopted policy allowing for the use of MTS property for much needed new stocks of both affordable and market rate housing adjacent to transit.
36 California Buildings News • Q1 2019
Solar-Powered Carports Program Launched
2019. AB 802, which will take effect in June, requires all California multi-family building owners to disclose their properties’ energy usage to reveal their level of Title 24 compliance. Leveraging solar energy will be a SDC Energy, a leading provider of commercial solar critical component in compliance strategies. financing, has a launched a Powering Title 24 Program Powering Title 24 is a trio of services that leverages with partners Baja Construction and Grid Technologies. parking structures into solar generating carports, comCalifornia is the first state in bining intelligent software the country to require solar that monitors the electricity energy on all new residential produced and integrates properties under three stories billing systems to enable by 2020. Unique in the solar the sale of solar power to industry, Powering Title 24 tenants. The linchpin of the combines solar carports, virtual program is custom financing net-metering software and that provides secure, flexitax-enabled financing to help ble terms for solar installers apartment builders and ownand their customers while ers convert Title 24 mandates enabling private investors into long-term benefits. to cut their tax bills with “Powering Title 24 turns PV incentives. compliance into profits,” says Solar carport installation. Photo courtesy of Baja Construction. “California’s solar Charles Schaffer, CEO of SDC mandate shines new light Energy. “Solar carports generate tax credits and accelon the value of building green communities,” says erated depreciation benefits that offset all of their conBrandon Morford, CEO of Baja Construction. “Because struction costs. Working with our partners, we can build we already build 70% of all multi-family carports in PV-powered carports essentially for free while creating a California and lead carport manufacturing in the solar new revenue stream for multi-tenant property owners.” industry, we can quickly supply builders with a very Multifamily properties will see even more changes in cost-effective solution.”
Continued Healthy Construction Growth Forecast Office & Public Safety Buildings Lead the Way
Nonresidential construction spending on buildings is projected to grow by 4.4 percent through 2019, according to a new consensus forecast from The American Institute of Architects (AIA). Healthy gains in the industrial and institutional building sectors have bolstered growth projections for 2019; however, the AIA Consensus Construction Forecast Panel—consisting of leading economic forecasters—is suggesting that a broader economic downturn may be materializing over the next 12-24 months. Learn more about this Consensus Construction Forecast online. “Though the economy has been performing very well recently, trends in business confidence scores are red flags that suggest a slowdown is likely for 2020,” said AIA Chief Economist Kermit Baker, Hon. AIA, PhD. “These signals may be temporary responses to negative short-term conditions, but historically they have preceded a more widespread downturn.” (See chart at right.)
Market Segment Consensus 2019 2020 Growth Forecast Overall nonresidential building 4.4% 2.4% Commercial/industrial total 3.5% 0.6% Hotels 3.9% -0.7% Office space 5.1% 1.2% Retail 1.9% 0.4% Industrial total 4.8% 2.7% Institutional total 4.8% 2.9% Public safety 6.8% 4.9% Healthcare facilities 4.0% 3.6% Education 5.5% 4.1% Amusement/recreation 4.4% 0.6%
37 California Buildings News • Q1 2019
SF Giants’ Oracle Park is First LEED Platinum Sports Venue USGBC Recognizes Able Services & Goby for Their Efforts Oracle Park, formerly AT&T Park and home of the San Francisco Giants since 2000, received LEED® Platinum Certification from the U.S. Green Building Council (USGBC). The LEED (Leadership in Energy and Environmental Design) for EBOM (Existing Buildings, Operations and Maintenance) rating system is the foremost program for buildings, homes and communities that are designed, constructed, maintained and operated for improved environmental and human health performance. This LEED Platinum Certification for an existing building makes Oracle Park the first major league ballpark to receive this honor and recognizes the Giants and its partners, Able Services and Goby, for their efforts to achieve sustainability and efficiencies in the daily operations of Oracle Park. Oracle Park and the Giants received LEED Platinum Certification for an existing building, one of the most challenging category certifications to achieve under the rating system, in the areas of sustainable sites; water efficiency; energy and atmosphere; materials and resources; indoor environmental quality; innovation in design; and location and transportation. The Giants are no strangers to the LEED Certification process having received both Silver (2010) and then Gold (2015) Certification in the past decade for their concerted efforts to conserve power and water, recycle waste and implement renewable energy sources and programs at Oracle Park. Oracle Park entrance and recycle center. Photos: ©2019 S.F. Giants
“For years, the San Francisco Giants have been steadfast in their pursuit of a sustainable environment at Oracle Park,” said Paul Hanlon, Major League Baseball’s Senior Director of Ballpark Operations and Sustainability. “Through their extensive recycling and environmental efforts, which includes consistently recording waste diversion numbers of 94 percent and greater since 2012, the Giants have achieved the impressive feat of having Oracle Park receive the first LEED Platinum Certification among MLB ballparks, and thus continuing to be a leader throughout all of sports. We commend their efforts and look forward to their continued growth.” Created by the USGBC, the LEED program was designed to guide and distinguish high-performance buildings that have less of an impact on the environment, are healthier for those who use the building and are more profitable than their environmental counterparts.
Programs & Measures Implemented at Oracle Park to Earn LEED Platinum Certification w Investing energy credits—Oracle Park is offsetting 50 percent of its energy use w Implementing an ongoing commissioning plan that ensures continued operational efficiency w Demonstrating a more than 75 percent reduction in conventional commuting trips for employees w Instituting water-efficient landscaping—resulting in a more than 50 percent reduction in water usage from improved irrigation technology systems w Improving water efficiency in domestic water fixtures which include toilets and urinals w Diverting more than 94 percent of waste from landfill through an aggressive recycling and composting program w Installing LED Field Lights for over 55 percent energy reduction in field lighting
38 California Buildings News • Q1 2019
Turbo-Teching Construction (Continued from page 7) Document Management – PlanGrid’s focus on document management allows project teams to stay up to date with the latest drawings and issues that come up on a project which helps teams eliminate waste and rework. Laser Scanning – Reality Capture and the use of 360 pictures provides teams with the most efficient way of documenting existing conditions, construction progress and final as-builts. These procedures are relatively fast and provide a high level of accuracy. Innovation Through Standardization – Once we identify a technology and process, Pankow documents it as a standard so other teams can benefit. To do this, we use Promapp, an interactive process mapping and knowledge sharing database where we tell the story of how we perform our work. Promapp is a game changer. As we tell our stories in Promapp, we create a collaborative environment where we can all learn about what works, what doesn’t, and share solutions and improvements to innovate on the existing standard. Promapp supports us by providing a place to describe and capture how we perform our work. It allows us to test and improve upon a standard. We start with a baseline for how work is performed and then identify problems, and ‘poke holes’ in assumptions about our activities and our expected outcomes. The feedback through this knowledge sharing destination helps guide us toward improvements and solutions in support of our goal of continuous improvement,” concludes Perez C.W. Driver’s managing principal, Peter Kovacs, says, “We firmly believe that performing a thorough constructability review is one of the most effective ways to proactively mitigate risk, reduce change orders and minimize delays during construction of any project. Our consulting division, Driver Consulting Group, has taken the constructability review process to a new level by assembling a team of review experts and providing them with state-of-the-art hardware and software. Each work station is comprised of a high-performance PC, two 43-inch 4k monitors and the Bluebeam Studio platform. This allows them to efficiently redline plans and collaborate with each other as necessary.” Bill Wilhelm, president of R.D. Olson Construction, says, “Technology is an integral part of our successdriven business model at R.D. Olson Construction and we’re continually seeking to integrate the latest advancements. We’ve recently updated every platform across company lines. “All our operations are now cloud-based. Important data is secured and highly accessible, with cloud storage available
24/7 through any browser or mobile device. Collaboration and information sharing with external users is straightforward and more manageable. We’ve also centralized all our data into Microsoft SharePoint and Office 365, which allows the latest technologies to run on the backend and provides the most current product feature set as well as access to the Microsoft technical support team. “We’ve integrated our contract management software and accounting software with our own custom program, expediting communication between departments and companies across the board. We’ve added webcams and drone footage of our construction sites to our company website, allowing clients to view their projects in real time while greatly enhancing our marketability. Aerial footage also has helped us be more efficient in staging and safety management. All of these leading-edge applications ensure that both our clients and employees are getting the best possible experience.” Don Bowden, CEO, BuilderChain Inc., founded one of the companies that is enabling more efficient construction. He says, “There are many efforts to incrementally improve the current business processes that are commonly used in the construction industry. And many of those efforts are quite effective. But the construction industry is now at a profound ‘inflection point.’ Where new technology doesn’t only allow for some marginal improvement to the construction industry’s current processes, but where entirely new and completely different business processes can bring productivity gains that couldn’t even be conceived of previously. “And what technology will bring such a dramatic and game-changing impact to our industry? Changes that will rock the core foundation of how the construction industry will work in the future? The blockchain will have that impact. The blockchain coupled with artificial intelligence represents the fourth industrial revolution. Our industry, along with every other industry will not be able to avoid it. “Why will this next wave of technology be so impactful? Because it will drive significant value to the customer. Waste, either in costs or time, will be a luxury our industry will no longer have in the future. Unnecessary intermediaries will be factored out of the value chain. These new “value chains” must be re-envisioned from the ground up. Where entirely new business processes are engineered from a ‘blank slate.’ Then, and only then, will we see the productivity gains our industry needs to drive to our ultimate consumer.” n Photo: Adobe Stock.
California Buildings News • Q1 2019
Mobile Storage Solutions Every project has its own unique challenges, and keeping tools and equipment organized is just one of the many important aspects of a well-managed job site. National Construction Rentals offers mobile storage containers in many sizes, so additional room is never an issue. Whether it’s 10, 20 or 40 feet in length, every unit offers the maximum in usable space. For additional information, call 800-352-5675 or visit www.rentnational.com today.
Starline’s Track Busway a Flexible Solution Universal Electric Corporation, the manufacturer of Starline, is a global leader in power distribution equipment. Starline’s revolutionary overhead Track Busway system combines the flexibility of track lighting with the ability to power other equipment, such as security cameras and speakers. In addition, with Track Busway you can hang unistrut straight from its housing, meaning there is no need for an extra hanging structure like there is with traditional track lighting systems. (Above: the Track Busway is shown on the right side of the ceiling.)
Kee Walk® with Guardrail Kee Walk with integrated guardrail is a modular, OSHA-compliant fall protection solution that stands up to inclement weather. A non-penetrative and level walkway on the rooftop surface, it offers the added security of a single or dualsided handrail system. Engineered for all roof types, including pitched metal profile and standing seam roofs up to a 35° slope. Anti-slip treads eliminate risk while uni-formly distributing the pedestrian load over its route. Learn more at: KeeSafety. com/products/kee_walk_with_guardrail.
40 California Buildings News • Q1 2019
New San Francisco Hospital Pioneers Unique Seismic Technology Engineering Method Used Extensively in Japan to Protect Structures in Earthquake Sutter Health’s new California Pacific Medical Center (CPMC) Van Ness Campus hospital in San Francisco includes first-in-the-nation seismic technology, which is designed to allow it to withstand a major earthquake. The 11-story structure incorporates 119 innovative viscous wall dampers which absorb very strong movement and reduce overall stress on the building. This technology has been used in dozens of construction projects in Japan—including many high-rise buildings—over the past 25 years. These are the first ever viscous wall dampers incorporated into a building in North America. Jay Love, senior principal engineer at Degenkolb Engineers and the engineer of record for the project, said, “With the latest seismic technology in place, the new CPMC Van Ness Campus hospital is prepared to continue to deliver healthcare services when the next ‘Big One’ strikes.” Based on stringent testing and analysis, viscous wall dampers absorb approximately 90 percent of the energy from an earthquake. When minor or even violent shaking begins, the dampers go into effect. This substantially decreases building movement, especially in the upper floors where seismic accelerations are typically the greatest. In the event of a major disaster, Sutter’s CPMC Van Ness Campus Hospital is built to sustain itself for at least four days off the city utility system, with the support of three emergency generators, food, water and the ability to safely store sewage. Installation of the dampers has reduced the structure’s
reliance on steel alone to strengthen the building. Without it, the hospital would have required up to 60 percent more steel and more bracing frames on the column lines of the building. Factoring in the cost of the dampers with structural steel, Sutter Health saved 25 percent on the total cost of the building’s structural steel, money that was able to be used in other areas of the project. Viscous wall dampers are made of two pieces. The first is a simple steel box that fits into the width of the exterior wall space and connects to the floor girder below. The second is a vertical steel plate that inserts into the steel box and is connected to the floor girder above. The plate is free to move horizontally through a polymer viscous fluid in the box. The fluid, polyisobutylene, is a synthetic elastomer that absorbs the earthquake’s energy when the plate pushes its way through the fluid as floors move horizontally from one another. (See viscous wall damper above.)
California Pacific Medical Center (Continued from page 20) “Thanks to being part of the Sutter Health integrated • Badge-enabled containers keep contents secure, track infornetwork, this new Van Ness Campus hospital was built mation and reduce staff time spent transporting samples, with the most technologically advanced, supplies and medications between the patient-focused design details in mind,” laboratory, blood bank and pharmacy. said Dr. Warren Browner, CEO of The hospital’s fast-tracked construcCPMC. The hospital uses the latest tion delivery is attributed to the team’s innovative technologies designed to implementation of the Integrated reduce infection and increase efficiency. Project Delivery process. This utilizes For instance: a cohesive design and construction • AeroScout Hand Hygiene Monitoring approach that keeps costs down and technology leverages the hospital’s predicts construction challenges ahead Wi-Fi infrastructure to automatically of time, so they can be resolved withidentify (via badges) when out time-consuming delays. caregivers sanitize their hands. Imagined as the urban hospital of • The smart pneumatic tube system the future by SmithGroupJJR, the $2.1 Tech-enabled patient room at CPMC. works like an underground freeway billion project achieves economic, enviinterchange to deliver medications, samples and supplies ronmental and social sustainability. Construction was led by throughout the hospital swiftly, safely and securely. general contractor HerreroBOLDT. n
41 California Buildings News • Q1 2019
LUMINA (Continued from page 5) 5,500 square feet of customizable indoor space and 300 offers approximately 45,000 square feet of state-of-thesquare feet of outdoor space. art amenities. To help potential buyers envision the layout possibilities “We’re extremely proud of what we’ve created here at in these shell homes, Jeff Schlarb Design Studio has created LUMINA,” says Carl Shannon, Senior Managing Director at three storyboards with different schemes and creative floor Tishman Speyer. “We see these two penthouses as the crown plans. One of these plans jewels this community, and was then staged and fully whoever decides to make furnished in a penthouse their home here will not just shell by interior designer receive an expansive floor Green Couch. The staging plan with stunning views— includes striking and they’ll get one of the last imaginative murals painted opportunities to join this by celebrated Mexicanamazing community that American artist J. Manuel has grown so much over Carmona. the past few years.” Since LUMINA released With major San its first phase of homes in Francisco-based employthe fall of 2014, the high-rise ers such as Uber, Lyft, luxury community has been Slack, Airbnb, and Instacart LUMINA penthouse with staged interior. Photo credit: Steelblue. a top choice for homebuyers rumored to be launching seeking a premier urban lifestyle. LUMINA has been IPOs in 2019, there is no shortage of demand at the upper a cornerstone of the up-and-coming Rincon Hill area as echelon of the luxury home market. the neighborhood has grown up around it in recent years Each penthouse boasts dramatic, double-height ceilings with new shopping, dining, and lifestyle options. These in the living area, with 20-foot-high glass walls that reveal two fully customizable penthouses are the final opportunity panoramic vistas of the City and the Bay, and a private for homebuyers to join the LUMINA community, which outdoor deck. n
Major Real Estate Trends (Continued from page 31) commercial real estate firms have fully embraced technology to become more information efficient. So, what is PropTech? Vincent Lecamus, with M, defines it simply: “It’s a collective term used to define startups offering technologically innovative products or new business models for the real estate markets.” Demand for tech solutions to help make it more efficient for brokers to find and conduct deals, for landlords to manage properties, and for investors to raise funds is expected to accelerate in 2019. There is no question that connectivity is no longer an added benefit, but a must in commercial buildings (residential also!). However, Andrew O’Donnell, EY EMEIA Real Estate Leader, offered a warning that if landlords spend too much time focusing on every sensor and every piece of infrastructure, there is risk that it will be the wrong hardware, and within two to three years may be obsolete. In spite of the fact that this
industry has piqued the interest of VC companies, which have poured $3.3B into PropTech companies across the globe, it seems that a bit of caution is in order, to allow this industry to mature before too much money is spent on new technology that will soon be replaced by even newer technology. All in, I am left with the thought that thinking before following all of the new trends is not a bad thing. In the struggle to keep up and to excel, we may take steps that result in unintended consequences. The opportunities afforded to real estate and the community at large are vast, and we should be thoughtful about which ones we adopt. n Mattes is a San Francisco–based real estate consultant and adjunct professor and can be reached at www.kathymattes.com
42 California Buildings News • Q1 2019
Marketplace (Continued from page 11) with community needs. When you look at Marin Country Mart, there is a wide variety of amenities— restaurants, coffee shops, clothing stores— but there’s also a post office and a barber shop along with other services that are catered to the surrounding community. Having access to a range of activities in one place is very attractive. For example, if you visit Marin Country Mart, you can check out the book store, get lunch at Belcampo and then drop a package off to be mailed, people will come. Integrating housing or live/work opportunities within these properties is a compelling proposition, especially because of the need for expanded housing options in many urban and
suburban areas around the country. The integration of housing and office space also creates an opportunity for the inclusion of grocery, pharmacy and other services. Q: You seem to derive so much from community flavor in your projects. Is this true and what are some examples?
BCV Architecture + Interiors considers its work ‘culture-driven’ and we spend time getting to know the community and context behind each project; this is an important step in ensuring a project’s long-term success. This is true of many of our food and market hall
projects, such as Oxbow Public Market in Napa, as well as for larger ‘town center’ projects like the Sacramento Railyards development and Hollywood Park in Los Angeles. It’s also an important step in the design of many of our restaurant and hospitality projects, including those we’ve worked on within the airport setting. A recognized trend in many airport renovations and expansions across the country is to increase the quality of food and retail offering for travelers, with a focus on bringing exciting and diverse local businesses to the concourse. We have been fortunate to work with airport F&B operator Tastes on the Fly on a number of these projects, including the pioneering Napa Farms Market concept as well as airport locations for Mustards Grill, the famous Napa institution, and Samovar Tea Bar + Café, the celebrated San Francisco tea purveyor. At Denver International Airport, we’re currently working on the design of The Post Brewing Co. and Jax Fish House, two new restaurants from beloved local brands that will occupy the newly
renovated Great Hall. In designing projects at a range of scales, we like to fully explore with our clients who the user is and what the surrounding community needs in order to design a successful place that will endure and stand the test of time. Q: Can we expect a revival of community centers, both urban and suburban in the future?
Community centers have always played important civic roles as places of gathering, commerce and culture, and there is clearly a demand for them today— BCV continues to address some of these central themes in community center projects in Toronto and South Carolina, as well as in California. California will likely continue to experience the growth of new mixed-use developments and the re-positioning of existing properties with a focus on creating denser, more walkable environments, including those with residential and office components. One caveat is that not every mall property is a community center, and not every urban food hall is a town square —successful development takes careful planning and an understanding of the needs of the greater community. These considerations are important for the long-term viability of a project. n Top right: Sacramento Railyards. Image credit: ATChain. Center left: Gotts at the Bon Air Center. Photo credit: David Wakely.
43 California Buildings News • Q1 2019
Rental Housing (Continued from page 8)
Every Day in Property Management is Different. Let IREM® Be Your Constant.
n A tenant is in possession of the unit where the
violation occurred; n The owner had no actual knowledge that the tenant was cultivating cannabis; and n The owner has a lease agreement that prohibits the illegal activity. CAA’s rental agreement specifically prohibits this marijuana activity on the property.
Inspired by the #MeToo movement, more California small businesses—including those in the rental housing industry—will be required to conduct training to prevent sexual harassment. SB 1343 by state Sen. Holly Mitchell, D-Los Angeles, expands the training requirements to businesses with as few as five employees, including temporary and seasonal workers. Until now, sexual harassment-prevention training has been required for businesses of 50 employees or more and was mandated only for supervisors. The expanded requirements include at least two hours of sexual harassment-prevention training for all supervisory employees and at least one hour of sexual harassmentprevention training to all workers in non-supervisory roles. Moreover, training must be provided within six months of the employee being appointed to his or her position and then once every two years. Training for affected employees must happen by Jan. 1, 2020. If training occurs in 2019, it doesn’t need to be repeated before the 2020 deadline. Starting Jan. 1, 2020, seasonal and temporary employees must be provided with the training within 30 calendar days of hire or 100 hours worked, whichever is first. The Department of Fair Employment and Housing will provide a free web training.
AB 2413 by Assemblyman David Chiu, D-San Francisco, will prohibit local agencies from penalizing property owners or residents if they call law enforcement to report domestic abuse or other crimes or emergencies at the property. The bill also will prohibit landlords from evicting or otherwise penalizing tenants simply because they call authorities to get help.
AB 1796 by Assemblyman Al Muratsuchi, D-Torrance, extends to tenants in rent-controlled properties the right to install an electric-vehicle charging station when certain conditions are met. Those conditions include a tenant being willing to pay for all expenses related to the installation and operation of the station and to comply with other provisions under the law. Previously, the right to install EV charging stations applied only to tenants in non-rent-controlled housing. n
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IFMA Awards (Continued from page 33) The project was completed in half the time anticipated and significantly under budget. In 2019, an additional solar array will be installed, approximately doubling the current solar capability. At the conclusion of the project, it is anticipated that 42% of the campus’ electrical usage will be provided by solar. Roy Bass, Kathy Dempsey, Kurt Mayo, Brian Johnson, Darin Reid, Tom Horan, Frank Ramirez of Capital Group were on hand to accept the award. IFMA also recognized its annual corporate sponsors for their support over the past year. Receiving Gold Honors were GMI Integrated Facility Solutions (Brook Lynn), MSI Office Furniture (Matt Boutelle) and Tangram Interiors (Daryl Nishimiya). Silver Honors were given to Allied Universal (Katy Samaha), Carrier Corporation (Heather Gantner), and DryMaster (Gary Bittner). Receiving Bronze Honors were American Technologies Inc. (Kristen Attardo), Commercial Cleaning Systems (Richard Gomez), and Priority Building Services (Simon Rocha). n
44 California Buildings News • Q1 2019
AHR Expo (Continued from page 15)
Green Building Category Winner: Enverid Systems’ HVAC Load Reduction® (HLR) module 1000E-M, an indoor air scrubber module designed to lower energy wastage from HVAC systems, reduces the amount of outside air needed for ventilation by 60-80 percent. This results in increased energy efficiency and annual energy savings of 20-30 percent with peak capacity reductions of 10-20 tons per HLR® 1000E-M module. The HLR® 1000E-M is fully compliant with ASHRAE Standard 62.1 Indoor Air Quality Procedure (IAQP) and the international mechanical code (IMC). The innovative design is a first-of-its-kind solution that safely removes all molecular contaminants, including carbon dioxide (CO2), formaldehyde and a full range of volatile organic compounds (VOCs) from indoor air.
Finalists: Fresh-Aire UV (Mini UV DST-LED disinfection system for mini-split A/C systems); Nortec [Condair] (DRAABE TrePur humidifier and evaporative cooler)
Plumbing Category Winner: Anvil International’s AnvilPress™ Copper, Copper Press Fittings and Coupling Systems are designed with patented Visual Indicator technology that provides 200 percent more sealing surface than typical fittings for leak prevention. The system is built with a double-fold sealing characteristic and a replaceable O-ring seal design that supports superior pressure and tensile performance. Its Visual Indicator and Burr-Stop membrane solve the top two causes of leaks: improperly pressed fittings and burrs on the tube that damage the O-ring during installation.
Finalists: Carrier (AquaEdge® 19DV centrifugal chiller); Smardt Chiller Group Inc. (Smardt DC water cooled chiller); Software Motor Company (SMC Smart Motor System)
Finalists: Caleffi Hydronic Solutions (ThermoSetter™ thermal balancing valve); Emerson (RIDGID Press Booster & rings for MegaPress® XL); Noritz America (Noritz Residential Combination Boiler)
Winner: Regal’s Genteq® Ensite® motor, an electronically commutated motor specifically designed for furnace application, enables customers to comply with the U.S. Department of Energy’s (DOE) Fan Energy Rating (FER) regulatory requirements taking effect in July of 2019. The Genteq® Ensite® motor is a cost-efficient solution to achieving compliance without compromising on premium features such as advanced Blak Box™ and Near Field Communication (NFC) capabilities that support Internet of Things (IoT) and preventive maintenance. Finalists: ArctiChill (SuperMod variable speed modular chiller platform); Des Champs Technologies (Model AirTrap™ IPN); Emerson (Universal single-stage furnace control for ECMx blower motor)
IAQ Category Winner: CPS Products, Inc.’s IAQ SmartAir™ is a smart tool used for identifying, diagnosing and solving IAQ issues. This tool is designed to diagnose more accurate true read indoor air quality issues, improve sales and enhance overall IAQ professional expertise. Its design walks professionals through the measuring process and provides a compiled list of IAQ issues and potential solutions based on collected and analyzed data. The IAQ SmartAir™ connects to the internet via WiFi for remote monitoring and evaluation and allows professionals to create on-site customer reports and job quotations.
Winner: Emerson’s Copeland Scroll™ fractional-horsepower, low-temperature compressors use liquid injection technology and cooling discharge temperatures to reduce compressor stress and meet federal regulatory requirements. With offerings ranging from ¾ hp to 1 ½ hp, OEMs can combine certain compliance efforts into a single design cycle for smaller low-to-medium temperature applications that deliver high efficiency with reliable performance. The Copeland Scroll™ is wide-ranged and multi-refrigerant capable with low sound and vibration. It is an ideal solution for supermarkets, restaurants and convenience store operations. Finalists: Baltimore Aircoil Company (TrilliumSeries™ adiabatic condenser); DunAn Microstaq, Inc. (Silicon Refrigeration Valve)
Software Category Winner: Taco Comfort Solutions’ Taco Tags featuring eLink™ is a cloud-based support program that provides users with a web-based, factory-maintained knowledge base on their mobile device via NFC technology. The Taco Tag is an IC chip and antenna wrapped in silicone designed to offer durability under the most extreme conditions of heat and weather. It works using power from a user’s devices, eliminating the need for wires or external batteries. Each tag provides direct access to customer support, along with all vital information specific to each product, and is (Continued on the next page)
45 California Buildings News • Q1 2019
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AHR Expo (Continued from page 44) connected to the eLink cloud-based service system where users can store and access order information, product specifications, instruction sheets, suggested replacement parts, CAD files, technical support, catalogs, local sales representative information and project management. Finalists: BreezoMeter Ltd. (Air quality and pollen data API); Emerson (Sensi™ Multiple Thermostat Manager)
Tools & Instruments Category Winner: Dwyer Instruments, Inc.’s Wireless Hydronic Balancing Kit, Series 490W, is a manometer designed to provide accurate and easy operation for HVAC professionals. The kit measures the pressure drop across HVAC balancing valves by using wireless sensors, a versatile handheld device and Bluetooth® communication. Users can select valves for measurement from a predetermined list or through manual input of CV values. The handheld device monitors the flow of up to three valves at a time, allowing a single operator to monitor and balance a hydronic system in less time compared to traditional methods.
Finalists: Marketair, Inc. (Easybend); Ritchie Engineering Co., Inc. (YELLOW JACKET P51-870 TITAN Digital Manifold)
Ventilation Category Winner: Energy Wall, LLC’s Energy Wall Universal ERV (U-ERV) is an energy recovery ventilator that is three times smaller and lighter than current technologies available on the market. It weighs only 90 pounds, allowing for easy installation of the fully-functional, independent system. A small footprint allows the modules to be hand-carried and assembled on site, where they operate with a single duct connection and point-of-power and control. This provides extreme redundancy for mission-critical facilities. It is also compliant with UL 900 fire/smoke standards and operates ßin all six orientations. Finalists: Continental Fan Manufacturing Inc. (TEK-MAX plug fan); LG Electronics USA, Inc. (LG AHU conversion kit); Triatek (EcoAir Valve™) n
See HVAC Product Focus on page 46.
46 California Buildings News • Q1 2019
Elegant Views of Efficiency
Innovative Ductwork System The Kingspan KoolDuct® System is an advanced and innovative pre-insulated rectangular ductwork system which offers benefits such as reduced installation time, low weight, space savings through flush-to-ceiling installation, increased performance and energy efficiency. It is UL 181 listed and can easily attain a SMACNA Class 3 on air leakage. KoolDuct can be installed in sections up to 13 ft and suitable for new build and retrofit projects in the residential, commercial, institutional, light industrial and hospitality sectors. Visit: www.kingspaninsulation.us
Multipurpose Electronic Air Balancing Instrument The TSI-Alnor® EBT731 Balometer® Capture Hood is a multipurpose electronic air balancing instrument primarily used for taking accurate direct air volume measurements at diffusers and grilles. It features a detachable micromanometer which can be used with an array of optional probes for increased flexibility in multiple measurement applications. It is compatible with the LogDat™ Mobile Software for Android devices, and a capture hood stand designed to increase productivity, efficiency and safety while on the job. Learn more at: www.tsi.com/products/ ventilation-test-instruments/
The Reliable Controls MACHProView™ LCD with TRENDview is a freely programmable, combination BACnet® Building Controller (B-BC) and BACnet Operator Display (B-OD) residing on Ethernet, Power over Ethernet, Wi-Fi or EIA-485 networks. Backed by an industry-recognized 5 year warranty and a nation-wide network of certified Authorized Dealers, the MACH-ProView will empower you to stay in touch with your building's performance. More details at: www.reliablecontrols.com/products/controllers/MPV-L/
State-of-the-Art MiniModTM Arctic Chiller Group's MiniModTM has a stateof-the-art control system compatible with all building automation systems with optional remote monitoring. It offers a capacity range from 60 to 660 tons and is driven by an ultra-quiet oil-free compressor. The product features a variable speed compressor for low noise, precise load matching and ultra low inrush current at start-up. MiniModTM is available with R-134a refrigerant with options for low GWP R-513A, and HFO R-1234ze and is offered with knockdown construction and factory header package for easy installation. It offers the highest modular efficiency with flooded evaporator and the smallest modular footprint with cleanable shell and tube heat exchanger. Visit www.arcticchillergroup.com to learn more.
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