A “relationship company” best
each project, according to John
craftmanship. The company provid-
scope of work on the project and
describes Orange County Plastering
Autry, project manager for the com-
ed interior framing, finishing gyp-
performs very well. “OCP is one of
Company Inc. (OCP).
pany. “We find out what our clients’
sum board and exterior framing sub-
Bayley’s key subcontractors,” he
Founded by Robert Smith in 1995
specific needs are on that particular
strate for the panel system and brick
says. “We look forward to future
primarily as a drywall lath and plas-
project, such as schedule concerns,
veneer. With the help of the project
projects with them.”
tering company, OCP has evolved
budget, etc.,” he says. “We then try
and design team, OCP project man-
Maintaining good relationships
and branched out to offer other serv-
to meet their needs. We communi-
ager John Autry says, “The general
with its subcontractors is also very
ices. The Costa Mesa-based compa-
cate with our clients on a regular
contractor maintained a team effort
important to OCP, and plenty of
ny offers drywall, exterior insulation
basis, and if a concern arises, we
throughout the project, and this
one-on-one contact makes that
finish systems (EIFS), exterior wall
address it as soon as possible.
made it a success for the company.”
possible. “We always bring them
systems, fireproofing, glass fiber
“We are a schedule-driven com-
Working through challenging proj-
into our office to go over the
reinforced gypsum, light-gauge steel
pany that can provide quality service
ects is nothing new for the company.
project in detail so both parties are
framing, metal lath/furring, plaster-
at a competitive price,” he contin-
For example, the Del Amo Mall proj-
familiar with critical path activi-
ing, and interior and exterior stucco.
ues. “We are a problem-solving
ect in Torrance presented schedule
ties,” says Autry.
The company has met with success
company that has the ‘do what it
and budget problems. “It required a
The area’s housing market is
that has enabled it to branch out both
takes to get it done’ philosophy from
hands-on approach by all parties
slowing down, he adds, and the
in terms of services and the scope of
the top down.”
working together to resolve the many
commercial side of construction is
its projects for general contractors in
OCP employs a highly experi-
issues that occurred during the course
also feeling the effects. OCP, how-
Southern California. OCP works on
enced office and field staff with crews
of the project to meet the scheduled
ever, is weathering the storm.
projects ranging from condominiums
that work exclusively in their areas of
opening date,” says Autry. The com-
“Our goal is to work closely with
and theaters to hotels and assisted liv-
expertise such as exterior framing or
pany’s longstanding relationship with
our customers, maintaining strong
ing facilities. Its clients extend from
lath and plaster operations. “We also
the project’s general contractor,
relationships so we are their pre-
the San Diego area to Bakersfield.
have special teams that do only fire-
Bayley Construction, proved very
ferred subcontractor.”
Among its more notable jobs are the
proofing,” says Autry. “We also can
valuable on the project.
EIFS it provided to Ocean Villas, the
provide value engineering on many of
Indeed, Bayley and OCP have
establishes with general contractors,
lath and plastering on Woodbury
the scopes we perform to save our
worked together on 10 to 15 projects
subcontractors, owners and more
Town Center, and the drywall for the
clients money.”
ranging in price from $50,000 to
will help ensure a bright future for the company.
Riverside Community Access Center.
OCP’s work on The Mark condo-
$10 million, says Wayne Mathies.
OCP prides itself on providing a
miniums displayed these talents and
According to Mathies, OCP always
high level of craftsmanship throughout
was exercised with a high level of
understands the importance of its
These relationships that OCP
— Corporate Profile
• Metal Stud Framing • Drywall • Fireproofing • Lath & Plaster • • Exterior Insulation Finish Systems (EIFS) • Exterior Wall Systems • Glass Fiber Reinforced Gypsum • • Light-gauge Steel Framing •Interior & Exterior Stucco • Orange County Plastering Company Inc. 3191-B1 Airport Loop Dr. • Costa Mesa, CA 92626 714-957-1971 • fax: 714-957-0958 • www.ocplastering.com
Facts & Figures Owner/Developer: Douglas Wilson Companies Type of Project: A new mixed-use development Size: 360,630 square feet Cost: $90 million (construction costs) Construction Time: September 2004 - May 2007 The Need: A mixed-use complex with upscale residential and retail components as part of the area’s redevelopment The Challenge: Dealing with structural issues associated with the project’s location between two earthquake fault lines, and handling rising materials costs
TEAM MEMBERS
Martinez + Cutri Architects Executive Architect/ Architect of Record Shears Adkins Architects, LLC Design Architect
San Diego, California
The Mark
Hensel Phelps Construction Co. General Contractor
In an area once dominated by vacant lots and warehouses, The
Bergen + Brasier Cabinetry
Mark stands as a shining tower of
Orange County Plastering Company Inc. Lath, Plaster & Drywall Subcontractor
modern architecture that is redefining the skyline in downtown San Diego. The Mark, with its 32-story tower, is the tallest building in the city’s thriving East Village. Encompassing a full city block, the development includes a mix of townhouses, condominiums and retail space. The primary structure in the complex is the gleaming glass tower that consists of 233 condominiums, which range from one-bedroom flats to three-bedroom penthouses and include high-end interior finishes such as European cabinetry, stone counters, stainless steel appliances and custom plumbing fixtures. Connected to the tower is a two-level
Visit our website: www.constructionreviews.com to view additional Gold Medal Award-winning projects.
wing with street-level retail spaces and
single-level
condominiums
above, as well as 11 two-story, brick townhouses. Several levels of belowgrade parking were also included in the project. Photos courtesy of Martinez + Cutri Architects
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southern california edition
3
The tower’s composition is mod-
Douglas Wilson Companies, the
The architectural expression of
Chris Shears, AIA, president of
ern cubism with the base reminis-
project’s owner/developer, bought
the development accentuates the
Shears Adkins Architects, LLC, the
cent of the neighborhood’s former
the land and built the project from
emerging lifestyle of downtown
project’s design architect, said the
warehouses. Consisting of a rectan-
the ground up, clearing what had
San Diego through the use of
building’s custom-designed, glass-
gular core with angled and curved
once been a city block occupied by
cutting-edge materials such as
and-metal skin is one aspect that
cantilevers extending to multiple
a dilapidated warehouse and a
aluminum, painted metal panels,
distinguishes it from other high-rise
heights, the tower has a modern,
liquor store. The company, which
and glass to give the building’s
structures. “The building is innova-
multifaceted appearance. The struc-
completed an 11-story condomini-
skin residential scale and rich-
tive in that it sets a new standard for
tural concrete spine is exposed in
um loft project called Parkloft just
ness, according to Martinez +
residential design and construction
strategic spots, while the lower
south of The Mark in 2002, sought
Cutri Architects.
in downtown San Diego,” he said.
floors are faced with brick to echo
to diversify its offerings in the neigh-
nearby historic buildings.
borhood with a contemporary,
An open, loft-inspired plan influ-
upscale high-rise development.
ences the townhouses, which feature
“[The Mark’s] sleek design has
street-side entries and roof terraces.
become the architectural bench-
Set back from the street to maintain
mark for the entire redevelopment
the view corridor and minimize shad-
area, second only to the impact of
ows, the complex’s center features a
the three-year-old Petco Park major
common gathering space with a lin-
league baseball park two blocks
ear pool and gently sloping lawn.
south of The Mark,” said Douglas
“This urban oasis is secluded from the
Wilson, CEO of Douglas Wilson
city noise and activity,” said David
Companies. The project adds high-
Priest, AIA, principal for Martinez +
quality design and construction
Cutri Architects, the project’s execu-
value to the for-sale housing market
tive architect/architect of record.
in the urban neighborhood.
continued on page 7
Photos courtesy of Martinez + Cutri Architects
4
southern california edition
gold medal award winner
Photo courtesy of Martinez + Cutri Architects
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southern california edition
5
The Owner’s Perspective with Douglas Wilson, CEO, Douglas Wilson Companies
Q: Why did you choose to purchase the development? Will the company make any changes to it? DW: Douglas Wilson Companies built the project from the ground up, purchasing and clearing the city block that had been occupied by a dilapidated warehouse building and liquor store. The company had completed a highly successful 11-story condominium loft project, Parkloft, immediately south of The Mark in 2002, and wanted to diversify its offerings in that important urban neighborhood with a contemporary, upscale high-rise product. Q: What is the most unique feature of the facility? DW: Its full-block scale and diversity in design and uses — urban condominiums and two-level penthouse in a glass-and-steel tower, two-story red brick and stucco townhomes, and several commercial-retail spaces surrounding the perimeter of the full city block. Its sleek design has become the architectural benchmark for the entire redevelopment area, second only to the impact of the three-year-old Petco Park major league baseball park two blocks south of The Mark. Q: What else would you like to mention? DW: The Mark is a strong and highly visible component to the emerging contemporary theme of downtown San Diego’s East Village neighborhood, adding high-quality design and construction value to the for-sale housing market in this important urban neighborhood. The Mark is an ultra-modern urban residence that honestly reflects its time and place.
Photo courtesy of Bob Ross Photography
450 B St., #1900 San Diego, CA 92101 619-641-1141
continued from page 4
The building’s look could easily have been corrupted by all the systems competing for expression on the exterior, according to Priest, including the mechanical venting, exterior
maintenance,
elevator
penthouse, waterproofing details and building lighting. “In almost all cases, the team found ways to provide the necessary functions with a corresponding detail that complements the overall design,” he said. For example, mechanical venting for the condominiums is hidden behind an aluminum slab edge cover that incorporates a continuous vent slot. “The detail fits into the aesthetic of the tower while providing flexibility, given [that] the vent duct can be located anywhere along the continuous slot.” The project team faced several challenges during construction, especially with structural issues due to the development’s location between two earthquake fault lines. An internal concrete frame allowed reduced perimeter column locations to accommodate the special situation. Vertically stacking several different types of units throughout the building also presented unique challenges, said Shears. Escalating costs of reinforcing steel posed another dilemma at the project’s start, according to Rod Hammett, project manager for Hensel Phelps Construction Co., the project’s general contractor. “The owner authorized us to pre-purchase the rebar in order to lock Photo courtesy of Martinez + Cutri Architects
the then-current pricing, which required a substantial initial cost
Hammett. “When cost issues came
substrate for the panel system and
of the project. Bergen + Brasier
outlay by them,” he said. “This paid
up in design completion, we looked
brick veneer on The Mark. “The
worked closely with the owner/
off well in the long run as steel
for areas to trade costs from one
general contractor maintained a
developer to ensure the budget was
prices remained unstable for the
budget in order to enhance anoth-
team effort throughout the project,
met, according to Bob White, one
duration of the concrete schedule
er where the owner’s best interests
and this made it a success for the
of the company’s founders. “[We]
on the project.
were represented.”
company,” said John Autry, project
got involved early on in the design
manager for OCP.
process and thereby eliminated
“Hensel Phelps was contracted
Providing a high level of crafts-
prior to design completion, so we
manship on the project was a must
were very involved in design meet-
for
Having been part of The Mark
construction errors and delays,” he
Plastering
was also a highlight for Bergen +
said. “We were directly involved
ings to ensure that the detailing
Company Inc. (OCP), which provid-
Brasier, a kitchen design company
with the project architect in solving
remained
and
ed interior framing, finished gyp-
and supplier of high-end cabinetry
ADA [Americans with Disabilities
schedule constraints,” continued
sum board and exterior framing
that served as a key team member
Act] constraints while maintaining
within
budget
Orange
County
continued on page 11
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southern california edition
7
The Architects’ Perspective with David Priest, AIA, Principal , Martinez + Cutri Architects and Chris Shears, AIA, President, Shears Adkins Architects, LLC
Q: What were the greatest challenges encountered on this project, either from your firm’s point of view or as a project team? DP: The Mark has a sleek, sophisticated style with large areas of smooth metal panels and aluminum window frames that hold high-performance glass. It would be easy to “corrupt” the look of the building with all of the systems that compete for expression on the exterior; examples would include the mechanical venting, exterior maintenance, elevator penthouse, waterproofing details and building lighting. In almost all cases, the team found ways to provide the necessary functions by creating a detail that complements the overall design.
Martinez + Cutri Architects 750 B St., #1700 • San Diego, CA 92101 • 619-233-4857 • fax: 619-233-7417 • dpriest@mc-architects.com
Q: What were some of the drivers behind the design? What design materials or concepts were used? CS: The Mark is textbook urbanism: a project [that] actively addresses the street and the context of the East Village. The owner’s objective was to develop a building of integrity [that] would endure in terms of quality of design and quality of construction. The building is innovative in that it sets a new standard for residential design and construction in downtown San Diego. The building’s custom-designed skin of metal and glass distinguishes it from other high-rise buildings. Q: What were the greatest challenges encountered on this project, either from your firm’s point of view or as a project team? CS: Challenges included the structural issues associated with a location between two earthquake fault lines and the subsequent internal concrete frame, which allowed reducing perimeter column locations. [There were also] challenges associated with stacking a number of different unit types vertically through the building. [And there were also] the normal challenges in the Center City Development Corporation (CCDC) design review process when you are proposing a contemporary design solution.
Shears Adkins Architects, LLC 1855 Blake St., #150 • Denver, CO 80202 • 303-436-9551 • fax: 303-296-0946 • cshears@shearsadkins.com
Dependability is the cornerstone on
with styles from traditional to contem-
which Bergen + Brasier was founded.
porary. All of Bergen + Brasier’s prod-
The high-end kitchen design company
ucts are “green certified” and also meet
lends its expertise to developers of
design standards set by the Americans
upscale condominium projects in the
with Disabilities Act (ADA).
areas of project design, value engineer-
With multitudes of projects striving for
ing, marketing, project coordination and
green certification these days, Bergen +
supply of high-end cabinetry.
Brasier is poised to deliver. “This has been
“We are dependable because we work
very easy for us to satisfy as our supplying
hard,” says Mary White, one of the
factories have green certification,” says
company’s founders. “We work as a
Mary White. “There are only a handful of
team here at Bergen + Brasier, and we
manufacturers that are currently green, so
are more than willing to put in the time
that gives us an advantage.”
it takes to get a job done well. Giving
The demand for good European
good, solid service to our customers is
design is another recent phenomenon in
what we take the most pride in.”
the industry, and Bergen + Brasier is uniquely suited to answer those
Meeting clients’ every need
demands as well. “The standard, tradi-
Bob and Mary White founded the
tional kitchen layout is not what is
company in a garage in 1988, establishing
being requested,” says Mary White.
it as a custom woodworking business. “By
“Therefore, we are on the forefront in
2001 we had refined our business to pro-
supplying the design sophistication
vide our clientele with the flexibility of a
being called for by the U.S. market.”
Bergen + Brasier 4330 Morena Blvd., Ste. B • San Diego, CA 92117-4324 858-483-1605 • fax: 858-483-8821
small shop while maintaining the quality of a German factory and high-end cabi-
The hallmarks of excellence
netry,” says Mary White. “We also grew
Working closely with a client from
Mary White. “We guarantee that when
one of our projects encountered discrep-
into a company that provides design
the project’s beginning through its com-
we have a delivery on schedule, it will
ancies between plans and build-out of
resources, drawing from an international
pletion is one of Bergen + Brasier’s hall-
arrive as promised.This is uncustomary in
wall lengths. We were quickly and easily
cadre. Because we have the precision of
marks. The first step is having a client
cabinetry supply businesses — they have
able to provide solutions that did not
four substantial manufacturing facilities
meet one on one with the owners or one
typically been known to deliver late.”
incur additional cost or additional time to
behind us, we have gained an excellent
of the full-time design specialists. “We
A project’s budget constraints are
the developer.” Flooding caused extensive
record of dependability.”
desire to be one part of the project team,
also never far from the team’s mind.
damage to another project, but the
Bergen + Brasier is an authorized
and we work well with other primaries
“We’re able to be innovative and, at the
company shipped replacement parts in
dealer of Studio Becker Cabinetry, a line
involved on a project — be they archi-
same time, budget conscious,” says
a timely manner, so the construction
of refined German cabinetry, and Rutt
tects, interior designers or contractors,”
Mary White. “We achieve this by get-
schedule wasn’t affected.
Handcrafted Cabinetry, an American
says Mary White. “Our projects are fully
ting involved early in the design phase
As further proof of its abilities,
line of custom cabinetry. The Studio
documented, which eases communica-
of the project.” The company’s two
Bergen + Brasier’s cabinetry work in the
Becker line strikes an unparalleled bal-
tion with contractors and eliminates
decades of design experience with
sales office of the Seahaus project in La
ance between aesthetics and quality,
surprises. Our office uses advanced
kitchens, bathrooms, wardrobes and
Jolla led to it being named a finalist in
offering made-to-order furniture in
technology to provide the best, quickest
custom built-ins plays a large part in
the Best Sales Office over 1,500 square
styles from traditional to modern. The
and easiest documentation.”
that capability.
feet in the 2004 Sales, Advertising and
Rutt line is built to order and can be
On-time delivery is another crucial
Bergen + Brasier is no stranger to deal-
Marketing (SAM) Awards sponsored
designed for any living space, blending
component of any Bergen + Brasier job.
ing with challenges. “We are extremely
by the San Diego County Building
the ingenuity of modern technology
“To the developer, time is money,” says
flexible,” says Mary White. “For example,
Industry Association. The project was also a finalist in the Best Residential Urban Design category. Bergen + Brasier — dependability you can count on. — Corporate Profile
The General Contractor’s Perspective with Rod Hammett, Project Manager, Hensel Phelps Construction Co. Q: What is the most unique or important feature of the facility (or of the design/construction process)? RH: This building is unique in that the exterior skin of the tower employs custom glazing and metal panels in contrast with typical projects of its nature that use plaster or some other less expensive finish. The tower is also articulated with stepped elevations and projections that make it very architecturally pleasing versus the standard straight box. Q: What is the most innovative aspect of the project (or of the design/construction process)? What could other owners learn from for their future projects? RH: Employ the contractor and key subcontractors early in the design process so that constructability and economy can be discussed before key design elements are set too far in motion. Q: What were the greatest challenges encountered on this project and how, specifically, did you overcome them? RH: Cost escalation on reinforcing steel was a huge risk at the project start. The owner authorized us to pre-purchase the rebar in order to lock the then-current pricing, which required a substantial initial cost outlay by them. This paid off well in the long run as steel prices remained unstable for the duration of the concrete schedule on the project. Q: How did you work with the architect and owner to save time and/or money on the project? How was value engineering applied to your responsibility? RH: Hensel Phelps was contracted prior to design completion, so we were very involved in design meetings to ensure that the detailing remained within budget and schedule constraints. When cost issues came up in design completion, we looked for areas to trade costs from one budget in order to enhance another where the owner’s best interests were represented. Q: What were some of the lessons learned from this project? A: Limit the amount of homebuyer upgrades/options offered. In high-rise condominium construction, the schedule does not allow the contractor and subs to slow in order to accommodate customization of units. Choices of colors and limited upgrade options can enhance the homebuyer experience without making construction flow suffer.
18850 Von Karman Ave., Ste. 100 Irvine, CA 92612 949-852-0111 fax: 949-852-0218 rhammett@henselphelps.com
continued from page 7
excellent design flow. We are extremely flexible, and for this reason we were able to provide solutions to issues [that] did not incur additional cost or additional time [for] the developer.” A high-performance construction team enabled each member to work at peak levels, according to Priest. “We constantly strived to maintain the high level of design clarity and integrity expected by the developer and initiated by the design architect,” he said. Shears concurred, adding that a great project must have a dedicated project team. “In this case,” he said, “the architects had a client who had high standards and demanded excellence.” And the project team delivered. The Mark was completed in May 2007, providing a key component in the neighborhood’s redevelopment. — Andrea Blum Photos courtesy of Martinez + Cutri Architects
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11
24445 Northwestern Hwy. Ste. 218 • Southfield, MI 48075 • 248-945-4700 • fax: 248-945-4701 • www.constructionreviews.com