California Buildings News Q3 2019

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Design & Operation of Office, Multifamily, Hospitality, Medical and Government Facilities Q3 2019 • $5

Innovative Buildings Products Manufacturers Rise to Design, Environmental & Efficiency Challenges

Quake Recovery Plans

Greener Building Materials Required

Creative Landscapes Boost Tenant Appeal

Contents 5


Creative California Landscapes

Psst!... Want Some Future Insights? Ever since I read Alvin Toffler’s Future Shock in college, my eyes grow wide and my breathing becomes shallow when a futurist appears. So Amy Webb didn’t disappoint me when she keynoted at the Building Owners and Managers Association’s International Conference in June to describe what impacts will rock the commercial real estate and development industry in the years ahead. Especially in California, a factory of the future. Some buildings, according to the leader of the Future Now Institute, will actually become vertical farms, with veggies and fruit growing indoors many stories high in controlled environments that are not sensitive to climate impacts. Companies like Amazon can grow as well as ship your food—and deliver it via flying drones and autonomous vehicles. The Institute’s 2019 Tech Trends Report reveals fascinating possibilities. With the advent of Artificial Intelligence, buildings that are already smart will become veritable geniuses when armies of personal robots and ubiquitous digital assistants appear like movie stars to greet you and serve your ever-expanding needs. Bad actors will have much more difficulty invading your facility when they are foiled by ambient surveillance, biometrics and hybrid human-computer vision analysis, to name a few technologies against evil. Vastly more efficient building operations will be achievable through numerous applications of AI that anticipate needs and solve problems without human intervention or even awareness. If the building recognizes you as a valuable client when you enter the lobby, an enormous video screen may give you a personal welcome along with a musical theme suited to you. In fact, the walls of your own personal space may be tailored to your emotional state that it detects (because it can sense your biometrics). Your space could respond to your commands for a beach or a bee-loud glade, Vivaldi or Pink Floyd. Since Webb says people spend on average 2,223 hours a year in a building, these environments “have an enormous impact on everyone’s lives.” In the future, smart buildings will exist in smarter cities that are greener, cleaner, more socially connected, sensitive to rising sea levels and what the institute calls “human migration pattern shift.” There’s a lot more of this at Photo: Adobe Stock.

SF Plans for Quake Recovery

(Continued on page 36)


Innovative Buildings Products

Greener West Coast Buildings


Association News from AIA, USGBC, Design-Build Institute, BOMA and others

New Projects: Millbrae MixedUse Community, SFO Terminal




Industry News: California Construction Leads Nation, New Hotels Boom, Affordable Apartments: Fewer Amenities

Main cover image: Adobe Stock. Sustainable buildings and construction workers: Adobe Stock. Landscaping image: David McCollough.

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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5 California Buildings News • Q3 2019

San Francisco Makes Plans to Recover from Quakes City Officials Recommend Strategies to Aid Resurgence After Disasters By Maryellen Carroll

Executive Director of the San Francisco Department of Emergency Management

The old and new iconic tall buildings that rise up from the landscape between North Beach and eastern edge of the City make the San Francisco skyline unique to the City by the Bay. The Transamerica building and, most recently, the Salesforce Tower —the tallest building west of Chicago—make it clear you are in San Francisco. These tall buildings add both beauty and density, and enable a daytime population of nearly 1.2 million people to live and work in San Francisco. San Francisco also is in earthquake country... ...and we have the responsibility to protect the lives and safety of the tens of thousands of people who live and work in our tall buildings. Current building codes guard against catastrophic structural failures and promote survivability. However, we must now turn our attention to ensuring the tall buildings that are home to our residents and our businesses can continue to be habitable following a major seismic event. This is why under the leadership of the late Mayor Edwin M. Lee and continuing under Mayor London N. Breed, the City and County of San Francisco developed the Tall Building Safety Strategy. This pioneering strategy is the first of its kind in the nation and is a huge step forward in our ability to think collectively and proactively as a city about the seismic safety and resilience of our tall buildings and their surrounding neighborhoods.

Photo: Adobe Stock.

Resilience strategies for city with 600 tall buildings on earthquake fault The recommendations of the Tall Buildings Safety Strategy, prepared by seismic engineering experts of the non-profit Applied Technology Council, stem from a study of the 156 tall buildings in San Francisco, primarily in the northeast neighborhoods. The recommendations are also applicable to a wider network of buildings that support similar functions or may share similar vulnerabilities. These recommendations include: w Extend and Improve the Building Occupancy Resumption Program (BORP) w Develop New Policies and Procedures for Implementing the State’s Safety Assessment Program (SAP) w Develop a Comprehensive Recovery Plan for the Financial District and Adjacent Neighborhoods (Continued on page 30)

6 California Buildings News • Q3 2019

Creative California Landscapes Throughout the state, landscape design firms are combining natural elements and elegant structures to enhance environments from universities to corporate campuses to museums. Take a look at this showcase of recent design projects.

t San Diego State University Campus McCullough, a San Diego-headquartered landscape design firm, completed a project for San Diego State University. SDSU campus planners have made a concerted effort to improve the overall campus landscape and site experience. The decision originally was spurred by a desire to add a tree canopy, reduce unusable turf grass areas, and create a uniquely Southern California landscape experience for students. The result has been hundreds of new trees added, thousands of square feet of unused turf transformed into usable social gathering spaces, and the start of a cohesive landscape experience for the campus that is unique to SDSU. (Shown above.)

Photo credit (above and right): David McCullough (Continued on page 34)

7 California Buildings News • Q3 2019

Vertex McCullough collaborated with life sciences developer, Alexandria, to create the vision set by established biotech tenant, Vertex. McCullough achieved the goal to create a sophisticated and attractive work environment by connecting the exterior with interior spaces utilizing calming natural elements as inspiration, careful plant material selection, allowing employees and visitors a place to gather, connect and enjoy the natural beauty of Torrey Pines habitat. (Shown below.)


8 California Buildings News • Q3 2019

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10 California Buildings News • Q3 2019

Innovative Buildings Products Recent National Expos Display Unique Products Designed for California

ONCE A BUILDING'S STRUCTURE IS ERECTED, everything else that goes into making that facility distinctive is manufactured by companies that seek to give designers and building operators the tools they need to achieve their goals. That was dramatically illustrated by visiting the hundreds of display booths at annual expos hosted by groups like the American Institute of Architects, the Building Owners and Managers Association, the Pacific Coast Builders Conference and USGBC’s Greenerbuilder.

11 California Buildings News • Q3 2019

Shildan Group provided the terracotta rainscreen and sunscreen for the UCLA Herb Alpert School of Music, Evelyn & Mo Ostin Music Center in Los Angeles. Kevin Daly Architects. Photo credit: Sinziana Velicescu/ Shildan Group.

There is no substitute for wandering an expo floor and getting demonstrations from various product makers, but here are just a few of the many interesting examples of what California Buildings News editors saw. NeXclad True is the newest terra cotta small module wall cladding by Terreal North America. Manufactured in Ohio, this module offers the durability and customization of the first generation of NeXclad, while adding the sleek look of a flush panel. NeXclad True’s ease of installation provides an economical cladding solution with limitless color options and a 75-year material warranty. The APEX Linear Door Operator from Fujitec America interfaces to a variety of controllers and provides smooth and quiet door movement in elevators. It integrates with thirdparty door proximity safety sensors to improve performance and achieves precise door movement and speed transitions through feedback control. TouchSource delivers simple solutions for smart spaces that engage people with captivating digital displays and IoT-connected directory solutions improve the experience of tenants, visitors and shoppers. It creates intelligent digital experiences in residential, business, retail, healthcare and public spaces with relevant, engaging content that moves people where it matters. Their digital signage solutions are simple to deploy, easy to use and low effort to maintain. They take the pain out of technology change as you upgrade your spaces with beautifully designed, functionally fit digital signs and directories. Shildan Group manufactures advanced terracotta façade products and entire systems for building exte-

riors. Its team works with architects, engineers and owners to create custom colors and shapes to meet unique designs. (See project at left.) Mitsubishi Electric’s new Diamond HS™ passenger elevators are made for high-rise buildings. These elevators are equipped with Sigma AI-2200C or Sigma AI-22 group control systems (∑AI-22 and ∑AI-2200C). Artificial intelligence enables the Diamond HS™ elevators to optimally apportion passengers to cars according to factors such as waiting time, travel time, current car occupancy, energy consumption and building size. Diamond HS™ elevators are also available with an optional destination-oriented allocation system (DOAS) that can reduce average waiting times by up to 30% compared to conventional control systems. Passengers use hall-operating panels to select their destination floor before boarding the elevator, allowing the supervisory controller’s algorithm to determine the best car to serve that floor. PlanGrid offers comprehensive designer-to-operator productivity software solutions that track construction, store construction data and maintain data for future construction and emergency preparedness. Its products have been used in more than 1 million projects and 90 countries. Genea’s Overtime HVAC software allows tenants to request HVAC after hours, on weekends, and on holidays using an app on their smartphone. Genea’s software then fulfills the request through the building’s existing BMS and generates tenant invoices. It saves property teams time, increases revenue, saves energy and increases tenant satisfaction. (Continued on page 12)

12 California Buildings News • Q3 2019

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Innovative Products

(Continued from page 11)

Site 1001 is using AI to revolutionize how buildings are run. The company’s Skylight Building Performance and Operations platform uses core building information, building systems and sensors, and “people” data like comments and service requests to help property investors, owners and operators lower costs, improve building performance and increase value. Kimberly-Clark, a leader in sanitary restroom products, offers a full range of toilet paper and hand-wipe dispensers designed to reduce germs and detailed to create efficiencies in commercial facilities. Its research produces continuous innovations. Allegion has created a cloud-based collaboration site that provides a central hub for all door and opening information. Architects can view their plans, hardware sets and product cut sheets all in one screen. They can track and review changes to the hard-

ware sets throughout the life of the project. Cloud-based access eliminates the need to download specific software. You just log-in. With Overtur mobile, users can create punch lists from the field and sync back to Overtur to create a report. Signal Boosters boost radio reception for two-way radios in emergency situations. It uses a unified interoperable network for public safety in commercial buildings. NFPA and ICC require reliable first responder radio signals throughout a building. Openpath creates smarter security solutions for offices, like its flagship product Openpath Access that allows employees to enter buildings with their smartphones. Cloud-based, it integrates with platforms like Office 365 and GSuite. Mitsubishi Electric Trane HVAC US LLC (METUS) Variable Refrigerant Flow (VRF) heating and

cooling systems provide maximum efficiency, comfort and benefit to building owners. Through the use of energy-efficient INVERTER-driven compressor technology, along with innovative features such as simultaneous cooling and heating and whole building control, VRF systems deliver energy and operational savings to the building owner. Plus, VRF gives occupants the ability to control their own comfort, so they are happier in their space. ESL Vision combines form and function for all types of outdoor lighting —moisture and impact resistant with a variety of controls. The lighting products range from accents to full stadium lighting. Intercept Entyre Copper’s modular metal panels offer smooth planes and clean sight lines in an extensive palette of colors and finishes. (Continued on page 32)

14 California Buildings News • Q3 2019

Green Conference Maps Plans to Fight Climate Change West Coast USGBC Leaders Showcase Ways to Make Buildings More Sustainable

In the growing movement to combat the sinister effects The event kicked off with a dramatic keynote address of climate chance, no industry has marshaled its efforts from entrepreneur-turned-green evangelist Paul Hawken, more effectively than commercial and institutional who sought to move the conversation beyond politics by real estate. Since buildings use about 40% of all energy, saying, “The atmosphere doesn’t care what we think,” but success in greening them can have a major impact on will continue deteriorating if humans don’t take actions on slowing global warming. The many voices brought together numerous fronts —globally. Reviewing the many efforts of at this year’s Greenerbuilder Conference in San Francisco governments and the private sector he declared, “None of were architects, engineers, contractors and others to discuss what we are doing is enough.” industry trends, new Hawken listed many research and emerging factors that can help technologies. reduce environmental The conclave has degradation: better manbecome one of the counagement of refrigerants, try’s premier gatherings wind power, reducing food of sustainability pracwaste, promoting a more titioners and theorists, plant-rich diet, educating respected far beyond the girls about birth control, Pacific shores because the solar farms, regenerative people who design and agriculture, better land operate facilities often management, high-speed look to California and rail transport, methane the entire West Coast reduction, more walkable for guidance in all things and greener cities, geosustainable. The Pacific thermal energy, net zero Paul Hawken delivers keynote address. Photo: © Pocho 1 Photography. Region Communities of buildings, electric bikes, U.S Buildings Green Buildings Council hosted the conferfarmland restoration, cleaner cookstoves, household recyence, drawing from top practitioners in Northern California, cling and better managed coastal wetlands. Orange County, Oregon, Washington State and Hawaii— (See companion article on page 18 on the carbon content of America’s Green Belt. buildings and its impact on the environment.)

USGBC Awards Efforts to Reduce Building Carbon The awards given at the Greenerbuilder Conference celebrated projects that focus on decarbonization through the use of clean energy, monitoring and operation. USGBC’s Leadership Awards are among the highest honors bestowed by the organization. The Pacific Region Leadership Award was chosen to recognize decarbonization efforts in green buildings. Recipients included a small office building, a municipal building and a multifamily residential complex serving a vulnerable population. The USGBC Pacific Region Leadership Awards for decarbonization celebrate green building projects that implement low-carbon strategies and monitoring throughout all phases of building development and operation. Award recipients go above and beyond standard practice by reducing climate changing emissions (Continued on page 36) The historic midcentury LADWP building was recognized for energy efficiency and sustainability. Photo credit: Los Angeles Department of Water and Power.

15 California Buildings News • Q3 2019

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“Healthy” Buildings Get USGBC Leadership Awards Pacific Region Leadership Award recipients were honored at the Greenerbuilder Conference in San Francisco for projects that promote health and well-being through all phases of development and operation. Report From USGBC... UC Berkeley Haas School of Business, Chou Hall is a completely student-focused building on the University of California, Berkeley's Haas School of Business campus without any offices—only spaces for instruction and collaboration. Designed for both LEED Platinum and WELL Silver certifications, Chou Hall has also received a TRUE Zero Waste Platinum certification, further demonstrating the school’s commitment to promoting both environmental and human health. The project team used the WELL framework to engage key stakeholders and develop a plan to promote health at the new business school building. By convening a diverse set of stakeholders, the project was able to leverage Berkeley’s University Health Services and the School of Business’s Haas Wellness Culture Assessment to inform the design and development of Chou Hall. This included aligning with the Haas Wellness Culture Assessment. (Continued on page 16)

The award-winning Chou Hall has achieved LEED Platinum, WELL Silver and TRUE Waste Platinum certifications. Photo credit: Blake Marvin.

16 California Buildings News • Q3 2019

Healthy Buildings (Continued from page 15) Upstream planning also allowed the team to achieve synergies across the LEED and WELL frameworks concerning strategies focused on healthy indoor environments. Across all of its buildings, the Haas School of Business prioritizes superior lighting and daylighting, high-performance HVAC design and biophilic design. Moving forward, Chou Hall will use a variety of metrics to ensure the building is performing at a high level, including water quality, air quality and data gathered from robust annual occupancy surveys as part of its Wellness Culture Assessment. "Our team at Haas has worked hard to create a building that represents our values, promoting the health and well-being of everyone who uses it, and we're so honored to be acknowledged for our efforts," said Courtney Chandler, chief strategy & operating officer of the Haas School of Business. “What I love hearing most is about how the building makes people feel. That’s what people are going to remember.” Sonoma Academy K-12 in Santa Rosa believes that nature is an asset to learning and can spur curiosity about the interconnection between resources, sustainable practices, food and social justice. For its new building, Sonoma Academy combined LEED, Living Building

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Challenge and the WELL Building Standard to help it establish specific health goals. Situated at the base of Taylor Mountain, the building draws inspiration from both the natural and campus context and is carefully located to frame natural views, create outdoor learning spaces and actively engage with its surroundings. The project aims to provide school building users with good indoor air quality, direct access to nature, a design that encourages mobility, and increased student and teacher satisfaction. Sonoma Academy also works to promote community health by reducing its carbon footprint and supporting native vegetation. Gardens on the school grounds can be viewed from any space and double as learning areas, allowing students to experience the seasons’ changing colors, smells and sounds. The project is pursuing LEED Platinum certification, along with WELL, zero net energy and Living Building Challenge. In addition to the performance testing required for WELL certification, Sonoma Academy will use the Center for the Built Environment’s occupant survey to help the school assess the impact of building design and operation on the occupant experience. Salesforce Tower Headquarters Office Salesforce developed its design standard to site, design, construct, operate and maintain sustainable, high-performance workspaces that cultivate innovation, productivity, health and well-being. Salesforce is using this design standard to focus on reducing employee stress, improving cognitive function and reducing toxic exposure for employees at its new headquarters in San Francisco. Since 2016, Salesforce has been committed to achieving rigorous third-party review of the design and construction of its offices using LEED certification, and Salesforce continues to use its market leadership position to encourage transparency within the materials industry, enabling other projects to more easily achieve the LEED standard. For its new headquarters, Salesforce is using its internal design standard to inform its approach to LEED, causing it to place a focus on materials selection, indoor environmental quality, and biophilic and active design. Across its entire portfolio, Salesforce Real Estate values high-quality views. It has prioritized equitable access to these views at Salesforce Tower by saving the best views from the building —the Salesforce Park and the Bay Bridge —for the kitchen and lounge areas so that all employees can enjoy them. Once Salesforce completes the interior build-out of its floors in the tower, it will use periodic indoor air quality and thermal comfort assessments to test the impact of its design standard and inform ongoing operations of Salesforce Tower. n

the ART of Building Sustainability












Ensure a strong level of interoperability by using open protocols which have third-party listing laboratories to verify adherence to your protocol’s form and function.









Employ a single sign on (SSO) architecture with compliance to scalable credentialing architectures and secure tunneling methodologies such as BACnet virtual private networks (B/VPN).

Select lifecycle-centric manufacturers who minimize the negative impacts of waste with long-term warranty and repair services while adhering to WEEE, RoHS and LEED directives.

Specify integrated FDD (IFDD) that delivers real-time fault detection, step-by-step root-cause diagnostics while using all your existing cabling structures, including twisted-pair networks.

Enjoy the long-term benefits of suppliers who engineer a path forward to new technologies while remaining backwards compatible without third-party gateways or hardware replacement.

Insist on timely analytics for all stakeholders with complete control of formatting and scheduling while retaining full ownership of your data and the reports generated.

Stay on top of regular advances in technology with supplier-certified, multi-lingual online educational videos, technical documentation, software updates, and advanced face-to-face classroom courses.

Create better-connected spaces with real-time access to occupancy, lighting, ventilation, and thermal comfort levels, using a holistic single app on the occupant’s mobile device.

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Sustainability requires a high level of integration between HVAC, lighting, and security systems. The art of building sustainability skillfully combines this integration with other technological and supporting elements that must endure over the long term. When these additional elements are maintained over the life of your building, true building sustainability emerges. To learn more about the ART of Building Sustainability please visit

18 California Buildings News • Q3 2019

Association News

Next Green Frontier: Reducing Building Materials’ Carbon Content “Embedded Carbon” Important from Raw Materials Through Manufacturing to Delivery

Every 34 days, throughout the world the square-foot equivalent of an entire New York City is built, according to a United Nations report. The “embedded” carbon content of steel, concrete, carpeting, windows, walls, furniture and all other products is as important as the carbon emitted in subsequent buildings operations —and often overlooked. Until now, when the whole world is waking up to the dangers of carbon fuel-caused climate change. Environmentally responsible industry leaders — architects, engineers, building owners, greenfocused tenants and government officials — are mounting a global effort to increase awareness and create better practices used to manufacture building products to reduce their carbon content. Numerous organizations are cropping up to provide guidance in the selection of these products, and manufacturers are voluntarily declaring the amounts of carbon used in making products. The carbon-content issue was the subject of several sessions at the recent Greenerbuilder Conference in San Francisco, produced by various Pacific Rim chapters of the U.S. Green Buildings Council. Representatives of major industry players like Gensler, Skanska and notable consulting firms cited recent examples of carbon-neutral projects like the San Francisco Airport’s new Terminal 1 and shared information with hundreds of sustainability leaders from Hawaii to Oregon to Orange County. Embedded carbon awareness is growing. Earlier in the summer the American Institute of Architects of San Francisco featured a program on the topic. It was also widely discussed at the AIA national conference in Las Vegas. Why is it so important? In their joint presentation at AIA-SF’s “Next/Gen Architecture” Conference, Kristen DiStefano of Atelier Ten and Henry Richardson of WattTime observed “As the urgency to address climate change and halt greenhouse gas emissions (GHG) continues to grow, designers have a responsibility to make smart design decisions to minimize their buildings’ GHG emissions. The steps to designing a carbon-smart building are twofold: minimize embodied carbon and bring operational carbon to zero.” The AIA resolved in June that as a matter of architectural practice throughout the world, “commencing in 2019 and continuing until zero-net carbon practice is the accepted standard of its members, the AIA prioritize and support urgent climate action as a health, safety, and welfare issue, Image: Adobe Stock.

to exponentially accelerate the ‘decarbonization’ of buildings, the building sector, and the built environment.” DiStefano cited a study that the global building stock will be doubled by 2060, that’s 2.5 trillion square feet. She said, “By the year 2050, accounting for all new construction in that 30-year span, embodied carbon emissions and operational emissions will be roughly equivalent.” The opportunity for more sustainable construction could have an immense impact on reducing global warming. She said we need to measure and reduce the carbon content of building products from the extraction of raw materials to assembly and manufacturing to transportation, the building lifespan (including renovations) and final disposal. Thanks to the efforts of the California Carpet Stewardship Program, which exhibited at Greenerbuilder, carpets can be dropped off at dozens of sites to be recycled into useful new products. Architectural firms like Gensler are already using embedded carbon lessons in design. Gensler architect Kirsten Ritchie said her firm invested about $100,000 studying what materials should be used for the carbon-neutral construction of the new 770,000-square-foot SFO terminal, and those efforts yielded a cost reduction of $12 million and a huge reduction in carbon content. She said specifying low-carbon materials is key. “If you don’t spec it,” she said, “you won’t get it.” It matters where the steel is produced (SFO’s came not from China but the U.S.), and the concrete used met strict standards. Projects can be designed, she said, with no added cost. Sustainable, high-performing products such as carpets and glass are available, said Ritchie. The kind of carpet chosen can make “a big impact,” she said, and suggested builders consult “We need to know the embodied carbon content” of products, said Interface’s Mkihail Davis, who said there is a global opportunity to significantly reduce climate change by improving the materials used to construct buildings. He said it is important even to know what suppliers do in their own factories well before products are delivered to job sites. He suggested that carbon-content labels be more prevalent. Stacy Smedley at Skanska urged conferees to use embodied carbon calculators, citing an open-source tool supported by Microsoft and a plug-in product made by Autodesk. Environmental product declarations are becoming common, she said, and suggested for further guidance on the overall issue people learn about the Carbon Leadership Forum. n


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19 California Buildings News • Q3 2019

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Part of the non-profit Carpet America Recovery Effort, the California Product Stewardship Program works to increase reuse and recycling of waste carpet in California through market-based solutions Carpet can be recycled if it is properly prepared and brought to the right place. The California Carpet Stewardship Program sponsors dozens of drop-off sites across the state where carpet is collected for recycling into useful new products.

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20 California Buildings News • Q3 2019

Association News

Bay Area DesignBuild Projects Win Top Awards

The Design-Build Institute of America gave recognition to three projects in the Bay Area. Google at 1212 Bordeaux in Sunnyvale, Yerba Buena High School Student Union in East San Jose and the Montevina Water Treatment Plant in Los Gatos all received National Design-Build Merit Awards. 1212 Bordeaux is Google’s first completed ground-up new construction and its first design-build project. Envisioned as a living lab to pilot innovative new workplace and design ideas, 1212 Bordeaux incorporates a broad range of innovative strategies that embody Google’s workplace principles. This two-and-a-half story structure includes a mezzanine above the second floor, sky views and an open workspace, and a diverse native landscape that embraces the surrounding space with a public plaza, an enclosed private garden, and habitat bioswales. Not only did this project succeed on cost and schedule, but it continuously exceeded expectations when it came to design and construction. As such, the project has resulted not only in multiple awards, but serves as an inspiration for future design-build projects at Google. Google's 1212 Bordeaux project. Photo credit: Pakash Patel Photography.

More Association News on page 37-38.


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22 California Buildings News • Q3 2019

New Projects Futuristic Vision of Transit-Multiuse Community Millbrae Authorities OK Transit, Commercial, Retail, Housing, Hotel and Parking Center Building communities near mass transit is what many planners in California see as the ultimate solution to the multiple problems of housing shortages, polluting commute times and the isolation of farflung suburbs. And, though political NIMBYism has thwarted many such plans, the officials of the Bay Area town of Millbrae have given unanimous thumbs up to an ambitious model of what could be a future solution throughout the state.

Above and left: Form4 Architecture’s design for the new Gateway at Millbrae Station anchors the 500,000-square-foot Bay Area transit-oriented development. Renderings courtesy of Form4 Architecture.

The 17-acre project is called Gateway at Millbrae Station, and it is being billed as having almost every feature needed for an entire microcosmic

structure, activated with retail at its base, is situated next to the BART station between an existing parking garage and a new apartment building. Construction on the project, which has been unanimously approved by city and local authorities, is expected to begin in late 2019 and completed in 2021. “The Gateway project represents transit-oriented development at its very best,” says developer Michael Van Every, CEO of Republic Urban Properties. “This will be a destination where people can live, shop, work, and play, with walkable streets, public spaces, and amenities. Not only does it provide convenient access to the largest BART station in the Bay Area, but also to rail and bus lines, as well as the airport. The combination of these elements establishes a real authenticity that will have a positive impact on life in the Bay Area at large.”

community. It is the ultimate transit center, since it is on the BART line, near the San Francisco Airport, on an interstate bridging San Francisco to Silicon Valley and near a bridge linking the Peninsula with the East Bay. The 500,000-square-foot hub comprises offices, hotel, retail, apartments and parking. Anchoring the core of the development is a contemporary office building designed by Form4 Architecture of San Francisco. This 165,000-square-foot

Steel-framed expanses of high-performance glass on the three upper levels of the five-story office/retail building illuminate workplaces with daylight for targeted tenants of tech and venture capital firms, among other companies. Planted roof terraces on the third floor provide verdant outdoor spaces for tenants, while supplying environmental benefits. Above the retail storefronts, a combination of wood, metal mesh, and frosted glass delineate two levels of parking. Projecting bays, canted ends, and a cantilevered roof that appears to float, (Continued on page 31)

23 California Buildings News • Q3 2019

New SFO Terminal Pioneers Delightful Amenities

Terminal Honors Slain Gay Rights Activist, Features Noise Control, New Comforts

The terminal's boarding area features high ceilings, abundant natural lighting, and comfortable seating options. Photo credit: Woods Bagot.

San Francisco International Airport (SFO)’s new Terminal 1 sets a new standard for the airport experience, making air travel less stressful, more entertaining, and more engaging than ever before. A uniquely San Francisco experience awaits travelers, with locally sourced dining choices, public artwork from Bay Area artists, and a museum exhibit that tells the story of local politician Harvey Milk, who championed gay rights. Said Airport Director Ivar C. Satero, “For millions of people around the world, SFO is the first impression of the San Francisco Bay Area, and Harvey Milk Terminal 1 showcases what makes our region great: a spirit of innovation, a focus on the environment, and most importantly, a commitment to diversity, equality, and inclusion. I hope travelers around the world are inspired by the story of Harvey Milk in the terminal at SFO that bears his name." An onsite museum features aspects of the civil rights leader’s life and work. SFO has invested in passenger facilities that aim to make the travel experience easier, stress-free and more enjoyable. High ceilings diffuse noise, while abundant natural daylight provides a sense of openness and supports circadian rhythms. Luxurious chaise lounge chairs invite travelers to relax and be comfortable before boarding their flight, and

floor-to-ceiling windows that tint depending on lighting conditions ensure that the space is always welcoming and inviting. For those seeking a quiet space for relaxation, self-reflection, and the practice of yoga, Harvey Milk Terminal 1 will offer a Yoga Room…one of the most unique and globally recognized amenities of SFO. Navigating easily through the airport also contributes to SFO’s goal to make travel easier and more enjoyable. With the opening of Harvey Milk Terminal 1, the airport will launch a new gate numbering system that will make it easier for guests to find their way. The emphasis of the new gate numbering system is the logical sequential reveal of gate numbers as guests move through the airport, from check-in to security to gate. This new gate numbering system will be implemented airport-wide at SFO, making connections between terminals more intuitive and logical. Newly designed information dashboards, located strategically throughout the boarding area, will provide easyto-read information on flight times, gates, and nearby amenities. The first section offers six new food & beverage and three retail concepts located in a marketplace corridor. Locally sourced concessions will include Amy’s Drive-Thru, Bourbon (Continued on page 33)

24 California Buildings News • Q3 2019

Industry News

California Construction in Pipeline Leads the Nation Based on data from over 11,000 tracked large-scale country wide construction projects, GlobalData, a leading data and analytics company, finds that 10 major US states account for nearly 60% of the total US construction project pipeline value (US$3.7 trillion).* And the project value in California far exceeds other states, GlobalData’s latest report: Project Insight– Construction in Key US States reveals that, California, Texas and New York are among the states with the highest value of construction projects in the pipeline. With a total of 1,302 projects worth

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US$524.6bn, California, for example, has both the largest number and value of projects in the U.S. construction project pipeline, with infrastructure projects and mixed-use developments, representing a combined 56% of California’s total pipeline value. Dariana Tani, Economist at GlobalData explains: “The construction of mixed-use developments is booming across many U.S. states, with the building of American city centers and suburbs coming to resemble one another due to changing demands from consumers and homebuyers. This is particularly the case for states such as Florida, California and New York. In Florida, the construction of mixed-use properties is growing faster than any other U.S. state, with five of the top 10 largest construction projects in Florida being mixed-use construction projects, according to GlobalData.” The desire to live, work, shop and play within walkable distances is not only unique to millennials and baby boomers, but also older generations who want to live in well-connected urban communities. Tani adds: “The tech industry is also creating new demand to build more residential and commercial buildings, as well as transport infrastructure to accommodate the influx of workers. Big tech companies such as Google, Apple, Facebook, Microsoft and Amazon are encouraging significant investment. Among the most notable projects in the pipeline are Facebook’s US$850m Willow Campus Mixed-Use Development in San Francisco, Google’s US$800m Residential Development in Mountain View and Microsoft’s US$1bn Redmond Headquarters Redevelopment.” *These projects are at all stages of development from announcement to execution.

25 California Buildings News • Q3 2019

UC Davis Offers New Online Construction Program UC Davis Continuing and Professional Education is expanding its Construction Management program with new online offerings of its popular ground courses. Curriculum, which will be the same as in-person courses, will be delivered via the Canvas learning platform in a variety of formats, such as pre-recorded lectures, live webinars and interactive software demonstrations,

depending on what the lesson demands. The platform also hosts student chat forums, a collaboration portal for working on shared documents and instructor “office” hours, so students get a similar academic experience as the ground classes, but from the comfort of your home. At the end of the six-course program, students will obtain a certificate in construction management and the skills and knowledge they need to succeed in this dynamic industry. “This program will provide convenient access to people who might not have the time or ability to attend the ground program,” says Crystal Babowal, program manager of Construction Management at UC Davis Continuing and Professional Education. “The online format will allow us to reach and educate a greater variety of people both inside and outside of the Sacramento area than we could before.” The first class to be offered online will be Construction Law and Contracts, which will be taught by veteran attorney and mechanical engineer, Robert Thiele. “I’m really looking forward to teaching this class online,” said Thiele “I think the online format will bring in a more diverse student body, and with that, a greater variety of ideas and questions.”

Photo: Adobe Stock.


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Request Fewer Amenities Amenities are not as important as price to many apartment dwellers, say Adam Artunian, Vice President, and Pete Reeb, Principal, in their Reliable cell reception recent John Burns Real Estate is a desired amenity. Consulting report. “Our consumer research shows that the most valued amenity is frequently 'low rent.' A recent survey by the NHMC showed that the two top community amenities nationwide are: reliable cell reception (78%) secure resident parking (71%). Only 60% desired a swimming pool, and 55% wanted a fitness center. As rental rates continue to rise nationwide, rental affordability has become a big concern and the need for affordable rental options has never been greater. Our Burns Intrinsic Apartment Rent Index, which measures apartment rent valuation based on the long-term median ratio of rents to incomes, suggests that about half of the major markets in the country are overvalued by more than 5% and many by 10%+. San Francisco East Bay Area rents are 13% higher than they should be, meaning that we think a 13% correction is needed to get back to norm. This likely will not happen until the next recession.”

New Harvard Report Shows US Housing Supply Falls Far Short With the nation’s economy on sound footing and incomes on the rise, the number of people forming households in the United States has finally returned to a more normal pace. Housing production, however, has not. The 2019 State of the Nation’s Housing report from the Harvard Joint Center for Housing Studies documents how the housing shortfall is keeping pressure on house prices and rents, eroding affordability for modestincome households in many markets. Center researchers found that household growth is now back from post-recession lows, but new home construction remains depressed. On the renter side, the number of renter households fell for the second consecutive year in 2018, a stark contrast to the increases of the 12 preceding years. Nevertheless, rents are rising at twice the rate of overall inflation. “The growing presence of higher-income renters has helped keep rental markets stable,” says Daniel McCue, a senior research associate at the Center. “This has maintained demand for new apartments, even as overall rental demand has waned.”

At the lower end of the market, though, the number of units renting for under $800 fell by one million in 2017, bringing the total loss from 2011–2017 to four million.” The report says, “Even as the market continues to lose lower-cost rental units, the share of US households paying more than 30 percent of their income for housing declined for the seventh straight year in 2017. Costburden rates for modest-income renter households, however, continue to rise and with burdens affecting households higher up the income scale, the issue of rental affordability is increasingly getting attention at the state and local level.” Rental growth is expected to be solid, with 400,000 additional renter households per year expected between 2018 and 2028. Whether these projections come to pass depends on a number of factors, including economic conditions, housing affordability, and the pace of foreign immigration. One big question mark is whether the market can supply housing that is within reach of most household incomes.

27 California Buildings News • Q3 2019

Record-Breaking Hotel Construction in California In the first half of 2019, the number of hotels under construction increased 28% over that period a year ago, according to Irvine-based Atlas Hospitality Group, when 234 properties were being built, versus 183 that period a year earlier. The number of rooms went up 25% from 25,872 to 32,424. Additionally, the number of new hotels and rooms grew 19% and 14% respectively. There were a whopping 1,143 California hotels in planning midway through 2019. With 71 hotels totaling 11,200 rooms, Marriott product continue to dominate the number of new hotels and rooms under

Brace for Impact, AIA Chief Economist Tells Architects

construction, the report continued. Hilton had 49 hotels under construction with independents building 55, Hyatt 17, IHG 15 and Wyndham seven. Atlas President Alan Reay told California Buildings News, “The construction growth is being driven by a number of factors: 1. California hotels enjoying record revenues and profits. 2. The cost to purchase existing hotels is at or above replacement cost in many markets. 3. The availability of construction financing at very favorable rates, and 4. The rate premium that brand new hotels enjoy over older existing hotels.”

u Business cycle is winding down. u Housing market has already begun to slow in many areas of the country. u Labor shortages are constraining industry growth. u Slowdown is on clients’ minds, but no panic yet. u Renovations and retrofits are pushing out new construction in many sectors. u Many architecture firms are seeing erratic business conditions.

Kermit Baker, chief economist of the American Institute of Architects, told a standing-room-only crowd at the AIA national conference in June that architects must brace for changes ahead. He identified 10 Issues facing design professionals and the buildings industry. (See list at right.)

u Still, firms are seeing growing workloads and backlogs. u When design activity slows down, it’s generally an unmistakable trend. u In confronting staffing shortages, firms have made only modest progress on productivity. u For many firms, growth will come from outside of traditional domestic markets.

28 California Buildings News • Q3 2019


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

30 California Buildings News • Q3 2019

San Francisco Quake Recovery (Continued from page 5) San Francisco’s Building Occupancy Resumption Program (BORP) is a voluntary program which allows building owners to pre-assemble post-earthquake safety inspections using their own contracted inspectors. Participation in the program allows for more timely inspections. As a result, businesses and their employees could resume operations faster and residents could return to the comfort of their own homes faster. Currently, we have 181 buildings higher than 240 feet participating in the BORP. However, as more and more residential tall buildings are built and occupied, we need to increase BORP participation for new buildings. We are now beginning to hold productive conversations with stakeholders on how to improve and expand the program. California’s Safety Assessment Program (SAP) provides mutual aid in the form of volunteer building inspectors from across the state. San Francisco is a dense city with more than 600 tall buildings. By improving existing procedures for implementing SAP, we can make sure the city requests and can deploy specially trained inspectors able to assess the seismic safety of San Francisco’s tall building stock thus enabling faster recovery.

Local government developing quake recovery network All disasters are local. This means emergency planning, response and recovery must originate with local govern-

ment. This why San Francisco is already moving forward to create a comprehensive recovery framework and specific recovery plans starting with downtown. These leadership efforts seek to provide communities with the resources to care for themselves and be in charge of their own destiny. It will also enable communities to control how neighborhoods, businesses and infrastructure are rebuilt following a disaster. San Francisco’s leadership on seismic safety policy, and regulations through programs like BORP, the Earthquake Safety Implementation Program (ESIP) that includes the Soft Story Seismic Retrofit Program and the Tall Buildings Safety Strategy, the Lifelines Council, and other critical efforts have made San Francisco better prepared and more resilient. Notwithstanding the strong foundation that these programs provide, San Francisco is committed to improving preparedness, strengthening infrastructure, and reducing the time it will take communities to recover from, and thrive after, the next major earthquake We look forward to the critical conversations with all the public, private, non-profit, and community stakeholders for a safe, resilient and vibrant San Francisco. n For more information about the Tall Buildings Safety Strategy, visit

31 California Buildings News • Q3 2019

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Millbrae Multiuse Community (Continued from page 22) create dynamic architecture symbolizing a new vibrancy for the area. “We conceived this building as the centerpiece of the new community,” says John Marx, co-founding design principal and chief artistic officer of Form4 Architecture. “It is sited to engage the street where most activity will take place. The building is as transparent as possible with gridded planes of glass so people and movement inside will be visible to pedestrians as they pass by.” Between the new office and residential buildings is the Paseo, site of The Shops at Garden Lane, a permeable pedestrian shopping promenade modeled on European streets. This landscaped linear passageway provides areas for outdoor dining, gathering, and relaxing, and will serve as the main circulation spine of the development, inviting guests and visitors inward. On the street level, storefronts and openings in the retail portion of the building are choreographed to display merchandise and restaurant activity, and to celebrate the spectacle of urban life. A ground-level breezeway through the building connects the Paseo to the parking garage for easy pedestrian access.

The rich assortment of office and retail spaces, hundreds of market-rate and subsidized apartments, extended-stay hotel, and open spaces comprising the entire Gateway at Millbrae Station will create a model for mixed-use developments at other BART stations that are now being planned. “This complex is one of the most ambitious and transformative projects to be envisioned near transit in the Bay Area,” stresses Marx. Form4 Architecture believes architecture is the art of giving form to ideas. The award-winning firm specializes in creating environments, whether for tech offices, mixed-use developments, or residences, that respond as equally to the topography of a site as they do to the people they serve. Winner of the 2017 American Prize for Architecture, Form4 creates formal expressions that are not only poetically moving and conceptually thoughtful, but also reflective of the client’s values and goals. As collaborative partners in the design process, the principals of Form4 Architecture—Robert J. Giannini, John Marx, Paul Ferro, and James Tefend—are personally involved with every project from concept to completion, bringing the collective wealth of years of expertise and knowledge to each client's vision. Since 1998, the firm has built a rich portfolio of award-winning work for national and international clients within diverse market sectors. n

32 California Buildings News • Q3 2019

Innovative Products

(Continued from page 12)

The system offers integration excellence with a continuous engagement extrusion and concealed fasteners that work in conjunction with sequentially installed modular panel units. Copper Entyre panels can be integrated with any other Intercept panel or substrate. Maximum panel module size is 26” and maximum panel length is 79.” Dero provides high-capacity styled bicycle racks for facilities that must accommodate the increasingly number of bike-commuting tenants or short-stay visitors. Array produces modular framework that permits designers to reimagine workspaces to encourage greater interaction and productivity among people. Array is an adaptive structure that begins with the frame that can be a stand-alone or adapted into partitions. Wall and ceiling panels can be configured within the frame to create enclosed purpose spaces.

CityLift’s parking solutions include a tower that turned seven spaces into 39 on seven levels, working with Signature Development Group. They developed the first and only fully automated parking garage in Northern California in Oakland. EPIC Metals creates sunscreens for building facades that both reduce energy costs and are visually appealing. The sun screen systems can enhance the building's architecture while protecting the interior from

heat gain and damaging UV lights. EPIC sun screens enable the architect or engineer to control the amount of sunlight entering the building. (See images on this page.) BIMSmith is a cloud-based Revit assembly tool that lets you combine manufacturerspecific with generic materials in design and construction of buildings. It also produces a tool that let you efficiently and quickly locate the marketplace from furniture to floor drains. You can search by certifications and compare products. Espace CC, a manufacturer, and installer of retractable auditorium and theater seating, exhibited retractable seating systems with a choice of high-specification chairs. Espace features a pocket sprung seat designed for comfortable, healthy long-term sitting, a supportive high back, and tactile curved timber armrests. The telescopic seating system helps to create — or dismantle—an auditorium in a matter of minutes. n Above: the Toris Architectural and Sun Screen from EPIC Metals, installed at the University of California–Davis' Castilian Hall, enhances the architecture while protecting interiors from heat gain and damaging UV light. Photo credit: EPIC Metals.

See Product Focus on Pages 28-29 to learn about more solutions.

33 California Buildings News • Q3 2019


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SFO Terminal (Continued from page 23) Pub, Bun Mee, and the Little Chihuahua. The terminal will also feature brands familiar to our global audience, such as illy Caffè. Restrooms reflect a high quality normally reserved for luxury hotels, and Harvey Milk Terminal 1 will feature the first-ever airport multi-use all-gender restrooms. Even fourlegged companions have been considered, with an animal relief room located post-security. SFO has long been a haven for amazing works of art, and Harvey Milk Terminal 1 continues this theme, with five new site-specific artworks and 25 two-dimensional works by internationally renowned artists. For the first ninegate section of Boarding Area B, travelers can enjoy two large-scale mosaic murals by Bay Area artists Jason Jägel and Robert Minervini. Jägel’s 13 x 33-foot The Author & Her Story represents a tableau of unique individuals sitting around a table outfitted with a giant globe, while Minervini’s Hyper-Natural Bay Area is both still-life and a sweeping landscape of San Francisco’s famous skyline. Adorning one of Boarding Area B’s prominent bulkheads is

a multi-layered installation by Leonardo Drew. Comprised of hundreds of small sculptural elements derived from remnants of past artworks and other recycled materials, the installation forms a massive galaxy-spanning three walls. The artwork reflects the enormous cross-section of people passing through SFO who carry with them a multitude of life experiences and cultures. Mark Handforth’s suspended sculpture, Cadmium Red Giant, is a dynamic collage in the form of a star, like a child’s drawing—but “drawn” with bent metal beams painted a rich cadmium red. Intersecting the star form is a cast aluminum redwood branch. Violet, amber and red fluorescent lamps are mounted on the arms of the star to resemble light rays. Design-build, construction, and project management team are as follows: BAB Design-builder: Austin Commercial & Webcor Builders Joint Venture HKS / Woods Bagot ED2 International / KYA; BAB Construction Manager: WSP / Parsons Brinkerhoff / AGS T1C Design-builder: Hensel Phelps / Gensler / Kuth Ranieri. n

34 California Buildings News • Q3 2019

Landscaping (Continued from page 6)

SF MOMA Rooftop Sculpture Garden An elegant urban oasis where art and nature converge. CMG Landscape Architecture joined Jensen Architects to develop a competition-winning design for SFMOMA's outdoor sculpture collection. The San Francisco site's 16,000 square foot sculpture garden is designed as an integral part of the sequence of the museum galleries. The back wall of the museum’s top floor is removed and the garden is brought into the museum via the panoramic opening. Cantilevered over the garden, the visitor experiences the garden while remaining within the museum. Visitors access the garden from a glass-walled bridge, which lands inside a glassy pavilion within the garden. Photo credit: CMG Landscape Architecture, Bernard Andre

Sunnylands | Administration Campus Yet another project by CMG Landscape Architects is a new campus environment supporting the mission of Sunnylands as a living laboratory and leader in responsible desert development. The new Administration Campus in Rancho Mirage creates spaces for community and spontaneous interactions among Sunnylands’ administrative, archive, maintenance and operations staff, within one shared environment that manifests Sunnylands’ identity. In planning the Administration Campus, efforts toward water conservation and resource management across the entire property were assessed. Methods the new campus could support were identified to further Sunnylands’ key leadership in setting ambitious goals for water use reduction, net-zero energy use, net-zero carbon footprint, and zero-landfill waste through management of construction and operations by-products. Photo credit: CMG Landscape Architecture, The Annenberg Foundation Trust at Sunnylands

35 California Buildings News • Q3 2019

Palomar College Operations & Maintenance Complex The design team at bnim, a San Diego design firm, used site topography, landscape and the strategic placement of the buildings to screen heavy vehicular uses and to create a colorful and dramatic landscape entry into campus. This project creates a unique opportunity to display and raise awareness about the campus’ unique rare plant collection. The team’s rewarding collaboration with campus botanist Tony Rangel has resulted in an immersive and pedagogical landscape that is ever-changing and carefully crafted to the unique variations of the site. It is designed as a functional landscape that is both a dramatic showcase and an immersive series of spaces that serve the programmatic needs of the complex. The collection and reuse of water is the inspiration for many of the landscape features and provides the basis for the layout of the site. In hardscape areas, the capture and conveyance of water is interpreted as formal channel elements, cisterns, and the courtyard water garden which captures condensate from the overhead shade structure. In soft areas, the water elements become ephemeral creek beds that explode with color during wet periods. Photo credits: Top image: BNIIM. Lower photo: Nick Merrick © Hall+Merrick 2019

36 California Buildings News • Q3 2019

USGBC Awards (Continued from page 14) from energy use, through rigorous attention during project planning, taking strategic action to promote low-carbon performance through building certifications and committing to ongoing measurement. To be considered for this award, eligible projects had to meet the following criteria: u Demonstrate ambition and success in eliminating fossil fuels from the project’s energy mix u Track and report carbon emissions on the project for at least one year u Pursue decarbonization through continuous improvement over time u Have LEED certification, and optionally other green building certifications, to conform to best practices in the industry u Be located in the Pacific region states (California, Washington, Oregon, Hawaii or Alaska) u Complete the project within the past 1–3 years

Recipients of the Leadership Awards for decarbonization: The John Ferraro Building (JFB), a historic midcentury building in downtown Los Angeles, serves as the headquarters for the Los Angeles Department of Water and Power (LADWP), the largest municipal utility in the United States. Built in the mid-1960s, JFB is an all-electric building that is now in the midst of pursuing LEED Zero for energy. In 2015, JFB achieved LEED certification in time for its 50th anniversary. A year later, JFB achieved LEED Gold. (Photo on page 14.) JFB’s journey into a green building was spearheaded by a team of in-house engineers, architects and building operations personnel who implemented aggressive energy efficiency measures such as lighting retrofits and controls, chiller replacement and fan system upgrades. JFB is a symbol and testament to LADWP’s transformation into a provider of

clean energy and a locally sustainable and resilient water supply for Los Angeles. Arch Nexus SAC, a small commercial building in Sacramento, an all-electric, net positive energy building. This adaptive reuse of an existing building removed natural gas and employs Energy Use Intensity (EUI)–reducing measures such as daylighting, natural ventilation and ultraef-ficient workstations to achieve an EUI of 26, a fraction of the national average. This small energy footprint is more than offset with an on-site PV array producing 170% of this office’s annual energy usage. These decarbonization measures and many others, have helped Arch Nexus SAC to become one of the first buildings in the world to achieve both LEED v4 Platinum for new construction and LEED v4 Platinum for existing buildings. Arch Nexus SAC is also California’s first Certified Living Building. Mutual Housing at Spring Lake, a multi-family complex in Woodland, is an all-electric community with enough solar panels to offset the designed energy need annually. The buildings earned LEED For Homes Platinum and is also certified by the U.S. Department of Energy as a zero net energy project. Mutual Housing California asserts that “The Green Divide” will only be closed if low-income and non-English-speaking households are connected with affordable access to green technology. The housing community serves agricultural workers, and by doing so, advances equity for the cost-burdened, lowwage workers who are most often shut out of the residential market, yet are crucial to the success of Yolo County’s $635 million agricultural industry. Mutual Housing at Spring Lake Phase 2 completed construction in May 2019, adding another 39 units of all-electric net positive energy affordable housing. This phase is also seeking LEED Platinum certification. n

Future Insights (Continued from page 2) California: Pebble in the World Pond It always delights me to hear so many people at international buildings conferences say how they look to California for guidance on many issues concerning the design and operation of buildings. And, in fact, our state’s aggressive green and safety policies are driving healthier product design for companies that want to sell their products in our huge marketplace...the 5th largest in the world!

Know the Macro Impacts on Buildings Sector Real estate, construction, architecture and all the products that go into buildings easily constitute the largest sector of the U.S. economy, so macroeconomic influences are all-important. From your city to the world, you should track economic developments and the political impacts that shape these. Look to industry associations for guidance, such as AIA (, BOMA (, CoreNet ( and IREM ( — Henry Eason

37 California Buildings News • Q3 2019

California Healthcare Facilities Earn AIA National Awards The American Institute of Architects (AIA) Academy of Architecture for Health (AAH) recognized two California facilities with its 2019 Healthcare Design Awards. The awards recognize cutting-edge designs that help solve aesthetic, civic, urban and social problems while also being functional and sustainable. Recipients can include healthcare building design, healthcare planning and healthcare design-oriented research. The two are: The U.S. Department of Veterans Affairs Palo Alto (VAPA) Polytrauma and Blind Rehabilitation Center in Palo Alto by the SmithGroup and The Design Partnership LLP. The new VA Palo Alto (VAPA) Polytrauma and Blind Rehabilitation Center is one transcendent environment that feels gallery-like of only five polytrauma centers and serene. The design centers on a conceptual in the country designed specif‘lantern’ within the dark building core, which ically to serve and enhance the communicates a sense of scale, luminescence, patient rehabilitation experience and transparency, and envelopes the series of of polytrauma, blind and visually operatories within. The lantern wall panels not impaired veterans. At 174,000 only light up the dark building shell, but also square feet, it is not only the glow through the storefront to brighten the largest federal rehabilitation street. The lantern provides patient privacy while facility but also the only center engaging with the pedestrian street front, in an to house polytrauma and blind effort to energize the surrounding community. Upper right and above: VAPA center's design rehabilitation services under In place of a common waiting room, a results in a healing space for patients, staff and one roof. visitors. Photos: ©Tim Griffith and Kyle Jeffers. park-like bench extends the length of the space. The Center’s impactful Wood trellises provide separation between the approach to healing through design—where the environment itself is a tool for rehabilitation—provided the design team provided the team with multiple opportunities to improve the patient experience by designing for our senses —touch, movement, smell, taste, sight, hearing and balance. The evaluation of each design element against these human sensory metrics resulted in a more immersive and healing space for patients, staff and visitors alike. The Center exemplifies equity by design—minimizing barriers that patients face to maximize the potential for successful rehabilitation. The design integrates the latest advances in accessibility, universal design and rehabilitation practices, resulting in a The Studio Dental II project honors its historic building while incorporating a modern, transcendent environment. Photo: © Kevin Smith. healthcare facility that aims to not only enhance patient recovery during their rehabilitation journey but long after. bench and operatory rooms without closing off the space. Studio Dental II in San Francisco by Montalba Architects. Moments of material contrast are introduced between the Situated within a rapidly developing neighborhood in San rough shell walls, smoked mirror panels, and central colonFrancisco’s financial district, the dentists’ brick and mortar nade of maple monoliths, which serve as functional storage location is defined by a modern aesthetic, while honoring and define the entry to each private patient room. n the historic elements of the base building. This creates a

38 California Buildings News • Q3 2019

BOMA International...A Profitable Investment Industry conferences are usually a good investment in your company, your career and what you can learn about products that can improve your building’s performance. As such, there is no better place to be each June than the annual Building Owners and Managers Association's annual conference. The 2019 event was outstanding in the scope and depth of its programs, products featured and attendees’ testimony. Here are some insights from a few of the dozens of programs featured. (See page 2 for comments on BOMA’s keynote address and pages 28-29 for coverage of some of the outstanding products displayed at the BOMA conference and others held this spring and summer.)

Recruiting Millennials Is Easy...If You Know How The best way to understand how to attract and retain new talent is to ask some accomplished young managers in the industry what they like about their jobs. And what BOMA did by empaneling a group that addressed a standing-room-only program that included Senior Property Manager Mason Bodie of Stream Realty and moderated by Emily Hossellman with Genea, both based in Orange County. Bodie was an accounting major in college but was attracted to all the action in the commercial real estate industry, where he could also use his education to understand complex topics like taxation. Although many young people are drawn to tech, Mason says he is not very risk tolerant and appreciates a less volatile business climate with long-term possibilities. He says young people become discouraged when they can’t see prospects for advancement and likes the many opportunities and flexibility that he sees in the management of real estate assets. Hossellman says senior management should not “write off millennials are newbies, since they can contribute to middle management” since many are already in their 30s. Young people just coming out of college are a new cadre known as Gen Z—another group management needs to understand. Photo: Adobe Stock.

Others say it is important for upper management to get to know the unique values of younger people, which they can do through mentoring and two-way conversations. Boomers are retiring in record numbers, and Bodie says that means there will be chances to move up in organizations. Millennials, adds one panelist, “are ambitious, always seeking new opportunities.” All of the young managers said getting involved in BOMA —both on the local and national levels—has proven crucial in their development.

Achieving a Net Zero Energy Building...Over Time Artificial dates for reducing energy use in your building to zero are usually unrealistic, but are possible over time with realistic objectives, according to a BOMA panel. Getting there in six steps was outlined by Matt Junglaus of the Rocky Mountain Institute in a presentation that foreshadows the New Buildings Institute’s “Getting to Zero” conference in Oakland in October. Junglaus says building managers should (1) set goals, (2) establish a baseline, (3) plan efficiency projects, (4) analyze renewables storage, (5) develop a procurement strategy, and (6) track your progress. He says, “Portfolios often plan for like-for-like replacements at the end of useful life. Investing in higher-efficiency units only requires investing in the incremental cost of the high-efficiency unit. A change in investment framework results in a project with favorable economics.” He explains, “Zero Over Time can carry value through multiple ownership transitions including short-term holding periods. Each subsequent owner will benefit from the increased value of high-performing buildings, which retain value better than conventional buildings. Developing proper leasing structures is key for portfolio owners to leverage the value of ZOT.” A better energy profile will increase a property’s value, lower operating costs, create faster lease-up and better retention—all reasons to improve, he says.

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