New California Projects Debut

California Buildings • Q4 2022

New Projects

Mixed-Use Transit Ivy Station Opens in Los Angeles

Considered to be at the forefront of Los Angeles’ mixed-use transit-oriented urbanist future, Ivy Station includes a commercial office building, a boutique hotel, curated retail, and 200+ units of housing surrounded by more than two acres of open space alongside the Metro Expo Light Rail’s new station. The five-story, 250,000 sq ft office complex designed by EYRC is the first part of the massive live-work-play ecosystem to be completed. The material palette emphasizes simplicity exposed concrete floors are tempered with warm wood elements and glass walls allow for natural light to permeate throughout the interior spaces. An indoor-outdoor “atrium” allows for communal gathering and furnished lounge areas dispersed across floors to create a vertical amenity zone. A generous roof deck is accessible from a striking red external staircase. Ivy Station is named for and built on the original site of Culver City’s Ivy Station, a stop for the steam-powered Los Angeles and Independence Railroad train which dates back to the 1800s. Aptly named for its new reincarnation, Ivy Station hopes to recapture Culver City’s historic charm while ushering in a new era of modern urban life.

California Buildings • Q4 2022

Newport Beach Marriott Renovation Completed

The remodel of the VEA Newport Beach Marriott Hotel & Spa raises the level of the hotel by creating an entirely new guest experience — the renovation includes a redesigned lobby, entryway, enclosed atrium, pool and new event spaces. It was a project of R.D. Olson Construction. It is a destination hotel near Newport Beach Country Club and Fashion Island. “Originally built in 1973, the Newport Beach Marriott received a complete modernization and thoughtful reworking of its common spaces to attract a new generation of business and family travelers seeking a high-end, luxury experience,” said Bill Wilhelm, president at R.D. Olson Construction. “We applied years of niche experience building luxury hotels to this project, enabling us to fast-track the expansive renovation while retaining the utmost quality.” To create a grand entry, the exterior façade was raised from 25 to 40 feet and decorated with stone and metal details and an integrated water feature pouring from the porte cochère into a basin below. A reconfigured lobby provides direct sight lines to the ocean, with high-end, modern updates to the seating areas and finishes, including undulating walls that convey a hidden grotto. The original atrium was transformed into a two-story building that houses a state-of-the-art gym and yoga studio; a 3,100 square-foot great room with a bar, outdoor lanai and fire pits, and a grand staircase leading down to an amenity deck. Here, a new straight deck-level pool is complemented by cabanas, a raised pool bar that cantilevers over the adjacent property and a large attention-grabbing LED screen over the seated bar area. A new event lawn is next to the ballroom and preevent function area, and a current restaurant was converted into a 3,000 square-foot flex space and members' bar that can be used for private events. The Pacific Landing building received a seismic retrofit that enables top-level rooms to convert into stay-together-suites for families or meeting spaces. Located at 900 Newport Center Drive, Newport Beach Marriott Hotel & Spa is ideally located at the heart of high-end Newport Beach shopping and dining. R.D. Olson Construction partnered with property manager Lyon Living, architect Houston Tyner and design architect Gensler on the project.

California Buildings • Q4 2022

New Projects

Sonoma Clean Power HQ — World's First "GridOptimal" Building

Sonoma Clean Power (SCP) recently unveiled its new all-electric headquarters which features an innovative microgrid and goes far beyond “net zero energy” standards by reducing greenhouse gas emissions on the state’s electric grid. The two-year renovation in Santa Rosa transformed a 1979 structure into the world’s first GridOptimal® building that enables and accelerates decarbonization of the grid. Unlike traditional net zero energy buildings, SCP’s headquarters considers exactly when it produces and uses power. The building’s 23 electric car chargers, building lights, HVAC, and water heating can all adjust when they use electricity to ensure that energy is only drawn from the grid when plenty of clean power is available in California. The battery system typically charges up around noon when there is an abundance of solar power. During the evening, the building can then use that energy or place it back onto the grid to reduce the state’s reliance on polluting gas power plants. “After eight years of growing our team and expanding our mission, we’re able to show what an advanced energy building looks like in practice with the most efficient and climate-friendly facility we know how to build,” said Geof Syphers, CEO of Sonoma Clean Power. “Our new headquarters is a ‘test case’ that’s working well, and we want people to know that this can be replicated — that clean electricity and decarbonization are attainable today. We also want people to understand that a 24/7 zero-emissions future for buildings is achievable and practical.” SCP’s new headquarters is the first pilot project for the GridOptimal® Buildings Initiative, a joint program of the New Buildings Institute and the U.S. Green Building Council. The program aims to redefine how building design and operations can cost-effectively support decarbonization of the power grid and a fully renewable electricity supply. The all-electric building is partially powered by an on-site solar array with the rest coming from SCP’s 100 percent renewable and locally generated EverGreen service. Its exceptional air sealing and strict energy and water efficiency criteria far exceed the highest standards in sustainability and health. “Sonoma Clean Power’s new headquarters is an exciting example of how yesterday’s buildings can be repositioned to blaze a trail toward the clean, flexible, healthy, and resilient buildings of tomorrow,” said Alexi Miller, Acting Director of Building Innovation at New Buildings Institute. “This GridOptimal pilot project led the way through both passive and active building-grid integration strategies. The building’s designers focused on targeted energy efficiency measures that reduce power demand during high-cost, high carbon times. Meanwhile, the solar plus storage microgrid system and smart controls work together to enhance demand flexibility, while reducing operating costs and cutting carbon emissions. SCP’s leadership is inspiring, and we look forward to more buildings following their example.” The building serves as an elevated workspace for employees complete with daylighting, fresh air systems, and operable windows. Thoughtfully curated natural materials and furniture were selected to comply with strict environmental standards. Two 300-year-old oak trees on the property were carefully protected through construction and help cool the building. The project was designed by EHDD Architecture to create a lively welcoming space out of an old, dated office building, while showing how even simple updates can reduce a building’s carbon footprint. This included reorienting the entryway to maximize daylighting and installing large ceiling fans to extend the range of comfort conditions in the space when necessary to support building load curtailment. Guttmann & Blaevoet served as the project’s lead building infrastructure and sustainability engineer, with conceptual support from the engineers at Point Energy Innovations. Midstate Construction was the project’s general contractor, and Sixth Dimension was the construction manager. The project’s design began in 2018, with construction completed in 2021. The microgrid installation was completed in mid-2022. Sonoma Clean Power is the public power provider for Sonoma and Mendocino counties, serving about half a million people.

California Buildings • Q4 2022

Unique Biopharma Facility in San Diego

The new KinnateBiopharma Inc. office building San Diego provides the interior architecture and design and branding for the fully-agile, creative office space. “Kinnate Biopharma desired a variety of working space options for employees,” said Angela Ryan, Director, Interior Architecture & Design for Ware Malcomb. “We were pleased to work closely with them to achieve a space that fosters a collaborative atmosphere through creative design elements and thoughtful programming.” The 7,000 square foot space reflects Kinnate’s brand through the careful choice of colors, the incorporation of geometric shapes and a focus on a healthy workplace. The space is designed with a focus on a variety of places for employees and clients to meet, as opposed to dedicated personal offices or workstations. Included in the space are open, collaborative areas, enclosed rooms, touch-down workspaces, meeting rooms and an open office design, ideal for all-hands meetings. Acoustic baffles are located above the workstations, and a white noise system runs throughout the building. A hybrid workplace, Kinnate encourages its employees to use the office for collaboration and save “heads-down” work for home. When in the office, employees can sit anywhere to plug in for short periods of time between meetings, and options range from lounge seating configurations to bar height seating. A small number of hoteling workstations are provided for employees visiting from other locations or team members working in the office for longer periods of time. The new office is located within the One Paseo campus in San Diego. Located in the Del Mar Heights community, One Paseo is a mixed-use master-planned project incorporating office, residential and retail space. Ware Malcomb designed the 12 single-story restaurant and high-end retail buildings totaling approximately 96,000 square feet located within the development.

Photo credit: Haley Hill Photography

USCAP HQ in Palm Springs Completed

KAP Studio’s project for The United States and Canadian Academy of Pathologists (USCAP) has been completed. This space was carefully designed for the use of future pathologists and has become the official USCAP Interactive Center and Association Headquarters. This center's many complex and impressive design elements were put in place by the KAP team in order for a variety of learning activities and discussions to take place. The center includes an open-layout lobby which brings a feeling of indoor/outdoor harmony and unparalleled views of the Palm Springs mountains. The focal piece of the room is an artistic wooden slat wall which incorporates the company logo. This wall serves also as an acoustic treatment. The multi-functional theater contains a continuation of the slat wall from the lobby, still acting as a primary acoustic treatment. This space was outfitted with high-level A/V to allow for quality audio and video recording and streaming with minimal disruption and minimal impact to the visual aesthetic. Remote PTZ cameras, 96” video displays, sound reinforcement and confidence monitors offer solutions for most any AV need, along with octagonal acoustic ceiling tiles which help disguise the inner workings of the space while still allowing for the open and industrial feel. Microscopy classrooms are home to a custom-built 18-head teaching microscope and 17 individual preview microscopes The primary classroom is outfitted with 3 PTZ remote cameras, a ceiling microphone array and video monitors to complement learning, along with two-way audio and video connection to the lecture space. The production control room is the epicenter for controlling all aspects of AV and production. Sitting in a convenient central location, staff can see via the cameras of all three recording spaces. USCAP also records and broadcasts live events through the latest technology.

California Buildings • Q4 2022

Manny Moreno (Continued from page 10)

Q: Decarbonization is one of the biggest issues facing the built community. How can building owners and managers in California benefit from BOMA International’s decarbonization programs, such as the Decarbonization Resource Center and the BOMA Building Challenge? A: The decarbonization program at BOMA was designed to address the practical issues faced by CRE in support of reducing and accounting for carbon emissions. The resource center aims to provide information and practical strategies that can be applied to a building or portfolio to reach measurable emission reductions. For example, the Institute for Market Transformation has provided a model ordinance for achieving emission reductions for building type and use. The flexibility built into the ordinance allows building owners to reach benchmarks by selecting technologies that are appropriate for the building type rather than blanket mandates.

The resource center (www.boma. org/carbon) is a one-stop repository for this and hundreds of other effective decarbonization strategies. The beneficial and valuable information is available to owners and managers. BOMA Building Challenge, demonstrates to public officials that we are addressing emissions significantly and have a roadmap for future meaningful reductions. The data is crucial as we work with our government partners to craft achievable strategies to meet carbon reduction goals, demonstrate our serious of purpose and promote emissions reduction policies. Q: As the commercial real estate industry contends with labor shortages. BOMA has been at the forefront of advocacy efforts in workforce development, such “The decarbonization program at BOMA was designed to address the practical issues faced by CRE in support of reducing and accounting for carbon emissions. The resource center aims to provide information and practical strategies that can be applied to a building or portfolio to reach measurable emission reductions.”

as working with the Department of Labor and developing online resources. How can California companies tap into these resources? A: BOMA International has been working to provide programs to attract people to the Commercial Real Estate Industry. One of our major efforts is to have job categories, such as facilitates maintenance, certified as professions by the Department of Labor, the Department of Education and the Department of Energy. This provides funding opportunities for job training, education programs and apprenticeships. These programs have the potential to effectively address the workforce shortages currently facing the CRE industry. BOMA has developed tool-kits that provide information on programs available in each state. The tool-kits can be downloaded at https://www. boma.org/BOMA/Advocacy/Other_ Issues/Workforce_Development.aspx. Q: Do you think that the lessening of office space needed in California could be a solution to the state's extreme housing shortage if some commercial facilities were converted into multifamily use? If so, how could this transition occur and would BOMA play a role? A: This is certainly an interesting approach for consideration. My feeling is that most owners and investors would be hesitant to go down this road as a shift from commercial to multifamily could adversely impact their proformas and financial goals for an asset. It is something that each owner would need to consider for each asset individually, depending on the asset’s goals, and the willingness of the State of California and municipalities to work with the owners. Equally re-zoning, conversion costs, changes and upgrades to building systems, amenities/services available in the surrounding area, parking, public safety, etc., will need to be addressed. It will require true public-private partnership to make this successful. The State of California has hundreds of millions of dollars earmarked for homeless issues and solutions. This could be something for them to consider and work with owners to find a mutually beneficial agreement. As with most issues impacting commercial real estate, BOMA could play an important role. Most notably with public policy in creating language and legislation

California Buildings • Q4 2022

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Manny Moreno (Continued from previous page)

that would assist with the publicprivate partnership. It is a complicated issue to address but our depth of knowledge, expertise, and member involvement would be crucial to making this a success. Q: How can BOMA help attract and train building managers? A: BOMA International has recently created a Workforce Development Committee. As Vice Chair, I have been tasked with chairing this committee and getting it off the ground. The Workforce Development Committee is a coordinating body guiding the implementation of BOMA International’s workforce development efforts across committees and programs to: 1) Increase the available workforce and pipeline of new talent by attracting and developing emerging professionals for careers in the CRE industry; and 2) Support a vibrant and diverse industry reflecting the communities in which we work. The committee is comprised of members from other BOMA International committees to ensure we are working in unison and assisting each committee with its initiatives and challenges.

Members of the Workforce Development Committee also serve on our Diversity, Equity, and Inclusion Committee; Emerging Professionals Committee; Workforce Advocacy Committee; BOMA Fellows Leadership Academy; Membership Development Committee; Education Committee; and BAE Council. Together, we will work to facilitate scholarship opportunities and programs raising awareness of the CRE industry as a rewarding and viable career.

Empower diverse and earlycareer professional voices and elevate their contributions to the field as the essential force for the future of the profession. Prepare CRE professionals, from early-career professionals to the established professional, to advance in their career through professional development and leadership training. Advocate for recognition of CRE job roles and funding for professional development for CRE professionals. Create an environment for mentorship. Ensure BOMA is viewed as an essential professional development and networking resource for CRE professionals at any level of their career. n

Moreno is vice chair of the Building Owners and Managers Association International and president of PJMB Commercial, based in Pleasanton, CA.