California Buildings News Q2 2019

Page 1

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

Q2 2019 • $5 Q1 2019 • $5

Better Workplaces Boost Productivity Tenants Respond to Enhanced Design, Furnishings, MEP, Communications

Restroom/Plumbing Advancements

New Acoustics Better Acoustics Standards Solutions

More More Secure Facilities Floors &Secure Surfaces Facilities

Contents 5

California's Housing Crisis Just Got Worse

New Acoustics Standards


Recycling Advice for Cities

Two headlines dominated the housing news on May 17. One said homelessness is rising dramatically in urban areas —even among the working poor. And the other news was that attempts to clear away entrenched local political obstacles to new housing construction failed in the California Legislature. With the already daunting housing development climate of over-regulation and high construction costs, it appears almost certain that the state’s housing crisis will continue to dampen the economy and reduce the Golden State’s appeal to new people and companies. One might imagine that “progressive” San Francisco would be leading the charge to build enough multifamily housing to meet soaring demands, but NIMBYs there showed their clout in April when the local board of supervisors voted almost overwhelmingly to oppose the state legislature’s most ambitious proposed housing plan. The Los Angeles City Council, representing far more people and even greater political clout, also went on record in April opposing the same legislation. Evidently more sensitive to established NIMBYs and affordable housing applicants than newcomers and the middle class, California’s most liberal group of supes reflected the loud opposition of neighborhoods to California Senate Bill 50 —which was pushed off in May until next year. The supes oddly disregarded a poll commissioned by the SF Chamber of Commerce showing that 74% of San Franciscans actually support reducing local controls over housing. Squeaky wheels in entrenched areas likely explain much of the supes’ vote. SB 50, ironically proposed by San Francisco state Sen. Scott Weiner, reduces the power of local governments from blocking new apartment construction. Backed by employers and people seeking adequate housing, SB 50 would cut through much of the red tape often used to stifle development. Local officials would be barred from mandating low-density development within a quarter or half mile of transit infrastructure like train stations, major bus lines and ferry terminals. That type of legislation is, also ironically, backed by former San Francisco Mayor Gavin Newsom—now California Governor Newsom. With LA and San Francisco elected officials kowtowing to neighborhood pressure, many other anti-growth counties in the state can say that it’s OK to follow the NIMBY path. That will stymie housing that’s necessary to keep the state growing. Attempts are being made to water down the original state bill to language more acceptable to NIMBYs and local politicos, but the results will not be seen until 2020 —if then. NIMBYs Faulted for Much of Housing Crisis San Francisco and Los Angeles were cited by a National Apartment Association study released in May as having the worst regulatory environment in the nation when it comes to multifamily project approvals. Another study—commissioned by pro-housing California YIMBY— says an overwhelming majority of Californians actually want more housing approved. They blame NIMBYs, too. (See page 33.) — Henry Eason


Products for Secure Facilities

Designs Boost Productivity


Multifamily Innovations

Restrooms Make Impressions



Meet New USGBC-LA Leader

Association News from AIA, USGBC, CAA, IREM and others



AIA SF Award Winners Shine

DOE Recognizes CA Buildings




Senior Living Solutions

Main cover image: Mark IV Capital Office designed by H. Hendy Associates. Photo: Sherman Takata, Takata Photography. Acoustics, restroom and security images: Adobe Stock.

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

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

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

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4 California Buildings News • Q2 2019

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5 California Buildings News • Q2 2019

What's New in Office Acoustics Design Standards By Charles and Ethan Salter The number one complaint of office workers is acoustics: too noisy and inadequate speech privacy. The USGBC LEED green building rating system was first used in 2000 and has continuously evolved to address various building design issues, including acoustics. Charles Salter advised USGBC about acoustics standards from 2008 to 2011 and helped develop a LEED point to meet office acoustics requirements. Ethan Salter became a USGBC technical Photo: Adobe Stock. advisor in 2011. He developed our office remodeling in San Francisco so as to be certified by the USGBC, including a point for acoustical design. Soon after that, USGBC changed their acoustical design requirements for offices in version 4 of the standards. As a result of these changes, few people chose to design offices to meet USGBC’s acoustical design standards. The acoustical design credit was the least one used of all possible credits. Several months ago, USGBC modified their requirements as part of LEED 4.1 EQ Credit: Acoustical Performance. The stated intent is to provide work spaces that promote occupant’s well-being, productivity, and communication through effective acoustical design. These updated standards are now in concert with industry standards and should definitely be considered as a part of office designs that will be LEED-rated. (See box for a summary of these new requirements which involve ventilation equipment noise limits, sound-isolation between use spaces, and mitigating reverberation.) To achieve one LEED credit, two out of the three design requirements must be met. If all three are met, then the project would receive an “Exemplary Performance” credit. Therefore, a project could receive up to two points for acoustical design. Compliance can be confirmed by design documentation or field testing from a person experienced in the field of acoustics. We are pleased that USGBC has made these changes in LEED design requirements for offices. We expect that these modifications will lead to improved acoustics and fewer complaints in offices that meet USGBC LEED requirements.

New LEED requirements set acoustics standards for a variety of spaces: private offices, conference rooms and open-plan offices.

Acoustics: New LEED Standards 1. HVAC Background Noise (standards are aligned with ASHRAE requirements): a. Executive and private offices - NC-30 b. Conference rooms - NC-30 c. Teleconferencing rooms - NC-25 d. Open-plan offices - NC-40 e. Corridors and lobbies - NC-40 2. Sound Isolation: a. Private office to private office - STC 45 b. Private office to conference room - STC 50 c. Conference room to conference room - STC 50 d. Mechanical equipment room to occupied area - STC 60 e. Private office to corridor - STC 35 f. Conference room to corridor - STC 40 3. Maximum Reverberation Time (seconds): a. Executive or private office - 0.6 b. Conference room - 0.6 c. Telecommunications room - 0.6 d. Open-plan office - 0.8

The Salters are principals at Charles M. Salter Associates Inc. in San Francisco. They can be reached at

6 California Buildings News • Q2 2019

Acoustics Solutions


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Acoustical Panels Transform Spaces Envirocoustic™ Wood Wool, a leader in the eco-friendly, high-performance, cost-effective acoustical-panel products category, can transform the aesthetics and acoustics of any interior space. Wood fiber panels perform well by absorbing sound to reduce echo and reverberation while thermally insulating. Ecologically, acoustic wood wool is simple to produce with three simple ingredients: wood fiber, cement, & water. Panels can be designed to fit nearly any décor and are available in many size and color variations. Learn more at:

Pliteq® manufactures a suite of products to address sound control in floor-ceiling and wall assemblies. All products are made from recycled content and are highly tested and engineered to ensure performance for STC, IIC and vibration isolation. Fitness, mechanical rooms, rooftop decks, and multifamily standard assemblies are some examples of applications. GenieMat® RST, GenieClip® RST, GenieMat FIT and GenieMat FF are the trusted brands for architects, engineers and builders. Contact Pliteq for more information:

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

NTI Audio's Powerful Sound Level Meter NTI Audio’s XL2 Sound Level Meter is powerful, affordable and easy to use. It makes standard acoustic measurements: dB sound pressure level, noise curves (HVAC installations), and after-hours noise nuisance monitoring with audio recordings to identify the source of the noise. The XL2 also has advanced capabilities: reverberation time (classrooms to ANSI S12.6 and meeting rooms); sound insulation of walls, floors/ceilings and façades; testing of sound masking systems; and general speech privacy. Learn more at

7 California Buildings News • Q2 2019

How San Francisco Recycler Manages Waste


with Robert Reed

Recology Offers Advice That Could Benefit Any California Community

How worried are you about mounting waste collection issues?

Our concern is not waste collection, it’s waste generation. Globally, we produce 3.5 million tons of waste a day. If you packed 3.5 million tons in garbage collection trucks and parked them end to end, they would stretch from Miami, Florida to Seattle, Washington. Every Day. The U.S. Environmental Protection Agency reports the average American generates 4.4 pounds of trash a day. This is believed to be the highest of any country on the planet. There is unprecedented concern in the public about the proliferation of Shown above and right: Recology's single-use plastics recycling facility is now home to seven and the impact high-speed, computer-controlled of plastics on the optical sorters. This allows Recology environment. Two to better sort materials and reduce major news reports contamination, resulting in higherabout plastic waste are noted below. quality bales of finished recycling. What is the City New wide sorters run faster and more of San Francisco efficiently. Photos courtesy of Recology, and Recology, San Francisco's recycling company. San Francisco’s recycling company doing in response? A lot of things. All aimed at “reducing” tons to landfill. The City hit the street with a reduce, reuse campaign. w Recology invested $33M in state-of-the-art recycling equipment and new infrastructure. w Recology tours 5,000 San Franciscans a year, mostly students, through our recycling facilities. w The City of San Francisco runs a robust school education program.

w Recology launched a new microsite: www.BetterAtTheBin.

com, which aims to encourage and inspire all to be more attentive to recycling and composting and to embrace simple solutions to “reduce” waste. w Recology produced the Better At The Bin 4-minute video, which has received more than 50,000 views since October. w Recology developed a new community pre sentation and is addressing community groups throughout San Francisco. w Recology CEO Mike Sangiacomo is working to reduce single-use plastics. w Recology supports new legislation aimed at banning single-use plastics.

Q: Given the new Chinese restrictions on receiving waste and the growth of the economy, are there problems and/or solutions?

Approximately 80 percent of the material in curbside recycling bins is paper or cardboard. That material is getting recycled. So are the metal cans and the glass bottles. Most recyclables in America go to domestic markets. China is about plastic. Chinese officials banned import of baled plastics after seeing the documentary “Plastic China.” (Continued on page 45)

8 California Buildings News • Q2 2019

Security Product Makers Meet Mounting Threats to Buildings Top Security Conference Identifies Best Products to Safeguard Facilities Building occupants face greater security threats than ever before, from cyberhackers as far away as North Korea can attack facilities that are increasingly digital, thanks to Internet of Things technology. Violently disgruntled ex-employees, ideological terrorists and corporate spies pose add further risks. Fortunately, manufacturers are stepping up to meet these challenges with new products and services designed to better safeguard facilities. Recently the Security Industry Association recognized a number of product innovations at the ISC West conference in Las Vegas. Called the “Top 8,” they range from mobile access controls to autonomous robots to video analytics and data protection categories like the cloud, artificial intelligence, robotics/autonomous systems, mobile credentials, voice control, security audio, facial biometrics, and 5G LTE capabilities. California firms —almost all based in Silicon Valley— constituted the largest number of award winners from any state or nation, including Alcatraz AI, Nexkey, Arcules, Viakoo, Cobalt Robotics, HID Global and Vintra. ISC West is the nation’s largest converged security trade show. IPVideo Corporation received its 2019 Best New Product Award. Thirty judges reviewed over 95 entries from more than 80 companies, presenting awards for technologies covering more than 30 product and service categories. IPVideo Corporation received the Best New Product honor for its HALO IOT Smart Sensor, submitted in the Environmental Monitoring Systems category. “A security device for privacy areas, HALO IOT Smart Sensor was introduced to help schools combat the vaping epidemic, bullying and active shooter threats. The addition of environmental sensors including air quality, advanced smoke detection, carbon monoxide, carbon dioxide and audio analytics such as glass break, gun shot and aggression detection, HALO has expanded across verticals. Facilities can now secure privacy concern areas including bathrooms, locker rooms, hotels, patient and dorm rooms and signal alerts to security,” according to IPVideo. “SIA’s New Product Showcase calls security companies to develop extraordinary, innovative products and solutions, and this year’s winners represent the best new offerings in the market,” said SIA CEO Don Erickson. Image: Adobe Stock.

(Continued on page 43)

The MACH-CheckPoint door access controller is a new Power over Ethernet (PoE) device designed to meet or exceed the BACnet Advanced Application Controller (B-AAC) profile. This fully configurable controller integrates up to two doors and four readers, and ships with the Reliable Controls industry-recognized 5-year warranty. Once programmed with the RC-Passport software, the combination delivers a truly integrated facility solution within the Reliable Controls MACH-System.

10 California Buildings News • Q2 2019

Workplaces that Boost Productivity Investing in Better Designed Facilities Impacts Profits & Productivity If companies and organizations can figure out how to make people happier and more productive at work, the increase in the value of their output will far exceed the cost of real estate and the products and interior design features crafted to boost employees’ productivity. Especially STEM-type companies that average huge profits per worker. That’s why so many California design firms and commercial real estate companies are doing all they can to enhance the bottom-line value of workplaces. Commenting on a recent study by Steelcase, Inc., company CEO Jim Keane says, “Employee engagement is a serious bottom-line issue. It fuels organizations during times of economic growth and, more critically, when market conditions are uncertain and volatile. “When workers become disengaged, it costs companies money, slows projects, drains resources and undermines company goals, as well as the efforts of their engaged counterparts. This is why employee engagement is one

of the key issues facing leading global organizations today. “Organizations might be able to absorb the effects of a handful of disengaged workers, but many business leaders don’t realize how significant the problem is. This study found that more than one-third of workers in 17 of the world’s most important economies are disengaged and another third are somewhere in the middle, not working against their companies but not driving better business results either.”

Above: HKS' design for Capital Brands was guided by the company's mission of promoting health and wellness. Photo: Benny Chan, fotoworks.

11 California Buildings News • Q2 2019

Chari Jalali, who is a principal and the commercial interiors leader at CannonDesign’s Los Angeles practice, says, “To create workplaces that empower employees and fuel creativity and productivity, companies must begin by understanding their people and business objectives for the future. With this foundational knowledge that can be obtained through meetings, focus groups and other engagement tools, companies are equipped to define the where, what and how of their workplace. (See CannonDesign's Showtime project on page 38.) “Once a company can clearly articulate their employees’ current reality, needs for the future, and how they map to business goals, then they can make informed decisions around space allocation, amenities and much more. When we work with organizations on workplace projects, we always ensure engagement is a key first step. It’s how we ensure companies achieve the full ROI in their investment.” There are many examples of workplaces in California designed to achieve higher levels of productivity.

Empowering Health and Wellness Firm Los Angeles-based HKS’ design of Capital Brands office is a standout. Rana Makarem, HKS vice president and designer, describes the project: “With a strong focus

on health and wellness, Capital Brands, LLC is a developer, marketer and distributor of a variety of highly recognizable consumer products including the Magic Bullet, NutriBullet, Baby Bullet, Party Bullet, NutriBullet SuperFoods and Back2Life. Capital Brands sets its sights on fostering longterm relationships with their customers by providing versatile, unique and high-quality products at affordable prices and works hard to ensure that every product released under the Capital Brands name has a positive impact on the lives of its users. The company aims to equip users with the knowledge and support they need to make good and consistent choices regarding their personal health and wellness. “HKS designed the 20,000-sf headquarters office for the company in Los Angeles, which includes a production studio and edit bays for marketing their products. The company’s mission of promoting health and wellness guided the design of the public and employee spaces to support healthy lifestyles. “Upon arrival in the main elevator lobby, the space becomes clean and neutral with a large screen displaying the company’s products and vision. The wood trellis in the ceiling leads visitors to the garden lounge, fenced in with (Continued on page 12)

Above: the Ford Research and Innovation Center in Palo Alto, designed by Harley Ellis Devereaux, promotes collaboration. Photo: Kyle Jeffers.

12 California Buildings News • Q2 2019

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Workplaces Boost Productivity (Continued from page 11) reclaimed wood and steel elements. HKS developed the concept of the garden lounge at the heart of the office, surrounded by views of the Pacific Ocean and Santa Monica mountains and beyond. Textures and colors from concrete pavers, Corten steel planters, green plants, concrete walls and wood trellises define this reception garden. Live plants and various product displays surround the perimeter of the entry and further delineate the space. “The garden/lounge is connected to a demonstration kitchen, the backdrop for production shoots of the Bullet products. The spacious garden lounge is separated from the demonstration kitchen by a sky fold wall, allowing the room versatility. By opening the wall and rearranging furniture to face the demonstration kitchen, it becomes a stage for live nutrition demos. The lounge, garden and public spaces use materials resembling the outdoors and mimic an outdoor living room. “The employee workstations reflect the brand of the company with colors and textures. Elements of the garden migrate from the public area to the employee spaces: shared work areas wrapped in reclaimed wood, concrete textured floors and the wood ceiling trellis create visual destinations. Large colorful graphics and artwork on walls brand the space

and allow the employees to feel proud of the company’s mission and their work positively impacting lives. The employee kitchen, separate from the demonstration kitchen, is also fully stocked with NutriBullet products and fresh fruits and vegetables, allowing employees to enjoy healthy snacks and lunches at their leisure and a juice bar with a barista to support employees’ healthy eating habits.”

Designing for Collaboration Harley Ellis Devereaux’ design of the Ford Research and Innovation Center in Palo Alto sought to boost collaboration and unite workforces in Silicon Valley and Detroit by supporting mobility innovations. Principal Patsy Shigetomi and Architectural Designer Erin Pleticha worked on the project. (See photo on page 11.) Says Shigetomi, “Ford has made clear that they are a technology and mobility company, no longer just an automobile company. As part of this evolution, the company has deepened its investment in Palo Alto and renovated two previously vacant buildings to significantly expand its existing Research and Innovation Center. Flexible and collaborative, the redesign reflects the unique ecosystem of Silicon Valley itself.” (Continued on page 38)


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14 California Buildings News • Q2 2019

Innovative Housing Solutions Proposed by Multifamily Architect

Q with Robert Gross, & A

Studio Director, Multifamily Housing Division, Nadel Architects + Planning, Los Angeles

Q: To meet California's housing crisis, we will need to build considerably more apartments and condos. To keep down the escalating costs, are there design features that should be considered?

To keep down escalating costs in California, it will be essential for the industry to price-in any and all types of prefabrication they can achieve. By fabricating units, components or areas of the building offsite, the project team will be able to save costs in both labor and material waste. If managed properly, construction time on site and its costs will be reduced as well. Finding labor to staff projects in the field has become an issue for the construction industry. (Continued on page 40)

Community-Based Experiences Shown above: The Rise Hollywood is now being designed by Nadel. The large residential complex is broken into smaller more communal sized buildings all attached via bridges. This encourages the feeling of smaller more intimate buildings while creating a sense of a larger community and openness to the neighborhood. The project is planned to allow a street to run through the building. This opens the building up to the community which is also more in tune with the common desire for a community-based experience in which to live.

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17 California Buildings News • Q2 2019

Are Your Restrooms Turning People Off? ...After Your Lobby, Restrooms Say a Lot About Your Company Few features say more about the quality of an office, restaurant or any commercial facility than the state of its restrooms. A disgusting restroom sets the tone for a visit. A dirty bathroom in a restaurant makes you suspect the quality of its kitchen. A filthy office bathroom speaks volumes about what that company really thinks of its employees, customers and associates. Fortunately, manufacturers keep responding in numerous ways to give facilities the equipment, products and services to make the restroom experience pleasant, healthy, reassuring—as well as meeting new government requirements. Jeff Showalter of NeoMetro in City of Industry, CA, says, “Most people can remember more than a few instances when they have walked into a restroom only to be confronted with trash bins overflowing with discarded paper towels, soap and water smeared on sink countertops, and questionable liquids on the floor. Unless the building owner has someone stationed in the bathroom cleaning up after each guest, it is hard to keep your public or employee bathrooms clean. But a messy or dirty restroom can negatively color a user’s impression of an entire building or facility, even if the rest of the spaces are well maintained. “We’ve come up with a few ideas that will help keep your commercial or public restrooms clean and hygienic while creating a fresh, trendy space that people will talk about positively. Your first step should be to eliminate the most significant problem areas. By integrating paper towel holders and trash receptacles right into the countertop where they are most convenient means there is less chance for trash to end up on the floor. You also eliminate the trail of water droplets on the floor leading from the sink to the paper towel dispenser which is typically located by the door.” Photo: Adobe Stock.

George Chacon of Klawiter & Associates of Los Angeles is a long-time member of the Codes and Regulations Committee of the Building Owners and Managers Association of Greater Los Angeles. He says, “Compliance with accessibility requirements is driving new generations of accessories and devices. Some manufactures have introduced lavatories with the counter, sink, faucet and soap dispenser in one modular plug-in unit with an integrated under counter shroud complying with all code dimension requirements (Zurn). All that is needed is connection to supply and waste lines. “Another new item is a wall-recessed combined hand dryer/paper towel dispenser and trash receptacle unit. You stick your hands into the recess, the dryer comes on and water drips go into the trash, as opposed to pooling in a projecting device’s bottom (Bobrick). This combines multiple devices and is useful because restrooms always have space and clearance issues. “For hospitality, fully partitioned toilet stalls are a trend in higher end facilities, rather than conventional stall partitions. Building owners are telling us that caustic outflow from waterless urinals is causing plumbing problems and that very low-flow devices may be coming to remedy that.” James Walsh, vice president, American Standard Chinaware and Bathing, says “The best commercial plumbing product innovations deliver a superb user experience (Continued on page 26)

18 California Buildings News • Q2 2019

Restrooms & Plumbing Solutions


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

piping systems u New materials requirements for drain, waste,

vent pipe, and fittings u New provisions for trap seal primers for potable

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20 California Buildings News • Q2 2019

Association News

San Francisco Architects Shine at 2019 Awards Event Firms Large and Small Showcase Commercial, Multifamily, Hospitality and Public Projects One of California’s building design community’s most

design awards categories—Architecture, Interior Architecture,

eagerly awaited events is the American Institute of Architects

Commendations, and Special Commendations—the jury

annual design awards in San Francisco, and this year’s

may also choose to recognize projects that exhibit special

winners again demonstrated an impressive range of creativity.

achievements in three concentrations, giving special acknowl-

Our article features several commercial and institutional

edgement to projects that further encompass the values of

projects by architectural firms large and small.

good design within the context of historic preservation, social

“AIASF received over 150 submissions, featuring a wide

responsibility, urban transformation, commitment to commu-

spectrum of projects from across the world,” AIASF Executive

nity spaces, sustainable community infrastructure, and urban

Director Jennifer Jones commented. “Each project is uniquely

infrastructure enhancement.

innovative and inspiring; it is an honor for our chapter to

The 2019 AIASF Design Awards program was juried

recognize and celebrate the creative work of our talented

in New York City in partnership with the AIA New York.

local design community.”

This year’s jury was Katherine Chia, Desai Chia Architecture;

The Design Awards submission is structured into main categories and optional concentrations. In addition to the

Stefan Knust, Ennead Architects; Jason Long, OMA; Susan T. Rodriguez; Kim Yao, Architecture Research Office.

Above: Lodge at the Presidio. Project by Architectural Resources Group. Photo: David Wakely Photography.

21 California Buildings News • Q2 2019

Architecture Honor Award: Monterey Conference Center By Skidmore, Owings & Merrill LLP The transformation of the 40-year-old center restores it as the hub of activity in downtown Monterey. The facility and the adjacent civic plaza link people, ideas, activities, history and community. The awards panel was impressed that the design did not tear down the existing facility but instead was transformed. AIA says, “The approach shows restraint with texture and materials while breaking down the scale and inviting the outdoors into” the facility. Photos: Bruce Damonte Photography.

Architecture Merit Award: The Amador Apartments By jones/haydu This project is a modern addition to one of Oakland’s most vibrant neighborhoods, comprised of 25 apartments over ground-floor retail. AIA says, “The simple design results in a clear identity on the street, and the rigorous use of material and lever planning are inspiring.” Photos: Bruce Damonte Photography.

(Featured AIA SF award-winning projects continued on page 36.)

Design/Build Solutions

22 California Buildings News • Q2 2019


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24 California Buildings News • Q2 2019

US DOE Recognizes Three CA Buildings for Sustainability The U.S. Department of Energy (DOE) recognized three buildings in California for their sustainability efforts in its Better Buildings Challenge. DOE representatives from Washington, D.C. toured these sites along with members of the management teams: Market Square in San Francisco A Better Buildings Challenge partner, Shorenstein Realty Services, was recognized for its leadership in energy efficiency at its Market Square property in San Francisco. DOE representatives viewed the property's upgrades including: new and modernized elevators, creative re-use of reclaimed materials in the historic lobby, indoor LED lighting retrofit, retrofitted chiller, updated HVAC system, energy-efficient appliances, and new LED lighting throughout the parking garage. Acquired by Shorenstein in 2011, Market Square consists of two buildings — 1335 Market and 1 Tenth Streets —joined by a landscaped plaza. The original building (1335 Market) is an Art Deco icon, formerly known as the Western Furniture Exchange and Merchandise Mart. In 2014 Shorenstein completed an extensive renovation to reposition the property into first-class creative office space with supporting retail. The redevelopment offers modern and state-of-the-art conveniences, while still maintaining the classic architecture of the buildings. Market Square is now LEED Gold and ENERGY STAR® certified. Los Angeles Unified School District Better Buildings Challenge partner Los Angeles Unified School District (LAUSD) was recognized for the energy productivity advances made in its schools. LAUSD set goals of reducing energy and water use by 20% over the next 10 years across its 70 million square feet of building space. LAUSD is the second-largest district in the nation and serves over 660,000 students with a portfolio of 1,200 schools and associated centers. DOE visited LAUSD’s Better Buildings Challenge Showcase Project Santee Education Complex to tour the campus’ energy upgrades. The 338,000-square-foot educational complex serves over 1,900 students and 145 staff, and operates as one of the highest energy-consuming facilities compared to the district’s average. To help reach LAUSD’s 20% energy consumption reduction goal by 2024, Santee made upgrades including interior and exterior lighting, an energy manage-

ment system, efficient domestic water heater and boiler, as well as the installation of occupancy sensors, and retrocommissioning the set points. Santee is on schedule to

achieve 30% annual energy savings based on seven months partial post-completion data. As a result of these upgrades, the school expects to achieve a 23%, equal to $195,000, annual cost savings. Multifamily Innovations DOE and the U.S. Department of Housing and Urban Development (HUD) recognized Tenderloin Neighborhood Development Corporation (TNDC) and Mercy Housing for impressive energy efficiency advances made in multifamily buildings. Both partners completed showcase projects and are on their way to meeting their goals of reducing energy use by 20% portfolio-wide over 10 years. Mercy Housing has 21 million square feet in its portfolio; TNDC has 2.3 million square feet and has also set a 20% water reduction goal. Representatives visited TNDC’s Better Buildings Showcase Project Alexander Residence (shown above) and Mercy Housing’s Better Buildings Showcase Project 205 Jones Street Apartments to tour the buildings’ energy and water upgrades. Each organization completed major energy and water efficiency improvements to these properties in San Francisco’s Tenderloin neighborhood. TNDC and Mercy Housing each implemented a combination of energy and water conservation upgrades, including a new solar thermal hot water system, energy-efficient steam boiler, thermostatic radiator valves and pipe insulation, LED lighting throughout tenant and common areas, low-flow water fixtures, and new ENERGY STAR® refrigerators and new washing machines.

25 California Buildings News • Q2 2019

SoCal Facing Major Green Challenges,

Says New USGBC-LA Leader

Q& A

with Ben Stapleton, USGBCLos Angeles Executive Director

Q: You are assuming a leadership role at USGBC at a time when California sustainability is being challenged as never before: current federal efforts to reduce environmental protections, government and utility company financial challenges and so on. What issues do you perceive need attention?

Our region of Southern California has very different issues when it comes to sustainability than other parts of the country. While our policy, when it comes to codes and standards, leads the nation, we still have major environmental issues to deal with when it comes to air quality, local water, and a lack of urban green spaces. We need to raise more awareness around these issues and do what we can to accelerate projects and programs that can leave a lasting impact in our communities. Resiliency continues to be a major issue for us and our region in the wake of increased wildfires, long term drought, and the everpresent risk of a significant earthquake. Q: What steps can USGBC-LA members take to ensure greener workplaces, homes and other buildings?

Education is the most important thing we can do, because once people learn things, they can’t unlearn them and that starts to create cultural shifts. For that reason, we need to look at how we can find new ways to create awareness with broader swaths of the real estate industry such as the large real estate services firms, developers, and contractors. Our Green Janitor Education Program, in partnership with SEIU and Building Skills Partnership, is a great example of this as we are educating a previously overlooked segment of building operations, improving their skill set and work conditions, and reducing the energy use of the buildings they are working in by over 5%. The janitors, who earn a certification, also end up sharing their newfound knowledge with their family and friends as well as applying some of what they’ve learned in their homes. Q: Given your own experience in local government, what programs do you recommend should be strengthened?

Building owners are risk averse to begin with and it doesn’t help when permitting or other challenges are raised by local

government that slows down deployment of new technologies that reduce energy and water use. It’s important we focus on how to streamline regulations around these types of improvements that have a positive environmental impact, whether through case management or increased education. This is part of why we are launching a Net Zero Accelerator here at USGBC-LA with a focus on helping startup companies with scoping and placing pilots for technologies to help make zero carbon, zero energy, zero water, and zero waste buildings a reality. Pilots, when done correctly and with accurate data collection, are one of the best things we can do to help accelerate tech to market because it creates an incomparable real experience among real people working on a real project. Q: Will you lead more political action by your members and what shape could that take?

Yes, though over time as we need to determine how we want to best approach advocacy locally. This means building partnerships today with like-minded groups, building capacity internally in terms of relationships, and educating our member base about the right way to get activated around an issue that we care about. We also are going to focus on how we better inform and connect our members with the issues on the table in their communities so that they are empowered to be advocates. Q: USGBC seems to have gone through some changes in recent years. How can it continue to be relevant?

For us that means charting our path and creating our own identity for the USGBC Los Angeles Chapter. As the largest chapter in the country by membership, geography, and number of buildings, we owe it to our member base to provide leadership on how we continue to advance our cause of greening the buildings in our community. This means finding ways to be a valuable collaborator and instigator when it comes to issues around building health, resiliency, and innovation in conservation of resources. We also have a responsibility to be the talent development pipeline for the region; to offer a central gathering place for discussion and advancement on issues related to climate change; and we need to better determine how we elevate the skill set of our people today while developing the green building leaders of the future.

26 California Buildings News • Q2 2019


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Restrooms (Continued from page 17) combined with technologies that streamline maintenance and installation. Products that also reduce costs and water consumption without sacrificing performance and the user experience are always in demand. “In addition, the request for Environmental Product Declarations, or EPDs, is increasing among specifiers and facility managers who seek sustainable sourcing and performance for their buildings. These documents examine the company’s environmental activities and certifications, offer useful product specifications, and provide detail on the environmental impact of the manufacturing, shipping, installation, and use of the product.” Restroom Design Recommendations Sloan Valve Company, which makes a range of products for restrooms, offers some useful advice to architects and other bathroom designers. w Install hand dryers (or paper towels) next to the sink. People walking across the restroom with wet hands will drip on the floor, which is messy and potentially dangerous. w Make space for waste baskets near the sink. The farther from the sink the wastebasket is, the more paper towel litter there will be on the floor. w Use touchless soap dispensers and faucets. Think

about what’s on your hands before you wash them in the restroom. That’s what gets on the faucet and soap dispenser—and why touchless is far more hygienic. w Hooks should be installed inside stall doors, hooks for jackets, purses or shopping bags should be standard for all public bathrooms. w Stall doors should swing out, not in. And please specify stalls with tight-fitting doors and panels to protect people’s privacy. w Partitions between urinals are another considerate touch for added privacy. w Seat cover dispensers. According to studies, 85% of women crouch or “hover” over the toilet seat. Give their quadriceps a break—make seat covers available. w Make space around changing tables. If someone leaves the table down, can someone else in a wheelchair get past? If not, your restroom may not be ADA-compliant. w Make space for waste baskets near the changing table. With openings large enough for diapers, please. w Install friendly mirror lighting. Want people to feel good about your restroom? They need to feel good about themselves. Airport, school, stadium or office, people check their appearance before they leave the restroom. Make them glad they did. n

Multifamily News

27 California Buildings News • Q2 2019

Technology is Leading 21st Century Multifamily Trends IREM San Francisco Audience Gets Trends Briefing by Top Apartment Marketers

Technology is emerging as the hottest trend in to the staff. Residents are also asked to make referrals the red-hot multifamily industry in California, two to their own social networks—and get bonuses in return. apartment industry leaders told an Institute for Real Estate Wallace says, “Marketing is where we see technology Management San Francisco coming into the chapter audience in April. industry at the From social media fastest clip.” and website marketing She identified campaigns to property and several tools her reputation management to company has talent attraction and retenfound useful: tion, digital platforms are Totomic is a becoming essential, say proprietary, Carolyn Anzur and Heather patent-pending Wallace. Anzur heads markettechnology gives ing at Woodmont Real Estate residential real Services and Wallace is SVP estate professionwith marketing responsibilities als deeper insight at SARES-REGIS Group. into their customAll that said, Wallace emphasized, a robust and ers and markets. committed on-site property (Cont'd. on page 46) The multifamily industry is using more tech to attract & keep tenants and manage business. team is still vital to forming a bridge between a property’s digital and physical presence. She says she frequently investigates her competition and finds a “frightening” lack of good personal contact in the industry. Too often, she says, leasing agents simply refer callers back to their website, even when asked the most basic questions. In response to IREM SF President Vanessa Honey’s moderated questions, the two women provided insights into the rapidly evolving apartment management scene in a state where multifamily living is becoming the primary housing solution. Biggest leasing trend? “Fraud,” says Wallace. “Our people are managing through information. We are using software that scans ID, the same as what TSA uses.” She described a fraudulent situation in which tenants at one of her Southern California properties obtained tenancy through false IDs, profited by renting their unit on Airbnb, defaulted on several months rent, then disappeared. Since then, her company has installed software that verifies IDs and has saved her firm a couple of hundred thousand dollars. California’s Premiere Supplier for Kitchen Cabinets, “Everything is digital,” says Anzur, “from the way we Quartz Countertop, Flooring, LVT, WPC & More! present out properties online, the right images and virtual Premium Quality, Competitive Prices tours is becoming more a part of everyday leasing.” Contractor’s Welcome, Contact Us Today! E: Both execs said they work to foster current residents as T: (909-455-0186) ambassadors of their own properties, encouraging them W: Better Products, Better Life. to visit the website and echo positive comments they make

28 California Buildings News • Q2 2019

Association News

Los Angeles Buildings Get Green Recognition at MGBCE By Sara Neff The Municipal Green Building Conference and Expo (MGBCE) is my place to hear about what is going on in sustainability in Los Angeles, right here, right now. This year I learned about the latest in rebate programs, codes, zero carbon buildings, resilience and more. For example, the team that made the City Services building in Santa Monica a reality provided their project as a case study. The project is pursuing full Living Building Challenge recognition and is a pioneer in net zero energy and water as well as healthy materials. That session really got into the nitty gritty of how to permit zero water restroom fixtures and how they solved energy challenges throughout the design phase. As a developer, hearing what worked on a local project is invaluable as we set the sustainability targets for our own initiatives. In addition, MGBCE is where I connect with others in the green building community to form partnerships that benefit everyone. This year at MGBCE I had a conversation with a friend who works in sustainability in a nearby city in which

my company owns property, and we are going to figure out how the programs I implement in those buildings can support her city goals. Similarly, through a conversation at MGBCE I discovered that a colleague at a nonprofit needed a bootson-the-ground conversation with asset managers that manage a particular asset type, and I am going to put him in touch with the right teams at my company to get those questions answered. These are just a few of the many conversations I had at MGBCE that are going to spur change in our community. Finally, the range of exhibitors was better this year than ever before. I’m already expanding my program with one to get even more charging stations in my portfolio, and started conversations with many more. The exhibitors really brought great energy to MGBCE, and their range of perspectives demonstrated how wide reaching the sustainability conversation is. Neff is SVP of Sustainability, Kilroy Realty Corporation, and member, USGBC-LA Board of Directors.

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TRSA, the Association for Linen, Uniform and Facility Services, has bestowed its Clean Green Innovation Award upon Prudential Overall Supply, the provider of reusable image work apparel and related textiles serving the Bay Area from Milpitas. TRSA hailed the company for pioneering and maintaining the association’s Clean Green certification, which the company received in 2012. Long heralded for exemplary performance in conserving resources and controlling discharges, Prudential was the first chain industrial laundry operation to be honored with the designation. The award acknowledged that throughout the early 2000s, as the industry developed benchmarks for measuring such efforts, Prudential proved its aboveaverage capabilities in minimizing a laundry’s carbon footprint. The company was recognized for providing businesses with “greener” solutions. Uniform service competes with home washing of employee uniforms, which requires more water and energy per garment; and using paper wipers, which are more detrimental to the environment than cloth shop and foodservice towels.

29 California Buildings News • Q2 2019

Julia Marin’s Association Management Boosts CRE Interests Firm Represents Top Central Valley & Norcal Real Estate Groups Julia Marin is fast becoming one of the most influential association executives in California, now that her firm manages several of the most important groups representing commercial real estate in the Central Valley and Northern California. And if running J. Elm Business Solutions isn’t enough, she is also raising four children in the Sacramento area and working to improve the conditions of homeless women. Her firm manages and promotes the Institute for Real Estate Management chapters in Sacramento and the San Francisco Bay Area, the Building Owners and Managers Association of Sacramento, the International Facility Management Association of Sacramento, the Commercial Real Estate Women’s Association of Sacramento and does meeting planning for other groups in the multifamily housing field as well. Do her firm’s many responsibilities cause conflicts of interest within the CRE field...or complement and strengthen each? She says, “I started my business, J. Elm Business Solutions, with over 15 years of experience in the multifamily association management industry so it was natural for me to build on that experience by managing an IREM chapter as my first client as their members manage both residential and commercial properties. From there the business grew within that niche as additional real estate-based associations became clients including BOMA, CREW & IFMA chapters. This emphasis on real estate-based associations has allowed my team to better serve our clients as we are focused on the unique challenges of this industry and how to best serve the individual members of each association. We are committed to growing and enhancing each association as they each represent a different, yet complimentary, part of the overall goal of supporting the real estate industry. Helping to protect and promote the interests of the real estate industry through management of these associations is our passion, as this industry provides homes and workplaces—two of the most essential components of people's lives.”

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California Apartment Association Helps Defeat Costly Legislation The CAA was successful in stopping a bill that would have established a statewide rental registry with an initial price tag north of $20 million and negative privacy implications for both landlords and tenants. AB 724 by Assemblywoman Buffy Wicks, D-Oakland, died when it failed to pass out of the Appropriations Committee by this spring. As amended, the proposal sought to create a rental housing registry for all California properties with more than 16 units. Each year, owners of units in these properties would have been forced to report a variety of data to the Department of Housing and Community Development, such as the size of each unit, the number of bathrooms, move-in date, and number of evictions. The information would be published on a public online rental registry portal. More Association News on page 44.

30 California Buildings News • Q2 2019

Senior Living Challenges... Many Possible Solutions

By Alexis Burck and Alexis Denton

"There are many advantages to living in a community that is cognizant of the needs of aging adults. Chief among them is a sensitivity to universal design that supports people of all abilities without creating environmental differences."

Senior housing can come in many forms, both at home and in a community built specifically for people over a certain age. Wherever one decides to live, there are challenges to creating an environment that supports aging and allows for a thriving, engaged life as those changes occur. While there are abundant solutions that make transitions in acuity and mobility possible, the industry is challenged to create vibrant, desirable buildings that offer safety without destroying independence and choice. As the market matures, it demands design that allows for social and learning opportunities, activities and amenities, and a life without stigma. These are values that we can apply universally across markets and building types to create communities that allow for a fulfilling life at any age. The senior living industry offers a range of housing types to the market. They come in the

31 California Buildings News • Q2 2019

form of age-restricted independent living buildings where people rent apartments as they would at any other time in their lives, but in a community of peers with amenities and features that support aging. Some buildings are assisted living or memory care only and are designed to provide greater support for people who have dementia, or a medical diagnosis that requires 24-hour care and specialized spaces to support daily activities. Skilled nursing facilities lie at the far end of the senior housing spectrum and provide short or long-term care by a team of medical professionals. Sometimes these four housing types are grouped together under one umbrella to form a Life Plan Community or Continuing Care Retirement Community (CCRC). In this model of living, residents live on a campus and have access to all levels of housing and care necessary as they age. Despite these options, many seniors prefer to age in their own homes. While it is comforting to stay in the space and community one knows best, there are down sides to this choice. Principal among them is that most homes are not equipped to

support people as they age. Spaces can be adapted to provide better support and the investment is critical for those who choose to age in

active adult communities are healthier both physically and mentally, on average, than people who stay in their own homes. With easy access

place. Supportive solutions include the installation of grab bars at toilets and showers, bathrooms, sleeping, and laundry all on the ground floor to eliminate carrying things up and down stairs, and showers without curbs so that it is easy to get in and out without slipping and falling. There are many advantages to living in a community that is cognizant of the needs of aging adults. Chief among them is a sensitivity to universal design that supports people of all abilities without creating environmental differences. Members of

to socializing, wellness amenities like a fitness center or pool, and the outdoors via walking paths and courtyards, senior focused design has proven to keep people healthier and happier. In California a range of options exist for seniors, from CCRCs that function like independent villages to urban living that is integrated into the city fabric. Santa Teresita, located in Duarte, CA, is an assisted living, skilled nursing, and memory care neighborhood unto itself. Located on twelve acres, it offers a village-like (Continued on page 46)

Opposite page: Set on 12 acres, Santa Teresita offers a village-like feel. Photo by Lawrence Anderson Photography, Inc. Above: The Trousdale in Burlingame, built by the Peninsula Health Care District, features flexible unit types, giving the owner the ability to respond to changing market needs. Photo: Š 2019 Abraham & Paulin Photography (

32 California Buildings News • Q2 2019

Industry News

Pacific Coast Builders Conference Raises Curtain on Tech Issues Technology Dominated Many of the Discussions at PCBC Technology is increasingly important to builders and owners of multifamily and single-family homes, according to a report released by PCBC, the largest West Coast home building conference, held in May in San Francisco. From the PCBC report: PCBC’s new technology and energy forum featured a self-guided technology product tour and a Technology and Trend report document designed to give show goers a context on which to hang the technology discussed in the educational sessions and found throughout the show floor. The topics included connection and 5G, augmented reality and visualization, cloud-based mobility, and robotics and AI in the smart home. On the show floor, attendees discovered a mix of automation, virtual, security, connectivity, green and artificial intelligence technology. These tools help homebuilders select the best tech to create affordable, secure, sustainable, convenient and delight-filled housing.

One of the most significant trends to hit the housing market in 2019 is the smart home. New advances in networking technology (5G) and miniaturized computing power have launched an explosion in Internet of Things (IoT) connected devices that personalize experiences across every aspect of our lives—including the place that we live. Fueled by a significant drop in tech manufacturing costs and major advances in Machine Learning (ML) and Artificial Intelligence (AI) some reports suggest that the smart home market will double or even triple by 2022. Home buyers in general (and up-and-coming generations in particular) see themselves not only as dwellers and neighbors, but also, as global citizens. Younger dwellers have less interest in homes as status symbols and more interest in homes that reflect their hobbies, causes and personal values. With 95 percent of home buyers searching for real estate online and over 50 percent actually finding their ideal home there, technology is profoundly changing the way we search for, visualize, review, select and decorate our homes. New tools and services have been developed to improve products that had been created digitally while completely revolutionizing and digitizing products that were previously only available in the tactile/analog world. Ever since Joseph Henry pioneered the electric doorbell in 1831, we have had a passion for home automation. But today’s automation technology extends far beyond the doorbell. Recent market research indicates that nearly 20 percent of homeowners use at least one automated home feature, and 60 percent are interested in owning a home with greater automation. Business Insider and Forbes predict that home automation will soon become a $1.7 trillion market. Similarly, automation is revolutionizing the home construction process. With a shortage of workers looming over the housing market, automated tools that can take the place of workers or reduce the number of workers necessary are more important than ever. From drones and security systems that automatically monitor job sites to robots that can lay bricks or create house frames complete with windows, plumbing, insulation and electricity rapidly within a factory, robots and automation are changing the way we build homes.

33 California Buildings News • Q2 2019

Reduce Local Obstacles to Housing, Say Most Californians Poll Shows Citizens Want to House People Near Transit, Protect Air Quality

An overwhelming majority of California voters support state legislation that would result in more homes being built for workers near jobs and transit services, according to public opinion research conducted April 17-25 by Lake Research Partners on behalf of California YIMBY. A full 66% of California voters statewide support Senate Bill 50, the More HOMES Act, when told of its key provisions that would increase the number of homes near transit and jobs and protect renters from displacement. That support remains at a strong 63% even after hearing opposition messages about protecting community character and blocking the construction of tall buildings. The poll, which included an oversample of African American and Latin voters, also found that a majority are supportive of building more homes specifically “in your community” (61% support to 30% oppose). Voters agree with the key goal of SB 50: That the best place to build new housing is near transit and in areas with the most jobs (71% support, 37% support strongly). “This new research confirms that a solid majority of California voters want our leaders to act to build more homes that ordinary working people can afford,” said Brian Hanlon, President and CEO of California YIMBY. “The findings suggest that we urgently need to build more housing for Californians at all ends of the income spectrum—which is what SB 50, the

More HOMES Act, is designed to do.” The specific provisions of SB 50, the More HOMES Act, are wildly popular with California voters: z 77% say cities should allow developers to build new apartments near transit and jobs if they also include affordable housing for moderate- and low-income workers z 76% say the provisions of SB 50 would reduce car traffic and pollution by allowing more housing to be built near public transportation, like trains and buses z 74% say they support renter protections so long-time residents are not displaced z 69% say cities should allow up to five story apartment buildings to be built in areas with the most jobs, so more people can live and work in the same neighborhood z 53% support provisions that allow communities to protect themselves from gentrification “Our findings suggest that there is a tremendous opportunity for YIMBYs and other pro-housing leaders and legislators to engage voters in practical solutions to the housing crisis,” said David Mermin of Lake Research Partners, who led the polling research effort. “Housing is the number one, top-ofmind issue for California voters, and the base of support for solutions is very high.”

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34 California Buildings News • Q2 2019

Chocolate Factory Design...Tasteful and Techy!

New Projects

San Francisco Designers Create Candy Plant, Café, School and Salon Dandelion Chocolate, the single-origin bean-to-bar chocolate maker that sources the highest quality beans, just opened its state-of-the-art 28,100 square foot location in the Mission District of San Francisco. The tech-forward space will be comprised of a chocolate making factory, café, educational space, and Bloom, a chocolate salon, which will offer breakfast service and afternoon chocolate experiences such as chocolate and ice cream tastings.

artful chandelier. The airy production room contains elevated platforms and stepped seating, designed for guests to engage in discussion and learning. Making Chocolate The factory will feature machines such as an optical sorter, which uses a machine learning algorithm to reject beans that are not suitable to make chocolate, a gravity separator to sort out any rocks from the beans, and a 70 kilo Diedrich cocoa roaster. Additionally, Technochoc built a custom tempering line to mold two-ingredient chocolate bars, as well as a cablevey system that moves the beans from the bean room to the roaster. The equipment will fit into the space and provide visibility so visitors can see the process. Retail & Café Complement The retail shop, adjacent to the entry and integrated into the café, will sell Dandelion Chocolate’s single-origin bars. Executive pastry chef Lisa Vega, previously of Gary Danko, Bouchon Bakery, and recipient of Bay Area StarChefs Rising Star Award in 2016, will oversee all food and beverage services in the cafe and chocolate salon.

Bloom offers all-day service. The breakfast menu will feature chef Lisa’s takes on morning classics, including Camino Verde By using the most Chocolate Granola current technology with oats, quinoa, and custom-built nibs, hazelnuts, machines, Dandelion dried cherries, Chocolate’s new served with Saint factory will be able Benoit yogurt and to scale up and seasonal fruit. increase production Afternoon service by 10 times the will offer signaoutput of their Above left: Dandelion building exterior. Above right: Bloom chocolate salon. Photos: Eric Wolfinger. ture experiences, current Valencia including Afternoon Chocolate with classic French pastries Street factory, which will allow them to make like Citrus Macaron, Chocolate Souffle, Earl Grey Profiterole, up to 1.5 million bars per year. Almond Raspberry Napoleon, and hot chocolate, served in Multi-Use Design the traditional style of afternoon tea. The 28,100 square foot space was designed by Chris Educational Offerings Harrelson of architecture firm Gensler. The 107-year-old Dandelion Chocolate will host daily tours of the factory and building features exposed woodwork, master-quality masonry continue their popular classes including Chocolate 101, a comand brickwork, and 11’-6” ceilings. The entryway is comprehensive introductory class to chocolate. Advanced classes posed of marble, leading to the to-go cafe with leather focusing on ingredients, sourcing, chocolate making and more banquettes, a custom redwood counter and panoramic floor will be offered, as well as classes for children and families. to ceiling windows, allowing natural light to shine through "It's probably the most interesting time for chocolate in the the west-facing building. Bloom, the chocolate salon, centers last 150 years,” said co-founder Todd Masonis. “When we the space with beveled antique glass walls and brass-finished started, there were a handful of small chocolate makers in the furniture, and a redwood communal table underneath an

35 California Buildings News • Q2 2019

U.S. and now there are over 200. Like coffee before it, chocolate is changing and it's fun and rewarding to be part of this movement, and we’re excited to introduce people to the world of craft chocolate." Dandelion Chocolate was founded in 2010 by former tech-entrepreneurs Todd Masonis and Cameron Ring, whose lifelong obsession with chocolate led them to experiment with making chocolate bars at home using only two ingredients—high-quality, sustainably sourced cacao beans and organic cane sugar. Dandelion is sold in over 550 retail locations globally. Dandelion factory uses the most current technology. Photo: Eric Wolfinger.

Model Affordable Senior Housing Community Opens in Fremont Innovative Project Located Near Transit and Services for Low-Income Seniors Eden Housing and the City of Fremont recently opened Pauline Weaver Senior Apartments in the Warm Springs area, creating a model for housing that is appropriate for low-income seniors who need mass transit and nearby services. The complex was design by KTGY Architecture + Planning, headquartered in Oakland. Pauline Weaver Senior Apartments (formerly known as Mission Court) is a new 90-unit multifamily rental community designed for seniors age 62 and older who earn between 30 percent and 50 percent of the Area Median Income (AMI). The new apartment community sits on a 2.25-acre site at the corner of Warren Avenue and Mission Falls Court, near the I-880 freeway, transportation, shopping and services.

housing that is sustainable and comparable to market-rate housing,” Musick added. The buildings U-shape configuration creates a safe and tranquil interior courtyard, as well as a sound buffer to Warren Avenue and the railway track. The courtyard is designed to be a natural extension of the community spaces, which includes a community room, fitness room, and reading lounge/computer room. Together with the on-site manager’s office, and service coordinator office, these amenities are located centrally within the building thereby maximizing accessibility for the majority of residents.

“The interior courtyard is an intentionally flexible space, designed as both a space for respite and relaxation, but will also function as an adaptable “As the first piece of a gathering and activity space for greater age-qualified master residents,” said KTGY Principal plan, Pauline Weaver Senior Pauline Weaver Senior Apartments. Photo: Jeffery Peters. Michael Gould. The resident Apartments sits across the street services office is located adjacent to the community room from a future senior center. This future amenity will not only to facilitate convenient access for the services coordinator enhance the lives of the residents living in this affordable to a large space for various resident service activities. The community but also the future master plan,” said Jessica new apartment is conveniently located approximately one Musick, a principal in KTGY’s Oakland office. mile south of the Warm Springs BART Station and in “The community’s design articulates a modern architectural close proximity to amenities on Warm Springs Blvd. and style, which continues a California legacy of simple, clean Mission Blvd. lines combined with energy efficiencies to create affordable

36 California Buildings News • Q2 2019

AIA SF Awards (Continued from page 21)

Architecture Citation: University of California, Merced, Pavilion at Little Lake By Skidmore, Owings & Merrill LLP This project was guided by a vision of sustainable planning and design, forming a central gathering place for student housing and academic quad, providing generous space for the students. Photos: Bruce Damonte Photography.

Historic Preservation Commendation: Lodge at the Presidio By Architectural Resources Group The project successfully transformed one of San Francisco’s most cherished facilities in the heart of the old U.S. Army presidio, now a public space for all. The elegantly appointed Lodge adapts an 1897 men’s barracks located on the Parade Ground, into a contemporary 42-room hotel overlooking the scene of many community events.

Photos: David Wakely Photography.

37 California Buildings News • Q2 2019

Sustainable Community Infrastructure, Special Commendation: Half Moon Bay Library By Noll & Tam Architects The challenge was to build a large, future-focused library meeting the needs of a diverse population without overwhelming the laid-back beach town of Half Moon Bay in San Mateo County. The jury admired the sustainable features and the socially resilient space.

Photos: Anthony Lindsey Photography.

NEXT/GEN ARCHITECTURE CONFERENCE Setting a New Standard for Sustainable Practice + Urban Development JUNE 27, 2019 | GOLDEN GATE CLUB AT THE PRESIDIO JUNE 28, 2019 | AIA SAN FRANCISCO Image: iStock

38 California Buildings News • Q2 2019

Workplaces Boost Productivity (Continued from page 12) Pleticha explained, “Ford reached out to us because they wanted to expand the Research and Innovation Center to become more a part of Silicon Valley. This included transforming their presence here into something that reflected the Silicon Valley sensibility. The newly expanded Research and Innovation Center doubled Ford’s Palo Alto workforce and created more than five times the square footage of the original campus. The expansion increases square footage from 30,000 to 150,000 square feet. Integrating research and development spaces into the workplace design allows for seamless ‘desk-to-testing’ development and weaves research into the office fabric. We had a close relationship with Ford, working with design groups and departments to ensure that the design was meeting very specific needs.

The headquarters for Easterseals Southern California, designed by H. Hendy Associates, features a variety of enclosed meeting spaces including "huddle rooms" — designed with sound-dampening materials, comfortable seating and technology integration— allowing employees to perform highly focused work. Photo: RMA Photography.

Shigetomi adds, “The interior architecture parallels the relationship-building ecosystem of Silicon Valley itself, where startups, incubators, universities and investors co-mingle with tech leaders and corporate giants. A bright, open floor plan removes visual barriers and unifies engineers, designers, and researchers. “Informal lounge spaces and collaborative zones provide opportunities for spontaneous interaction, fostering the interdisciplinary cross-pollination that sparks creativity and discovery.” University of California at Merced’s new administrative ˆfacility is an UC Merced's facility allows employees to move freely between departments. Photo: example of an organiScott Hargis for Heller Manus Architects. zational effort to attain more productive goals. San Francisco-based Heller Manus Architects’ Jessica Heller says the university’s goals were to have an open office plan to serve a large administration staff that had been scattered over several facilities, including the chancellor and vice chancellors as well as departments such as financial aid and student relations. “They wanted to provide a plan that allows the free flow of employees between these departments, facilitating more communication and collaboration. As a result, there are no enclosed offices other than for meeting rooms of varying sizes, the oversized stairs are open between levels, and while the various departments have their own zones within the building, none are defined by walls.

39 California Buildings News • Q2 2019 Left: Showtime office, designed by CannonDesign. Photo: Eric Laingel.

well between workstations, maintain their own sense of private and personal space, and have convenient ways of collaborating and holding informal meetings. The modern design of the furnishing systems helps make the workforce there feel that they are part of a cutting edge of office design, rather than working in a dated facility. Even the senior staff works in these conditions, providing for a less hierarchical approach. “Technologically, the open office also enables the evolution of technologies used to support the various departments with open cable trays, satellite data and electrical rooms, and fully engaged workstation design,” Heller concludes. Soylent, a pioneer in food technology, relocated from its previous Los Angeles location to accommodate the company’s rapid growth. Located on the third floor of Building 2 in the At Mateo campus, Soylent’s new corporate headquarters,

“This open office concept, which spans three levels and encompasses nearly 72,000 sf of space, depends on the central open atrium design, which also serves to support the building’s smoke control system. This open atrium brings in a lot of natural light, thereby reducing the need for artificial lighting for much of the day. However, it also opens up the possibilities of a lot of echo and sound transmission, so the team designed a wide variety of sound attenuation systems and materials that helped to mitigate against this potential problem. As a result, the sound levels in a facility employing over 350 people are very low, reducing conflicts and personal irritation that can result from too much noise. Soylent headquarters in the Arts District of LA, designed by Ware Malcomb, “Maintaining thermal comfort of features varied meeting spaces. Photo: Nico Marques. the employees can be a challenge in designed by Ware Malcomb, is focused on collaboration. The a hot environment such as exists in the space features open offices, breakout rooms, sample room, valley, so we designed a full-wall sized game area and a variety of lounge spaces with tiered seating for external shading system on the south and meetings. A circulation path runs around the entire office area, west facing facades. These large steel louvered walls, standing connecting the five “neighborhoods” or departments within 7’ out from the main façade, keep the building shaded while the company. Private offices are located around the perimeter still maintaining views to the streets around. As a result, the of the space, with 10-foot high glass walls allowing daylight to heat gain is reduced and the HVAC systems don’t have to work reach the interior. The black and white color palette reflects the quite as hard. Combined with ceiling fans to move air and foundation of the company’s product branding and allows for radiant slabs that can keep the building both warm and cool, the brand to advance as the company grows. Operable windows the building’s interior achieves a consistent balance within the and roll-up doors let in fresh air and provide access to the extecomfort range of most people. rior areas, including a rooftop patio for employees to enjoy. “Workstation design was also a topic where the university The new headquarters is also home to the Soylent wanted to explore various ways of working at one’s desk. After Innovation Lab, a coworking space designed to attract studying benching, which is becoming common in the tech like-minded, innovative technology companies to the Arts sector, and traditional cubicles, the university ended up selectDistrict. “This new headquarters provides an engaging ing semi-private workstations, with break-out spaces scattered atmosphere for Soylent employees that truly embodies the in each neighborhood so that employees could communicate (Continued on page 42)

40 California Buildings News • Q2 2019

Housing Solutions (Continued from page 14) Converting that labor from site work to factory work and allowing it to be located offsite in surrounding communities should increase the efficiency and use of the available labor force for all involved. The great demand and increasing unavailability of low-income and labor force housing indicates the need for more of this product type. This product should have fewer amenities than the typical project we are seeing built today. Lessening the scope of amenities will help lessen construction costs. Providing building amenities as part of the retail usage of the project such as a retail gym or a coffee shop is another way to lessen the costs of amenities for a project. "Both millennials and boomers have many demands in common. One such demand is for a more curated, hospitality-type experience in their living accommodations. The more upscale the development, the higher level of service the tenant has come to expect... While more automation is favored by millennials, boomers tend to be more concerned with accessibility features."

Q Two demographic trends are driving multifamily: millennials and boomers. From a design perspective, how should design address the unique needs of these two classes?

Both millennials and boomers have many demands in common. One such demand is for a more curated, hospitality-type experience in their living accommodations. The more upscale the development, the higher level of service the tenant has come to expect. This can often include concierge services to remove mundane daily tasks from the tenant’s busy lives. Services like cold storage for grocery delivery, dog walking and curating community events for the development are becoming commonplace. Other concerns such as safety and more of a community type experience are also shared between these two demographics. While more automation is favored by millennials, boomers tend to be more concerned with accessibility features in the unit and preferring single-level units which will allow them to age in place. What should the state and local governments be doing to facilitate new multifamily environments?

In order to facilitate new multifamily developments, state and local governments should be increasing zoning along

transit corridors and at major transit intersections. This will allow greater density in our cities where these new developments can be best served without worsening our existing surface traffic issues. As a community needs to grow, an extension of the existing mass-transit corridors or an increase in the number of mass-transit corridors available will also greatly increase the availability for more multifamily housing. This can focus development in areas where it is needed most, keeping our traffic issues moderated and our urban environments more livable. As a bonus this will increase transit usage, making it more affordable and creating areas where the government can center its services to the public (i.e. libraries, parks, schools and hospitals). This will also increase the efficiency and use of these types of facilities. Lowering or eliminating governments fees for lowincome or workforce housing should be enacted by all areas to assist developers to meet the demand for this product type. Increasing costs are making it harder to develop this product and its need is becoming more desperate in our communities. Above: The Rise, Koreatown. Opposite page right: The Rise, Hollywood, designed by Nadel. All images courtesy of Nadel.

41 California Buildings News • Q2 2019

The Rise Hollywood is Nadel’s most innovative residential project it’s planning. The reason for this is the breakup of the mass of the large residential complex into smaller more communal sized buildings all attached via bridges. This encourages the feeling of smaller more intimate buildings while creating a sense of a larger community and openness to the neighborhood. The project is planned to allow a street to run through the building, encouraging the building and its community to interact. This opens the building up to the community which is also more in tune with the common desire for a community-based experience in which to live. (See image below.)

What existing facilities (like malls, aging commercial structures, etc.) can be repurposed in economic and aesthetic ways as multifamily complexes?

It has been proven over time that all types of existing facilities can be repurposed into residential properties. The issues which will make a property unsuitable for habitation, such as environmental pollution or just not being built for human habitation, are generally the issues which prevent a building’s reuse. The most popular sites for structures being rehabilitated, however, are industrial facilities (storage or manufacturing, think of loft buildings), outdated office buildings, and large commercial areas such as malls. The integration of residential into the regional malls I believe will become more popular as we see the decline in the typical anchor tenants of malls and the need for new anchors like hotels, residential and office complexes. These new anchors will facilitate growth in areas which otherwise might have stagnated. This will provide built-in clientele for the existing retail facilities while transforming the overall complex into a mixed-use facility. Which projects does your firm consider to be cutting edge (yours and others)?

Another new innovative project that Nadel is working on is the Cambria Hotel at 419 Spring Street in downtown Los Angeles. This is the adaptive reuse of a concrete parking structure built in 1929. Unusual for its time, this was a 14-story high-rise parking structure. Nadel is rehabilitating this structure into a hotel while adding a light court into the building thus reusing existing urban fabric for a newly needed use in the neighborhood and city. The hotel will provide new street life and more a vibrant use of this outdated structure. Globally, a project which is still on the cutting edge of urban architectural design is The Interface project in Singapore. Here the architect designed a structure where they have taken the typical Asian urban story of multiple towers on a site and turned it sideways. The towers are stacked horizontally like blocks of linear midrise buildings. This allows for open space between the buildings and atop the buildings, providing multiple large communal outdoor amenity spaces. The ultimate result is 112% open space on the site due to rooftop usage as open space. As society grows to desire more of a sense of community and neighborhood, providing communal spaces is becoming more a part of the base planning program for any multifamily project. n

42 California Buildings News • Q2 2019

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Workplaces Boost Productivity (Continued from page 39) company’s innovative and collaborative corporate culture,” said Radwan Madani, Principal of Ware Malcomb’s Los Angeles office. “It has been gratifying for our firm to have the opportunity to work on so many exciting projects —like this one or Soylent—in the burgeoning Arts District of downtown Los Angeles.” “Ware Malcomb was a phenomenal partner in designing an incredible space that allows both our Soylent team and our Soylent Innovation Lab members to build culture and synergy that are so important for growing our businesses,” said Bryan Crowley, Soylent CEO. “We started with two of our Soylent core values, flexibility and collaboration, as inspiration and Ware Malcomb delivered a space that inspires our teams each and every day.”

Productive Workplace Strategies Anna Alm-Grayhek, Workplace Strategist at H. Hendy Associates, says workplaces have to be designed to help tenants achieve focus. “Research shows, that on average it takes over 20 minutes to regain focus once disrupted. So a key factor in designing high-performing workspaces is to create on-demand environments—like focus rooms —that help people maintain quality attention to the task at hand. Whether working alone or in

teams, special consideration also should be given to the type of work people are doing as well as all the culprits that sap employees focus and keep them from being effective. These include the effects of physical conditions such as lighting, ergonomics, acoustics as well as technologies that are unreliable or not intuitive.” (See H. Hendy's project for Easterseals on page 38 and Mark IV Capital project on the magazine cover.) Noam Livnat, chief product officer of SpaceIQ in Mountain View, says, “Expectations from the workplace are changing: both the company’s needs as well as employees’ expectations. To meet these expectations, companies are driving workplace digital transformation and relying on smart data usage to improve operations and enhance employee experience. At SpaceIQ, we advise our customers to start with creating a digital roadmap with clear goals, focusing on employee experience and operational efficiency. It’s equally important to ensure that all relevant data is funneled into a single platform like SpaceIQ for context-rich decision making. The best place to start? Digitizing your floor plans, seating charts, and space planning process augmented with existing data sources like HR, badging information, and operational costs. You can get quick ROI with the right investments: they don’t have to be enormous, but they must be well targeted.” n

Security (Continued from page 8) “SIA congratulates all the companies who received awards in 2019, particularly IPVideo's HALO IOT Smart Sensor for standing out among the entries in this highly competitive program to earn the Best New Product distinction.” The prestigious Judges’ Choice Award was presented to Alcatraz AI for the Alcatraz AI product, submitted in the Access Control Devices & Peripherals category. Alcatraz helps customers “replace badging as an access point identification method by leveraging facial recognition, 3D sensing and artificial intelligence to enable highly secure and frictionless entry into physical locations.” Additionally, Axis Communications received the New Product Showcase Merit Award, which recognizes an individual or company who, through their support of the New Product Showcase, demonstrates a commitment to the vision and mission of the program, contributes to its success and promotes the advancement of SIA and the security industry overall. (See list below for some of those recognized.) n


43 California Buildings News • Q2 2019

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Security Industry Association Award Winners at ISC West Best New Product Award: IPVideo Corporation: HALO IOT Smart Sensor

Fire/Life Safety: DITEK Surge Protection: 120VAC Smart Surge Protector With Rapid-Replacement Module

Judges’ Choice Award: Alcatraz AI: Alcatraz AI

Hosted Solutions: Viakoo: Video Assurance Service

New Product Showcase Merit Award: Axis Communications

Intrusion Protection and Prevention Systems: HSI Sensing: Sentinel Retro – PRX+12215

Access Control Devices Award: Adams Rite: G100 Digital Glass Door Lock Access Control Devices & Peripheral Wireless: Nexkey, Inc.: Nexkey Core

Lock Systems and Secure Storage Containers: Securitech Group, Inc.: SAFEBOLT Mobile Apps: Nirovision: Niro Aware

Access Control Software & Controllers: ReconaSense: ReconAccess

Network Support Solutions: Southco, Inc.: Modular H3-EM Electromechanical Swing Handle

Anti-Terrorism Force Protection: IPVideo Corporation: ViewScan

Outdoor Perimeter Protection: FLIR Systems Inc.: FLIR Saros DH-390 Dome Camera

Cloud Solutions: Arcules: Arcules Integrated Video Cloud Service Commercial Monitoring Solutions: CHeKT: CHeKT Bridge Communications Solutions: Honeywell: Bi-Directional Amplifier/ERCES Convergence and Integrated Software and Solutions: Johnson Controls: Tyco Visual Intelligence Cybersecurity: Razberi Technologies: Razberi EndPointDefender Design, Diagnostic and Installation Tools: AEM: TestPro CV100 Multifunction Cable Tester Emergency Communications Systems: Neosen Energy: SafeKard Environmental Monitoring Systems: IPVideo Corporation: HALO IOT Smart Sensor

Threat/Risk Management Systems: Athena Security: Athena A.I. Threat Detection & Safety Platform Unmanned Systems: Cobalt Robotics: Cobalt Robot With Door Integration User Authentication/ID: HID Global: iCLASS SE RG25F Fingerprint Reader/Controller Video Analytics: Vintra: FulcrumAI Video Surveillance Cameras HD: Hanwha Techwin: PNM-9000VQ Video Surveillance Cameras IP: Speco Technologies

44 California Buildings News • Q2 2019

Association News

600 Architects Visit Congress in Energy Efficiency Bid The American Institute of Architects (AIA) and more than 600 hundred of its architect members were on Capitol Hill this spring advocating for public policies that will make schools safer and improve energy efficiency in buildings. “By unifying more than 600 architects from across the country on Capitol Hill, we are sending a clear message to members of Congress that we are engaged, and we are committed to positive change,” said 2019 AIA President William Bates. “We need lawmakers to hear firsthand how architects are creative problem solvers who see the big picture and bring the innovative instinct and technical knowledge that is needed to address many of our most challenging issues.” The efforts were part of the AIA’s biennial Capitol Hill Day, which included meetings with 137 members of Congress and 337 Congressional staff. Overall, these meetings covered 50 states, including 358 house districts and 98 senate offices. During meetings, Congressional members heard from architects how design plays a key role in making new and existing schools safer. Following Sept. 11, 2001, the design of buildings—including airports, sports centers and office buildings—became a central focus to the U.S. govern-

ment’s terrorism mitigation strategy. However, the response has not been the same for schools. AIA and its members urged Congress to make design services eligible for existing federal grants to begin addressing a lack of funding at the state and local level for a systematic approach to redesigning schools. Additionally, architects discussed the need to establish a federal clearinghouse of design resources that school officials can access to increase safety and security. A second key policy architects discussed with lawmakers aims to increase energy efficiency in America’s existing building stock. Buildings are among the largest contributors to carbon emissions. AIA is urging Congress to create a new tax incentive to increase energy efficiency in all buildings. This new policy is needed to complement the Energy Efficient Commercial Building Tax Deduction or “Section 179D,” which has been successful in encouraging the use of energy efficient technologies —but mainly in new construction. “I am confident with today’s strong presence, together, we will achieve not just our immediate goals, but forge lasting alliances that will help advance our shared vision to drive positive change through the power of design, said AIA EVP and Chief Executive Officer Robert Ivy, FAIA.”

Los Angeles’ USGBC Promoting Net Zero Accelerators The U.S. Green Building Council-Los Angeles Chapter (USGBC-LA) is accepting applications for a major new initiative: the Net Zero Accelerator, which will identify viable net zero building technologies, position them for success, and accelerate their market entry throughout the greater Los Angeles region. This is the first new program from the chapter’s new executive director, Ben Stapleton, and who is focused on addressing market barriers for increasing the sustainability of buildings throughout the region. Applications are now being accepted at programs/net-zero-accelerator-2019. “Large gaps exist between progressive California policy focused on ‘net zero buildings’ and the technology currently in use for those operating the majority of buildings today,” states Stapleton. “We have one of the largest real estate markets in the world here in Los Angeles, and many owners and operators are committed to a net

zero future. So one of the best things we can do locally to help accelerate progress is to identify pilot-ready solutions focused on reducing carbon, energy, water and waste, and provide them with expert help, increased awareness, and real opportunities to prove the benefits while collecting invaluable data. USGBC-LA plans to be a major player in advancing net zero, with the goal of getting to net positive building technology adoption." The Net Zero Accelerator will focus on “pilot ready” innovation that helps make zero carbon, zero energy, zero water, and zero waste buildings a reality for the region today. The accelerator will source companies—domestic and international—with an emphasis on promotion and placing pilots with building partners at the end of the program. Technology focus areas include Decarbonization, Integrated Renewables, Energy Efficiency, Resiliency, Waste Reduction & Diversion, Water Recycling and Conservation.

45 California Buildings News • Q2 2019

Registration is now open for the premier event for green building professionals in the Pacific region! Register today Hosted by Pacific region communities of the U.S. Green Building Council

Recycling (Continued from page 7) Q: What are the solutions? w Build more compost facilities

so more cities can replicate San Francisco’s curbside composting collection pro gram. This is very important. This is a game changer. Also implementing curbside com posting collection programs is the best way to improve recycling programs because when you collect food scraps in a bin designated for compostables they do Get a travel mug so you can not come in contact with refuse single-use cups and lids. paper and cardboard, Photo: Adobe Stock. which is 80 percent of the material in recycling bins. So when you compost, your bales of recycled paper and cardboard are dryer, cleaner and command more demand from paper mills. w Decline to buy single-use plastics. Get a metal water bottle and stop buying water in plastic bottles. Doing

so will reduce plastic bottles and save you $258 a year because you will not be spending money buying water in plastic bottles. w Get a travel mug for coffee so you can refuse single-use coffee cups and lids. w Get a reusable (canvas) carry bag so you can decline plastic bags. w Get a kitchen compost pail and begin composting your coffee grounds and banana peels. w Don’t buy three zucchinis on a Styrofoam tray wrapped in shrink wrap. Instead buy loose fruits and vegetables at your local farmers’ market. That’s zero waste. w Empty soda cans and food containers before tossing them in the recycling bin. This call to action is being sounded in many regions. n

Reed is public relations manager at Recology in San Francisco.

46 California Buildings News • Q2 2019

Tech & Multifamily (Continued from page 27)


25 years worry-free


Checkpoint ID reduces tenant fraud, improve tour safety and captures real-time marketing data, all in one solution. BiRadix is a survey platform that offers actionable data and analytical tools to better understand how a company is positioned in the marketplace and strengthen its performance. Other industry trend observations made during the IREM program: w Business centers and theater spaces are less in demand w Rapid and explanatory responses to negative comments are necessary w Ground-level retail services enhances properties w On-site managers need the bandwidth and authority to solve problems w Residents resent companies that charge extra for amenities w Fostering a positive corporate culture is vital to maintaining good staff.

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Senior Living Challenges, Solutions (Continued from page 31) feel, where everything can be found on site. Atria Foster City, on the other hand, is collocated with nearby amenities that benefit its residents, like retail and a Jewish Community Center that offers residents the chance to participate in events and classes. The Trousdale, built by the Peninsula Health Care District and managed by Eskaton, offers assisted living and memory care. This unique building is designed with flexible unit types, engineered to allow the demising walls between units to be opened up, or closed, to alter the number of bedrooms in the apartments. The make-ready unit mix flexibility gives the owner the ability to respond rapidly to changing market needs without any significant renovation or new construction. (See photo on page 31.)

In the future, we expect to see more developments like The Mirabella Portland, in Oregon, migrate to California and become a standard for senior communities. Located in the urban South Waterfront district, the Mirabella property offers all the benefits of a CCRC in the heart of the city. With living options, amenities, and dining located together on a dense site, the building maintains direct access to parks, urban retail, and transit. This model offers sustainable living to the next generation of residents without sacrificing personal mobility and proximity to culture and community. As senior specific communities continue to evolve, new models of living will offer people rich experiences and a more integrated lifestyle that fosters meaningful connections.

Burck is associate, senior living studio leader, and Denton is senior living strategist at the SmithGroup architectural firm in San Francisco.

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