California Buildings News Q3 2018

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

Q3 2018 • $5

San Francisco’s Salesforce Transit Center & Park Debuts

Are You Really Communicating?

Leveraging AV, IT and Acoustics

Solar Innovations

Fire Safety Challenges

Contents 4

Fire Alarm!

California is on fire! Not all of it, but enough of it to realize that two years in a row of record wildfires ever encroaching on suburban and small urban areas has become a serious problem. We have offered some advice on page 4 on how to better prepare all sorts of buildings against the flames. But the fires, of course, have not just burned thousands of structures. They have killed too many people, especially firefighters.

And that raises another problem: Do we have enough firefighters to combat increasing numbers of fires? Few realize that a large percentage of firefighters are volunteers. Californians, as well as people as far away as Australia, risk their lives to save ours and our property. Our magazine is volunteering ad space to promote the need for more firefighters. Please join our effort.

What Do Wildfires Have to Do With Mass Transit?

San Francisco Democratic Leader Nancy Pelosi made the connection when she helped dedicate the new world-class Salesforce Transit Center in San Francisco. (See page 6.) The more gas-using vehicles you get off the road and the more mass transit you have, she said, the less global warming we will experience. Scientists say global warming is a contributor to conditions that produce wildfires. So take the bus or train when you can.

Are Buildings’ Associations the Best Schools?

We don’t normally think of such groups as IFMA, BOMA, IREM, CoreNet or building trade unions as educational institutions, but they do in fact provide professional training to give people the know-how to operate or build commercial facilities. This is particularly important now that we face an imminent shortage of all types of mangers and engineers and must recruit people of all ages from all backgrounds — with or with or traditional college degrees.

And after achieving highly relevant and affordable industry certifications—taught by career veterans or people currently performing such jobs—they can get continuing education and network within associations or unions to find jobs or get better ones. So if you are advising a young person or career-changer, think association membership: a great investment. (And no staggering college student loans to repay!)

Preparing for Wildfires

Salesforce Transit Center Opens

8

6

Managing Life-Science Buildings

Leveraging IT, AV and Acoustics

14

Solar Roofs, Healthier Buildings

Industry Leaders' Success Tips

22

24

Greenerbuilder Highlights

Association News

36

18

Retail Architecture Trends

Title 24-Compliant Lighting

26

10

32

Multifamily Sector Innovations

Cover images: Salesforce Transit Center photo by Pelli Clarke Pelli Architects, courtesy of Transbay Joint Powers Authority. Communications, solar and fire photos: Getty Images.

California Buildings News Team Henry Eason, Editor henry@easoncom.com Ellen Eason, Publisher & Associate Editor ellen@easoncom.com Contributing Editors

What Makes Successful People Successful?

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 Larry Morgan, Facilities, SAP Steven Ring, Fulcrum Real Estate Development Carlos Santamaria, CEES-Advisors

The greater buildings industry’s leaders are motivated by many things—from other people to the way they were raised. Wanna get ahead? Then benefit from their special formulas for success. See page 18.

Advertising Information Ellen Eason, ellen@easoncom.com 415.596.9466

California Leads The Way, But…

© Copyright 2018 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234

Our magazine’s editors attend many national conferences, and when we do, we often hear that our state is an example of the best environmental design and overall commitment to innovation in our industry. We can be proud of our accomplishments, but we have far to go in providing enough multifamily housing to cost effectively puts roofs over heads. We may be the world’s fifth largest economy, but we will not continue growing if we can’t produce adequate housing.

— Henry Eason

www.cabuildingsnews.com Copyright © 2018 by Eason Communications LLC, publisher of California Buildings News. The publisher assumes no liability for opinions expressed in editorial contributions to the magazine or third-party quotations within articles. The publication is not responsible for claims in advertisements. Printed in the U.S.A.

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4 California Buildings News • Q3 2018

Preparing Structures Against California Wildfires NFPA Makes Structural Recommendations

This year as last in California, massive wildfires have terrorized the state. It is particularly worrisome as people are moving out from cities and closer to wild lands. This puts all types of homes and nonresidential structures at risk of being overcome by wind-whipped flames that can race over thousands of acres in a short time.

More than 56,000 fires consumed more than 9 million acres in the U.S. last year. Recognizing this growing threat, the National Fire Protection Association (NFPA) is mounting a public information campaign designed to better safeguard people and structures from wildfires.

After extensive and thorough investigations, CAL FIRE investigators determined that the historic 12 Northern California wildfires in the October 2017 Fire Siege were caused by electric power and distribution lines, conductors and the failure of power poles.

The October 2017 Fire Siege involved more than 170 fires and burned at least 245,000 acres in Northern California, and this year even more acreage is being consumed. About 11,000 firefighters from 17 states and Australia helped battle the blazes.

CAL FIRE’s investigations have been referred to the appropriate county District Attorney’s offices for review in eight of the 12 fires —Sulphur, Blue, Norrbom, Partrick, Pythian, Adobe, Pocket and Atlas — due to evidence of alleged violations of state law.

That said, there are many other causes of wildfires that can be thwarted by better preparing structures. Here are some NFPA recommendations: w Installing mesh screening and eliminating storage are critical to reducing building ignitions during a wildfire. Windblown embers are the principal cause of building ignition and can readily enter these spaces, which are often hot and dry.

Providing air for ventilation, while also keeping out embers can present a dilemma. Dry materials are more easily ignited by embers, so limiting the entry of embers into attic spaces is critical. Adding to the problem are the combustible materials we tend to store in these spaces (e.g. cardboard boxes, old clothes and other combustible materials) because embers accumulate against them and they can be easily ignited. w Use smaller vent screening. Building codes require vent openings to be covered by corrosion resistant metal screens, which are typically 1/4-inch to keep out rodents. However, research shows that embers can pass through 1/4-inch mesh and ignite combustible materials, particularly smaller materials such as sawdust. Embers also can enter smaller screening, such as 1/16-inch, but cannot easily ignite even the finer fuels; however, this size screening is more easily plugged with windPhoto: Adobe Stock.

(Continued on page 46)

5 California Buildings News • Q3 2018

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Glamorous Transbay Center Opens in San Francisco...

Salesforce Transit Center Links Entire Bay Area, Plans to Connect Southern California in the Future

7 California Buildings News • Q3 2018

New Projects The world’s fanciest bus station just opened in San Francisco, with a refreshing 5.4-acre pedestrian park on its roof, a shopping mall inside and the promise of trains in the future. It is arguably the most ambitious and architecturally pleasing transit facility ever built in the U.S. It is also a major effort toward reducing air pollution by expanding mass transit opportunities in the fast-growing Bay Area that’s clogged with vehicle traffic.

The $2.26 billion Salesforce Transit Center replaces the seismically deficient Transbay Terminal with a modern regional transportation hub that connects transit systems throughout the Bay Area. It also includes pop-up retail, a public art program, shopping and dining and an expansive rooftop public park that will be programmed with year-round free activities. At one million square feet, the Transit Center stretches four blocks with four stories above ground and two stories below ground to accommodate future regional and high-speed trains.

“Salesforce Transit Center represents San Francisco at our best. It reflects our commitment to innovation, transportation, environmental sustainability, and community development,” said San Francisco Mayor London Breed at the ribbon-cutting ceremony in August.

U.S. House Democratic Leader Nancy Pelosi, also at the ceremony, said, “The Salesforce Transit Center continues the Bay Area’s proud tradition of leading the country forward in innovative, transit-friendly, sustainable development, and will advance a future in which thousands of workers and students can easily, efficiently and environmentally sustainably move throughout nation’s innovation corridor and ultimately our Golden State to study, work and enjoy time with their families. An anchor to transformation, this initiative also ensures that the surrounding community will burst with new affordable housing, neighborhoodserving retail and vibrant public parks and gathering places where all members of our community can thrive.”

Pelosi played a major role in obtaining federal funding

portion of the project when she was House speaker. Other funds come from state and local authorities, plus money from Salesforce for the center’s naming rights.

The new Center includes a bridge crossing several busy San Francisco streets to provide direct bus access from the Bay Bridge to the Center, reducing congestion on city streets and improving travel times for commuters from the East Bay. In addition, it is designed to withstand an 8.0-magnitude earthquake on the San Andreas Fault, so that it can immediately serve the public after an emergency.

The Center will enhance mobility for a growing city and region by ultimately connecting 11 transportation services, including Caltrain and the yet-to-be-completed California High-Speed Rail. Funding for the Transbay Program comes from the U.S. Department of Transportation, the State of California, the Metropolitan Transportation Commission, the San Francisco County Transportation Authority, the City and County of San Francisco, the San Mateo County Transportation Authority, and AC Transit. n

(More Transit Center coverage on page 40)

Left: aerial view of Transit Center Park by Pelli Clarke Pelli Architects, courtesy of Transbay Joint Powers Authority.

Above right: entrance to the center. Photo by Jason O’Rear, courtesy of Pelli Clarke Pelli Architects.

8 California Buildings News • Q3 2018

You’d Better Bring Your ‘A Game’ to Life Science Property Management

By Kathy Mattes According to the California Life Sciences Association, “The Golden State leads the world in life sciences innovation, educating thousands of new scientists, attracting billions in public and private investment, employing thousands and producing hundreds of new therapies and technologies to improve patient care.” Two of the largest concentrations of life science buildings are located in California, in the San Francisco Bay Area and San Diego, with additional smaller concentrations in the Sacramento and Los Angeles areas. There are approximately 3,250 companies employing almost 300,000 direct employees.

Buildings that fall into this category of life sciences are occupied by companies in fields like biotechnology, pharmaceuticals, biomedical technologies and biomedical devices.

These organizations devote the majority of their efforts to the various stages of research, development, technology transfer and commercialization.

If you are managing a building occupied by a life science tenant, then you better bring your “A” game. That may sound strange, as most leases with life science tenants are triple net, which puts the majority of the repair and maintenance responsibility on the tenant. There is good reason for that, as a great deal of the work done by life science tenants is either highly technical or confidential, or both. This need for privacy influences the building owners, brokers and managers, who are required to maintain confidentiality.

So why is an “A” game necessary, if the landlord and property manager have a limited scope of responsibility and Photo: Adobe Stock.

limited access to the premises? To answer that question, I will discuss ways in which the landlord could inadvertently cause harm to a life science tenant’s business and walk you through the process of tenant turnover.

During the tenant’s occupancy the landlord is responsible for maintaining the roof, building exterior and exterior soft and hard scape. Pretty easy, right? Let’s say there is a minor roof leak. The tenant calls the landlord who calls the roofer. The repairs are done within a day. Is everything OK? Perhaps not if the roof leak was over a testing lab and contaminated a study that costs millions of dollars.

What about performing a routine eddy current test on the electrical panels? With a tenant that operates 24/7 for the most part, turning off the power is not an option. As a result, special efforts need to be made to ensure access to power, so generators are used. Close coordination with the tenant is essential. It is important for the property manager to understand the nature of the business of the tenant and work very closely with tenant representatives when performing the landlord’s obligations under the lease.

Generally speaking, leases with a renewal option require prior notice of three to nine months. With a life science tenant, the notice requirement is often longer, a year or more. In spite of that, many life science tenants will provide notice as far out as two years. The underlying reason is the process that landlords and tenants go through in order to release a tenant from its obligations related to the space and enable the landlord to accurately represent the current (Continued on page 45)

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10 California Buildings News • Q3 2018

Are You Really Communicating?

Technologies for Better Leveraging AV, IT & Acoustics Thanks to 21st century communications technologies comfort, safety and useful communications with features in you can assemble people from all over the world in your their homes. Hotel guests can turn their rooms into business own conference room—or access them from your desk— centers with easy apps. People in buildings everywhere can and interact as easily as if they were right across the table. reap the benefits of empowering communications, thanks In fact, better, since you can all also view and discuss the to innovations from companies, groups and governments same data, graphics around the world. and images on various Many such split-screens. Your enabling products leaders can address and services were on and interact simultanedisplay this summer ously with dozens or at Infocomm in Las hundreds of their Vegas, where thouoffices worldwide. sands of products and Such collaboration— systems were viewed once only seen in by more than 44,000 science fiction attendees from 110 movies— is now a countries. Architects, reality. And it’s affordconsultants, contracable, even to the lowtors, building owners, est budget start-up. managers and engiAnd it sure beats the neers are designing cost and wasted time buildings and spaces or air travel! to accommodate better Tech solutions enable collaboration with teams around the globe. Getty Images.

Technologies now communications. exist to permit office workers to negotiate global deals or Regular Infocomm attendee Elisabeth Kelson, a princiengage in complex marketing presentations linking players pal consultant at Charles M. Salter Associates, Inc. in San in dozens of locations—with near instant interpretation Francisco and one of numerous California attendees and of numerous languages. Medical staffs can perform intriexhibitors, said following the conference and expo, “As cate procedures thousands of miles away, involving many technology drives our lives and workplaces, tech in archispecialists. Multifamily dwellers can achieve new levels of tecture is trending toward two opposing philosophies: attention-seeking and flashy versus ubiquitous tech intended to go unnoticed. Many products at this year’s Infocomm align with these design trends.

“Direct-view LED displays are becoming increasingly popular, enabling large-scale video and artistic installations to be splashed vividly across lobbies and storefronts. This technology has been in the marketplace for years, but manufacturers continue to advance the technical specifications (e.g., pixel pitch and durability).

“Products intended to enhance productivity by streamlining collaboration in the workplace were also prolific at Infocomm. In response to the use of software-based video conferencing as a standard method of communication, products (e.g., USB microphones and cameras) have been Media wall informs guests at Embassy Suites by Hilton Monterey Bay Seaside.

Photo courtesy of AXIS/GFA Architecture + Design.

11 California Buildings News • Q3 2018

developed to better support huddle rooms, hoteling, and flexible spaces. Infocomm featured products tailored to meet the needs of modern design, highlighting the two trending philosophies in architectural tech.” (See box at right on featured winners.)

Technology Breakthrough Enables Better, Cheaper Communications The tech magic behind some of the breakthrough technologies is obscure for many users, but the benefits are quite tangible.

Christie Digital LED wall at USC AnnenOne powerful emerging technolberg School for Communications and ogy that will make audio visual Journalism. Photo courtesy of Christie. communications cheaper and easier is being advanced by the SDVoE Alliance. It is a consortium of technology providers collaborating to standardize the adoption of Ethernet to transport AV signals in professional AV environments, and to create an ecosystem around SDVoE technology allowing software to define AV applications.

The alliance explains that “it is universally acknowledged that the transition of the AV industry to IP-based solutions is inevitable. Moving AV distribution to IP offers the possibility to create dramatically new architectures and entirely new user experiences. However, too many different approaches exist and are confusing the market Cisco’s HQ featuring a Prysm LPD display. and customers. Furthermore, Photo courtesy of Prysm. many technologies simply fail to meet the performance needs of pro AV. For these reasons, adoption of AV over IP has been slow.” For further info: http://sdvoe.org/ According to the alliance: “The SDVoE Alliance is bringing leading companies in the space together around a standardized hardware and software platform. The SDVoE platform will disrupt the pro AV industry by enabling applications that were previously unrealizable.

“All AV distribution applications that demand zero-latency, uncompromised video can benefit from SDVoE technology. SDVoE network architectures are based on off-the-shelf Ethernet switches thus offering substantial cost savings and greater system flexibility and scalability over traditional approaches. Markets that benefit from SDVoE technology include education, healthcare, enterprise, entertainment, hospitality, retail, houses of worship, government, military, industrial and security.”

(Continued on page 12)

Featured Infocomm Innovation Winners For the price of a few cups of coffee Bitvu Ltd’s Screenspace™ provides a clever, affordable and easy-to-use digital signage system that delivers unprecedented functionality. From single screen to multi-location-multi-screen installations, there’s a Screenspace™ solution that meets the needs of businesses and other organizations of all sizes. Create beautiful ads in seconds and send them to your screens, wherever they’re located, with just a couple of clicks. n

Digi-Sat Plus Technologies provides professional audio products to the conferencing and interpretations industry, designed to give value with a pricing point that makes professional audio and reception equipment affordable.

Working closely together with industry leading professionals in the conferencing and interpretation services industry, we were able to develop a simpler, reliable, and affordable FM Receiver. n

Layer Logic Inc.’s CoreTouch® provides a simple and inexpensive way to integrate up to four computer or video sources that are simultaneously touch-interactive into any touchscreen.

There is no software to download and no remote needed to change inputs.

Simply plug in your device and start sharing immediately. n

Opticonn Inc. provides leading-edge, cost-effective and advanced technologies to the commercial AV markets. It provides quality solutions for AV over fiber and AV over IP networks. It offers the latest technologies to meet market demands for 4K60, 4:4:4, HDMI 2.0, Display Port 1.2, 12G-SDI, IP streaming, IPTV as well as many other advanced fiber and IP solutions for any AV network requirement. n

12 California Buildings News • Q3 2018

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Communications: AV, IT & Acoustics (Continued from page 11) “By leveraging global IT standards, SDVoE takes full advantage of the benefits those standards provide: n Unprecedented cost savings —Ethernet switches cost up to 90% less per port than custom AV switches and this cost continues to decline. Moreover, manufacturers can save on R&D costs associated with developing multiple switch frame sizes, and instead focus on a portfolio of feature-rich endpoints. n Increased I/O flexibility—Ethernet ports are fully bidirectional so each port may be treated as an AV input or an AV output. I/O ports of custom AV switches are dedicated as either input or output, usually with an equal input-tooutput ratio on the chassis. This commonly results in many unused ports. n Built-in scalability and future-proofing — high bandwidth up-links on Ethernet switches allow easy expansion beyond the capacity of the initially installed switch. Custom AV switches must be completely replaced when their I/O count is exceeded. n Unmatched I/O density —Ethernet switches deliver 48 ports or more per 1U of rack space. Custom AV switches consume four times as much space, and often more. n Shared infrastructure—as a standard LAN backbone, other networking gear can be used on the 10G AV network

eliminating the need to install and maintain independent AV and data networks. SDVoE technology allows a full gigabit channel to be reserved for data traffic, ensuring no bottlenecks. n Widely available control software —decades of pre-existing R&D for LAN monitoring and control can be leveraged for AV switching without the need to develop custom control software.”

“The new video distribution system allows us to program, create and distribute broadcast quality video throughout the building across all kinds of different media types,” says Mark Alfieri of BrandStar.

Used to operate video walls, SDVoE processing engines are capable of powerful video manipulations such as scaling, cropping and stretching. These basic processing blocks can be used to create video walls of arbitrary size and shape.

Software tells each receiver its position in an array, and the correct image is displayed on the screen. An added benefit is that SDVoE receivers know how to keep all wall outputs perfectly synchronized. The result is easy-to-implement video walls with no extra cost on top of your switching and distribution system.

See AV/IT/Acoustics Product Focus on page 39

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14 California Buildings News • Q3 2018

Solar + Rooftops = Healthier California The Promise of Solar Power Still Bright in the State, Say SF Conference Attendees You can breathe a little easier whenever you see a solar installation on a roof in California, as solar power gradually replaces polluting carbon-fuel-derived energy. Given the billions of rooftop square feet on all types of structures, the potential for solar power is enormous, especially for lower-rise buildings.

More than half of all of California’s solar power — once predominantly seen as rooftop features on houses — is now used by commercial, government and agricultural facilities. With the state’s economy the fifth largest in the world, California’s commitment to solar is paying off in spades and is becoming a global showcase of renewable energy. That was dramatically illustrated in July at the interSolar Conference at Moscone Center in San Francisco, which drew more than 14,000 attendees from 60 countries and showcased 433 exhibits of solar-power products and services —an indication of the strength and maturity of solar-generated energy.

Most of the solar power used in the commercial sector is generated by the electric company monopolies and their solar-generation partners. Onsite solar on and near commercial buildings still accounts for only a fraction of the solar energy they use. Increasing the percentage of onsite solar is a “challenge,” due to the need to justify installation cost issues said U.S. Department of Energy official Elaine Ulrich. That said, others at the conference cited some longrange benefits and tax advantages that can accrue to those who install rooftop solar at apartment facilities and other smaller commercial buildings.

Receiving an award for lifetime support of solar power by the California Solar and Storage Association (CALSSA) at the interSolar Conference, Gov. Jerry Brown said, “It is California that is setting the pace. And yet we ourselves have so much more to do. Recognize, celebrate what we’ve done, but never for a moment think we are close to the goal.”

More than 10% of all electric power generated in California is solar, and the state has ambitiously pledged Photo: Adobe Stock.

to achieve 50% power generation from all renewables by 2030. Solar energy has played a role in California’s success in lowering its greenhouse gas emissions. The California Air Resources Board reported in July that the state met its goal of reducing emissions below the 1990 level earlier than expected—in spite of the enormous growth of the state’s economy and population.

CALSSA Executive Director Bernadette Del Chiaro noted that “during his first term in 2011, we had 2 GW of solar in California. Today, we have 10 times that.”

Silicon Valley energy entrepreneur Tony Seba—one of the conference opening speakers — predicted, “By 2030, because of pure economics, every building, house, device will have a battery. That is going to enable another disruption: the electric vehicle disruption.”

Del Chiaro said later, “Solar power should be considered by every builder and manager of commercial property as it provides real customer savings given today’s high electricity costs. Like double-paned windows, solar energy is the proverbial stitch in time that saves nine. Further, there is a huge opportunity today to take advantage of state rebates for energy storage bringing even greater customer savings.

“The greatest challenge for commercial solar projects remains that of bureaucratic red tape primarily when it comes to interconnecting to the utility grid. California’s utilities should adjust their business model to accommodate self-generation but until then, unnecessary barriers create real challenges for consumers.”

InterSolar Showcases Solar’s Potential After a year of political uncertainty in the North American market, the speakers delivered comments that offered a bold and optimistic take on the future for solar and storage technologies and reminded attendees of the industries’ accomplishments and long history of innovation.

Ulrich discussed how the solar industry has surpassed the expectations set by the initial SunShot initiative and (Continued on page 16)

15 California Buildings News • Q3 2018

16 California Buildings News • Q3 2018

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Solar & Rooftops (Continued from page 14)

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emphasized how solar and energy storage will need to evolve together in order to address complex issues in the broader market. Seba’s discussion of the convergence of disruptive technologies including solar, energy storage, ride-sharing platforms and autonomous vehicles sparked excitement in the audience.

Says Professor Sarah Kurtz of University of California, Merced, “Some estimates project that, from 2016 levels, commercial solar applications may grow relatively faster in the U.S. than either utility scale or residential solar. The key to growth of commercial applications will be innovation in the financial mechanisms.

“Commercial applications have been more difficult than other applications because, for example, a warehouse may be owned by one organization, maintained by a different organization and occupied by a third organization, confusing the question of who would decide to invest in a solar system. In the coming years, the commercial sector could grow rapidly if workable financial mechanisms/structures are identified. Perhaps the biggest opportunity for the commercial sector could come from tapping the enthusiasm of individuals who would like to invest in solar, but aren’t in a position to put it on their own roof!”

“Intersolar and ees North America continually evolve to address the most important trends affecting the clean energy industry” said Florian Wessendorf, managing director of interSolar and ees global conferences and exhibitions in North America, South America and India. “We were the first event to recognize the value of coupling solar and storage in conference sessions and on the exhibition floor, and we see further opportunities to expand our focus to include grid-edge innovations and e-mobility. Our goal has always been to provide a platform that facilitates important conversations and creates meaningful business connections.” n

17

PRODUCT FOCUS

California Buildings News • Q3 2018

Reneu Energy: Advising & Finance Sourcing

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18 California Buildings News • Q3 2018

What Are the Secrets to Becoming a Successful Leader?

Image: Adobe Stock.

Answers from top people in the commercial real estate industry

By Henry Eason

It’s interesting how in a room full of people one or two will always stand out clearly as leaders. How people become successful leaders has been an interest of mine since I first began interviewing leaders 44 years ago.

No one of them has the same success formula, because each is different in some way, but asking the question always produces intriguing answers. When I recently queried leaders who play various major roles in the greater built environment in California, I got some fresh insights that might be useful to others in the industry.

Here are a few good ones from people who have distinguished themselves in our field.

Bob Eaton, president and founder of Eaton Hotel Investments of Arroyo Grande.

Bob is the former president of Colliers Hotels International and one of the West Coast’s leading hotel investment advisors.

“My definition of career success is truly enjoying both the work you’ve done and the people. Early on, I saw others grieving over their time spent at work vs. living their lives. The presence of smart and honest people was critical to my success. The 'golden-rule' for me was to treat others better than you’d expect from them. Treating others well and with respect is the essence of teamwork.

Over time you create a major asset called reputation. Work a great life.”

Nancy San Pedro, regional director of commercial properties at Shapell Properties, Inc., in Beverly Hills.

Nancy is also president of the Institute of Real Estate Management of Los Angeles

“Say yes to (almost) everything—Don’t be afraid to take on new projects that you haven’t done before! Have confidence in yourself to figure it out AND have confidence to ask for advice as you go. Make connections: Generically networking (passively attending industry events) didn’t work for me; taking a leadership role with an organization, did. I chose the Institute of Real Estate Management as a committee member and years later, I am chapter president.”

Michael F. Malinowski, president, Applied Architecture Inc. in Sacramento. He is the former president of the American Institute of Architects, California Council.

“Run toward the fire. It’s someone’s job to counter the instinct to flee flames. That’s how fires get put out. It’s also how tough projects get to success. If you’re not in the room, you’re not in the deal. There’s no equivalence to face time for what’s important. Prosperity – responsibility - satisfaction: they run together. While there are exceptions to every rule…why play the short odds?”

19 California Buildings News • Q3 2018

Bob Dahlstrom, executive managing director, West Region president, Clune Construction Company, Los Angeles. Bob has been with Clune Construction since its inception, opening the first regional office in Los Angeles, and he became one of the firm’s original partners in the firm with offices throughout the U.S.

“When I think about a secret of my success, one thing I’ve learned throughout my career is that being honest and upfront when resolving issues is most effective, builds trust, and helps the two parties come to a mutual resolution together.

I’ve also found the strong work ethic and Midwestern values my parents instilled in me at a young age have always guided me in the right direction.“

Mark Kelly, president, Able Services in San Francisco.

Mark is a leader in a number of real estate associations and a nationally respected provider of engineering and janitorial services. His business development expertise is widely respected.

“To really understand what the marketplace is searching for be a good listener.

While a ‘lost art,’ listening will tell you a lot about what the customer is looking for in ‘their own words.’ Different businesses want different results. After listening you can sell based on that companies specific desired KPI’s.

Align your company’s Mission/Vision/Cultural values with the prospect you are trying to sell to. Today’s customer is constantly changing and evolving. Selling to these new marketplace audiences must change as well for marketing/ BD people to be successful. Utilize use of social and mobile for example with millennial buyers, but also be nimble enough to use traditional marketing tools as well.”

Marc Intermaggio, executive vice president, Building Owners and Managers Association of San Francisco. Marc has led his organization for more than three decades and has attained international respect for his leadership within the BOMA International community.

“Listen to everyone, at every level. Capitalize on the brilliance that can emerge from anywhere.

Keep your eyes on the big picture. Look for patterns in industry trends, consumer behavior, changing political or economic winds, and imagine possibilities. Be opportunistic and create something new.

Take the calculated risk, but don’t overcalculate! Think before you act, but don’t deliberate forever. Be humble. There no limit to what you can accomplish so long as you share the credit.”

Melody Spradlin, senior director of engineering at Gilead Sciences in Foster City. Melody, a U.S. Naval Academy graduate, raised four daughters while lecturing at Stanford University, mentoring young engineers and heading major projects for some of the world’s leading companies.

“The secret to my success is surrounding myself with and listening to bright, curious, dedicated people who demonstrate accountability, teamwork and integrity. I also draw inspiration from working for a company with a mission that is about helping people.

It’s rewarding to work with our engineering team to help enable making Gilead’s life-saving medicines available to people who need them around the world.”

John Combs, principal, RiverRock Real Estate Group in Newport Beach. John has also led BOMA San Francisco where he has a second home and is a force in other commercial real estate groups around California.

“Positive mentorship made a difference in my career, and it’s fostered at RiverRock. Everyone at the firm has a mentor assigned to them, other than their bosses and possibly from outside the firm.

Mentors are responsible for mentees’ training, professional development and designations. In turn, mentees are responsible for contacting their mentors. Every year I establish five new mentors.

The benefits are undeniable. Mentorship has helped me locate jobs, build new business lines and bring talent to the firm.”

(Continued on page 20)

20 California Buildings News • Q3 2018

Leaders' Secrets (Continued from page 19) Meade Boutwell, senior vice president CBRE, San Francisco. Meade has led many Bay Area commercial real estate associations and is regarded as a “super broker.”

“Using hindsight as my guide, I have done a lot of smart things and wish I had done a few things differently (but eventually did them right). I am now very involved in professional associations in the commercial real estate community. I have served on countless committees and had the good fortune to become a board member of the following organizations: BOMA, NAIOP, NorCal USGBC, BOMA Cal, ULI, CoreNet and The Leukemia & Lymphoma Society. Each organization has given me new skills, relationships and friends.”

David Marks, CEO at TEECOM in Oakland. David is a founder of his innovative company that changes the way buildings interact with people through a better electronic experience.

“Career success depends on many factors such as the willingness to solve any problem that comes your way, trusting yourself and seeking the advice of others to help figure out solutions to issues that you haven’t solved before, taking advantage of opportunities that arise, and of course, staying driven by a purpose or mission. You will encounter many difficult challenges so having a clear mission helps to keep you motivated during difficult periods.”

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1

Larry Morgan, director of facilities management at SAP in Pleasanton. Larry is a leader in the International Facilities Management Association and a popular speaker at national conferences.

“Be valuable horizontally to the company’s primary lines of businesses. Mentor someone within your organization and be a mentee of someone outside of your organization. Invest in your own human capital, the ROI is far greater. Live with the ambiguity of being a FM, the grey area of our business is bigger than the black and white areas. Never use a pen to fill in your calendar dates. Do the right things vs. things right.”

Rita Hernandez, general manager, Brickman MGR, LLC in San Francisco. Rita is the recipient of IREM’s highest global award for property management and has mentored numerous young professionals.

“First you need to define what success is for YOU. Success for me was to have a happy life.

Two secrets: (1) Worked for a small company: Allowed me to do other projects besides property management; I made the decisions; Allowed me family time (children activities); Time for the Institute for Real Estate Management.

(2) IREM: Built my large network; Job stability —I know all the RE executives; Hone my presentation skills; A vehicle for my passion—diversity outreach; Highly regarded in the real estate industry.

That’s success to me!”

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22 California Buildings News • Q3 2018

Retail Experiences Blend Nicely With E-Commerce Cinema & Entertainment Trends: Retail Architecture

Q&A

With Mitra Esfandiari, Senior Principal at Retail Design Collaborative, Long Beach

Q: Retail seems to be dying, as buyers flock to the Internet. What can be done to rescue it?

effectively through design and branding, the consumer will be inspired to engage in that experience. It’s our job to help our clients explore design strategies and solutions that bring A: While many people believe that brick-and-mortar their story and experience to life for the consumer. shops are being impacted by e-commerce, we believe that the authenticity and experience of in-store shopping Thriving and in-demand tenants are those who have gone will continue to thrive and grow in today’s retail market. beyond just selling a product; having incorporated personDevelopers, retailers, alized and curated architects, and planexperiential touchners work together es or added-value to create compreservices in their hensive mixed-use programming. solutions that ultiSuccessful tenants mately craft a unique are those that can retail experience. The continue to bring move to mixed-use people into their is also in response store for a unique to the demands of experience, even if multi-generations, that consumer can especially those buy their products who hold a strong online. purchasing power.

Food has become a Now, retail acts as tremendous anchor the “glue,” binding of change. The typologies—residenprevious developer tial, entertainment, model dictated about workplace, food and 90 to 95 percent beverage, hospitality traditional retail and and office—into one 5 to 10 percent food Rendering of bar area at Stellar Cinemas. Courtesy of Retail Design Collaborative. place. and beverage/enterWhile online shopping is geared towards the convenience of tainment, which has completely reversed today’s model. Our purchasing commodities, thriving brick and mortar environmodel now thrives on a 70 percent retail to 30 percent food ments are offering authentic experiences to engage the new and beverage/entertainment mix and is predicted to grow. generation; making them pleasant, memorable, interactive Q: How will entertainment and “experiential” design and multisensory. As architects, we create these vibrant replace the old malls? environments by incorporating unique, architectural design A: Entertainment and experiential design won’t necessarily elements into distinctive landscape with the use of lighting replace malls. Instead, it will bolster centers with unique, design, signage, and amenities. story-driven programming. Cinemas have been vital anchors This type of experience creates an emotional journey for of experiential/mixed-use developments for a couple of reathe consumer. The key is to have a story and a vision about sons: they are a viable option for the empty big-box stores the place and the products offered, and if this story is told and a good destination for shopping centers’ upper-level

23 California Buildings News • Q3 2018

floors. Within a mixedmon areas of a theater, use development, it’s but also into the theall about extending ater itself. the programming to Q: How can social achieve as much of an media contribute 18-hour-day destinato the vision of tion as possible. To a reimagined mixedretail center, the averuse projects? age stay times are A: As social media relatively short and has exploded over typically during the the past decade and daytime. Cinema even more so within integration into retail the A&E industry, we allows for an evening have seen a tremencomponent, along with dous change with how a 2-4 hour stay time. we utilize these platSince cinemas are typforms to engage with ically built near retail, commercial real estate these nearby locations and mixed-use projthrive off of the high ects. Social media has demand of moviegoers. Pacific Theatres at The Americana at Brand in Glendale. Courtesy of Retail Design Collaborative. emerged as an influenTheaters naturally push for customers to stay at retail centers tial platform for consumers in all industries globally. In the longer, whether they are waiting for their movie or are grabcontext of mixed-use environments, social media is a great bing a meal before or after the movie. Some movie operators tool for building brand recognition and affecting consumare actually incorporating food and beverage components er’s decisions. Generally, the brand identity and how it is into the theaters that spill out into adjacent plazas, creating experienced by an audience is a key element to success. The an activated indoor/outdoor environment. These trends are guest’s journey in a mixed-use project usually starts by viscausing retailers to want to be located in close proximity to iting the website— this is the first exposure to the story and theaters to ensure that their sales are high and their customer the vision of the place and mix of tenants. In the physical demand is steadily increasing. environment, seamless digital integration needs to continue as the guests experience the project. This could include Q: Do you see the emergence of new urban and updates on new products, programs of entertainment, varsuburban centers with multiple purposes: living, ious cultural events, special offerings, pop-up stores, and dining, recreating, co-working, education, medical amenities. Now, inspirational physical places are created care and also shopping? in the mixed-use environments where customers will want A: One trend taking effect is transforming underperformto take a photo and post it on their page (an “Instagram ing malls into vibrant mixed-use destinations. These places moment”) resulting in free marketing. Social networking incorporate uses such as experiential food halls, artisanal creates a sense of community and people help each other food, and retail tenants, non-traditional entertainment/ to make a purchase or participate in an activity by sharing cinemas, hotels, workplace, residential and fitness. Open-air and exchanging their thoughts in a very short period of environments are also designed to focus on the authenticity time. This process of digital integration needs to happen as of each place. a close collaboration between developers and tenants for Due to the rise of at-home online streaming services, cinema successful results. operators are offering more meaningful experiences for conIn the retail context, the line between an online and offline sumers to keep box office sales up. Nowadays, offering popshopping experience has faded. It has become evident that corn and soda isn’t quite enough to draw a large audience to omnichannel customer experience is a crucial factor for theaters, so there’s been a huge shift in the industry that has success. However, the keys to success that are common made a large impact on cinemas as a whole. across all the platforms from website, social media to brick We approach the design for these spaces based both on and mortar are satisfying consumers’ expectations about consumer trends, and the ever-evolving cinema operator brand consistency by sending a clear and concise message prototypes. A design consideration is taken towards creating and top-notch customer service across the board from a more unique destination to provide for a longer and more social media presence to physical in-store experiences. comfortable experience — both within the lobby and com(Continued on page 44)

24 California Buildings News • Q3 2018

Is Your Lighting Title 24 Compliant?

New California Regulations Imposed Last Year Aim to Save Energy, Protect Environment Indoor lighting accounts for about one-third of electricity use in a commercial building, so any reductions can make a noticeable impact on the bottom line of a building’s operations—and can have a major environmental impact as well.

Those are the goals of recent regulations of California Title 24.

According to the California Energy Commission (CEC), “The objective of the Title 24 non-residential lighting standards is the effective reduction of this energy use, without compromising the quality of lighting or task work.

The Title 24 non-residential lighting standards are the result of the involvement of many representatives of the lighting design and manufacturing community, and of enforcement agencies across the state. A great deal of effort has been devoted to making the lighting requirements practical and realistic.

The CEC continues, “The primary mechanism for regulating indoor lighting energy under the standards is to limit the allowed lighting power in watts installed in the building. Other mechanisms require basic equipment efficiency, and require that the lighting is controlled to permit efficient operation.”

Mandatory Lighting Controls

The simplest way to improve lighting efficiency is to just turn off the lights when they are not needed. “In addition,” says CEC, “it is desirable to reduce light output and power consumption when full light output is not needed. These mandatory requirements apply to all nonresidential, high-rise residential and hotel/motel buildings for both conditioned and unconditioned interior spaces.

A partial list of the Title 24 non-residential mandatory lighting control requirements can be summarized as follows: u Light switches (or other control) in each room u Separate controls for general, display, ornamental, and display case lighting u Occupant sensors in offices 250 ft2 or smaller, multi purpose rooms less than 1000 ft2, classrooms of any size, and conference rooms of any size u Partial ON/OFF occupant sensors are required in aisle ways and open areas in warehouses, library book stack aisles, corridors, and stairwells (Continued on page 31)

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26 California Buildings News • Q3 2018

Greenbuilder Conference in SF Roadmaps a More Sustainable Future Northern California has become “Eco Heaven,” said U.S. Green Building Council Senior Vice President Kimberly Lewis, who helped open the region’s “Greenbuilder” conference in San Francisco in August. An impressive array of speakers illustrated the many corporate and government strategies and innovative products (see Product Focus on p.28) that have earned the area from Sacramento to San Jose global preeminent status in the field of sustainable and healthy buildings. Leaders in many fields described how buildings can be made more energy efficient, healthier and likelier to attract and sustain more productive workers. Our coverage highlights a few of these presentations.

Green 2.0 Focuses on Healthier Buildings The initial—and continuously vital—focus of the “green” buildings movement has been to achieve energy savings sufficient to reduce air pollution. But there is an increasing effort to also ensure that building interiors be healthier. Perkins + Will designer Suzanne Drake remarked that a building “cannot be considered a sustainable building if is it is also making you sick.” And Amanda von Almen of Salesforce said the goal of those who designed San Francisco’s new soaring Salesforce Tower and her company’s other facilities is “to provide the best space for employees to do the best work of their lives.” And that can’t be in workplaces where furniture and carpets off-gas toxins or indoor air quality causes lethargy, low productivity or even disease.

The most vulnerable occupants of any type of building are probably in medical facilities, where they are already sick and undergoing treatment. Medical innovator Kaiser Permanente is pioneering in many ways to protect the health of their patients, workers and visitors. What they are learning and how they are achieving success can to some extent be extended to non-medical commercial environments.

Kaiser Principal Consultant Erica J. Stewart said the following goals are some that Kaiser considers in its effort to create a better “Total Health Experience”: z Accessible Personal Service + Cleanliness = Met Expectations

z Inconvenience = A Perception of Lack of Caring z People are More Important than Amenities and the Environment z Staff + Care + Services + Clean = Happy Members z Design to Support Emotional States z Redefine Waiting as an Active Process of Life z Establish Information and Interaction Hierarchies z Reduce and Simplify z Create Concepts to Solve Groups of Issues z Modularize and Refabricate z Incorporate Whimsy, Surprise and Enjoyment z Connect to Nature z Design to Relieve the Serious Nature of Health Care Kaiser’s motto: “We stand for total health. It’s the philosophy we live and breathe in our service, our buildings, and our care delivery. Total Health is a powerful idea, built with equal parts integration, prevention and empowerment.”

Physician Elizabeth Baca, advisor to California Gov. Jerry Brown, said progress has been made since the Northern California USGBC first began to incorporate health into its overall emphasis on sustainability. She said that as many hospitals in California are now focused on reducing indoor as well as outdoor pollutants but added that there is a “huge untapped potential” for more achievement.

Shown above: Elizabeth Baca and Erica J. Stewart at the session on healthier buildings. Photo by William J. Simpson. Courtesy of the U.S. Green Building Council.

27 California Buildings News • Q3 2018

Futureproofing Buildings with Circular Design One-half billion tons of building materials waste goes into landfills each year as renovations and demolitions occur, Miya Kitahara told the Greenbuilder audience. Much of this she said is preventable with the reuse of materials and designs that anticipate that they must be put to secondary and tertiary uses. Kitahara’s Oakland-based StopWaste organization is dedicated to preventing waste through recycling and other programs and urges “circular design” planning.

Circular design flows from the larger concept of a “circular economy,” is a regenerative system in which resource input and waste, emission, and energy leakage are minimized by slowing, closing, and narrowing energy and material loops. This can be achieved through long-lasting design, maintenance, repair, reuse, remanufacturing, refurbishing and recycling.

It is in contrast with a linear economy which is a “take, make, dispose” model of production.

One approach is having walls in buildings on tracks that can be moved to accommodate change as organizations change, so there will be less need to tear them out, dispose of them and rebuild. Architects are fast incorporating circular design into their overall plans, as well as thinking much farther into the future. Even when buildings are sold to new owners, the original plans for circular change can be deeded over, so that new owners can take advantage of earlier sustainable designs.

“We need to reimagine how we use buildings,” Kitahara told the Greenbuilder audience. Eden Brukman at San Francisco Environment says her city agency is working to encourage builders to reuse the vast amounts of old-growth redwood, much of which was harvested generations ago during San Francisco’s early building periods but still has great economic and aesthetic value. The City also has an ambitious debris recovery program, essential at a time when so much building activity is occurring all over town. The “ultimate goal,” said one speaker, “is to make new products out of our old products.

Shown above: Miya Kitahara addresses the conference. Photo by William J. Simpson. Courtesy of the U.S. Green Building Council.

Healthier Products Used in Buildings One of USGBC Northern California’s signal achievements was in launching the Building Health Initiative several years ago, and Greenerbuilder participants said its impact has spread widely and serves as an example for other regions.

The Building Health Initiative is comprised of industry leaders from multiple sectors who made specific pledges to effect the most change for healthier built environments. These pledges include demanding transparency in building materials, conducting groundbreaking research, promoting health and wellness, providing consultation and education and building toolkits and resources. The initiative has spurred powerful cross-sector working groups focused on revolutionizing procurement strategies and fostering diversity and access to healthy buildings in traditionally underserved communities.

One of the practical benefits of the collaborative effort of many of the Bay Area’s top companies like Adobe, Google, Webcor and healthcare providers like Kaiser was the creation of a buyers’ guide to products that passed various indoor health standards. This led to the compilation of a list of approved items and a joint commitment to encourage manufacturers meet higher sustainability goals.

Green Janitors Program:

More Awareness, Less Waste

Reducing waste in commercial buildings starts with empowering janitorial workers. The session, “A Seat at the Table for Janitorial Workers,” described the successful green janitorial training program implemented by the non-profit Building Skills Partnership.

The goal of the program is to train janitors to reuse, reduce and recycle and to identify wasteful practices. It also integrates the janitorial and property management teams. Unions, BOMA and commercial real estate companies like Kilroy Realty have been part of the program in Southern California.

One tenant, California State Lottery, trained janitorial workers in ten buildings. “They are our boots on the ground and see leaks” (in waste), said Veronica Rahm, from the organization. “It has been a total win for all of us.”

Kilroy reported that buildings participating in the program used less energy and diverted more waste.

Workers who graduated from the program said they gained confidence and felt part of a team.

28 California Buildings News

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29 California Buildings News • Q3 2018

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31 California Buildings News • Q3 2018

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Title 24 Compliance (Continued from page 24) u Multi-level control (dimming capability) for lighting

systems > 0.5 W/ft² in rooms > than 100 ft2. u Automatic daylighting controls in daylit areas >100 ft2 except when the total installed general lighting is less than 120 watts or the glazing area is less than 24 ft2. u Demand responsive controls in buildings larger than 10,000 ft2 capable of being automatically reducing lighting power by a minimum of 15% in response to a demand response signal Detailed descriptions of these and additional mandatory control requirements can be found in the CEC NonResidential Compliance Manual.

Lighting Trade-Offs According to the CEC: “The Title 24 non-residential lighting standards restrict the overall installed lighting power in the building, regardless of the compliance approach. However, there is no general restriction regarding where or how general lighting power is used.

This means that installed lighting may be greater in some areas of the building and lower in others, as long as the total does not exceed the allowed lighting power.

Trade-offs cannot be made between conditioned and unconditioned space.

“There is another type of lighting trade-off available under the Title 24 standards. This is the ability to make trade-offs under the performance approach between the lighting system and the envelope or mechanical systems.

Trade-offs can only be made when permit applications are sought for those systems involved.”

California’s Building Energy Efficiency Standards are updated on an approximately three-year cycle. The 2019 Standards will continue to improve upon the 2016 Standards for new construction of, and additions and alterations to, residential and nonresidential buildings.

The 2019 Standards will go into effect on January 1, 2020.

The California Lighting Technology Center at UC Davis says the recent major changes are: u Reduction to lighting power density values u Updated power adjustment factors u Multilevel lighting and occupancy controls u Classification and threshold requirements for alterations

32 California Buildings News • Q3 2018

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33 California Buildings News • Q3 2018

My BOMA Conference Takeaways…

Learning bonanza…must standardize “intelligent buildings” tech…dashboard envy

By Blake Peterson

I’m admittedly a fair weather attendee of the Building Owners and Managers Association’s International Conference and Expo. I’m selective based on location.

2018’s location of San Antonio, TX was appealing to me. Easy to get to, historic, and culture worthy.

So, I put on my cowgirl boots and headed off to the airport Newsflash: San Antonio is hot in June. Fortunately, the San Antonio Convention Center’s HVAC system was set to arctic level in true Texas climate control fashion. I arrived and made my annual BOMA PAC donation (you should too) and in return got the satisfaction of supporting the industry that supports me and a jar of San Antonio BBQ rub that was actually made in Florida.

The keynote speakers were Jenna and Barbara Bush.

Admittedly, I’m partial to twins, but I found them to be surprisingly inspirational. They came across as humble, yet fiercely driven in their work ethic, each on their own independent path. I did not expect that.

The big change in the tradeshow format this year was that it lasted only two instead of three days. Amen! I think this was a good move to be more efficient with the vendors’ time and keep everyone sharp. The main themes on the tradeshow floor seemed to be intelligent buildings and mobile technology. There also seemed to be a tech “solution” for every possible property management function: security, key-box management, real time parking capacity, janitorial supply tracking, floor plan management, tenant communication, emergency preparedness, etc.

Do you have a car parked illegally that you want to ticket? How about a giant yellow device that blocks the entire windshield of a vehicle, and the only way for the driver to remove is via online payment and special release code via mobile application. No topic was safe from reimagination in the mobile tech world. Even the traditional request for proposal process. One company developed a cloud-based RFP workflow manager that was appropriately (or inappropriately) called #RFPsSuck. They even have a blog for sharing your RFP war stories on social media.

My question which has yet to be answered was, with a floor of different providers selling tech solutions and intelligent buildings, is anyone trying to standardize this?

So many property managers have been burned by proprietary technology dependency over the past 20 years (access systems, elevator controls, etc.). I feel like many of us are trigger shy to adopt new technology because I can’t immediately choose your competitor next year, like I can with janitorial or security companies. If I need 23 mobile apps, 52 dashboards to know every intimate detail of my real estate, what have we truly solved? I need a dashboard for my dashboards. Not to mention 1,000 unique passwords that change every 14 days. Rant over.

One of the most interesting experiences for me (and I assume many others) was Fujitec’s virtual reality “walk the plank” experience. I knew in my mind that I was safe as I traveled up an imaginary elevator and walked out a plank over a bustling cityscape, but I experienced genuine fear and an epic adrenaline rush. I’m still not entirely sure what it had to do with Fujitec, but it was memorable. Side note: no one looks good wearing an oculus.

I’m on the International Education Committee so I try to attend as many sessions as possible. The ones that I enjoyed the most were the ones where I learned a new tactic, or angle to problem solve. There were so many good ideas and things that had just never experienced. How did I not know that multi-level industrial was a thing now? And why didn’t I think of it? Get me out of this box!

Aside from the conference proper, the city of San Antonio was a highlight in and of itself. We ended up, by chance, spending one evening at a redevelopment area called The Pearl. The architecture, the outdoor space, the restoration detail, the people, the music, the vibe, was all just an incredible example of how the built environment interacts with community and culture. Aside from The Pearl, the Riverwalk was a fun stroll even though I somehow missed the boat experience both figuratively and literally. Best of all, was a quick escape to the Alamo digging deep for flashbacks of AP US History. It is truly a “shrine of Texas liberty” that was worth the time to experience.

Of course, in true Alamo fashion, I will not soon forget anything about this trip to the BOMA 2018 International Conference & Expo. I’m grateful to all those who shared and supported my attendance. Including the mariachi dancers.

Peterson is senior vice president, Asset Services, Transwestern, Northern California.

34 California Buildings News • Q3 2018

Association News

Rent Control Proposition Would Reduce Housing Development On the Other Hand…Prop 1 Would Boost Housing Growth

By Tom Bannon For far too long, California’s production of housing has lagged shamefully behind its job and population growth.

The resulting jobs-tohousing imbalance has placed housing prices out of reach for too many working families, creating a crisis that’s put the state’s economic well-being at risk.

On November’s ballot

amount is being built today, according to state officials.

California needs to remove hurdles to residential construction— not create them as Prop 10 would do—and we need to encourage construction of rental housing near job centers and public transit. California also needs to hold local governments accountable when they fold under the pressures of NIMBYism and fail to create their fair share of housing units.

Last year, California lawmakers and the governor approved a package of housing bills to help boost residential construction in the state. CAA worked diligently to move those bills to the governor and is backing all of this year’s pro-supply bills. If Proposition 10 passes on Election Day, however, it would cancel out any progress made in the state Legislature. are two housing-related If Costa-Hawkins is measures that approach the repealed and cities impose “To keep pace with population growth, California housing shortage in very strict rent control, developneeds 180,000 new units annually, yet less than half “different ways. ers will have trouble acquirOne proposal, ing financing for housing of that amount is being built today, according to Proposition 1, would boost projects and will likely take state officials. California needs to remove hurdles to the construction of housing their development plans residential construction—not create them as Prop 10 in the Golden State. In addito more housing-friendly tion to providing home-loan would do—and we need to encourage construction of states. Employers and skilled assistance to veterans, the workers also are likely to flee rental housing near job centers and public transit.” measure would help build California. multifamily units for It doesn’t have to be that people making 60 percent of the area median income way. Sensible solutions to California’s housing crisis exist, or less. It would also help add farmworker housing and and Proposition 1 offers an example. provide funding for local governments and developers to If approved by voters, Prop 1 would create the Veterans build residential projects near transit stations, as well as and Affordable Housing Bond Act of 2018, authorizing the high-density infill affordable and mixed-income housing. issuance of $4 billion in bonds. This would include $1.8 This moves the needle in the right direction. billion to build or renovate rental housing projects, $450 The other measure, Proposition 10, would bring million for programs that build housing in urban areas and construction of residential units to a halt, greatly near public transit, $450 million to encourage homeownerexacerbating California’s housing shortfall. ship for low- and moderate-income homebuyers, $300 milProp 10 would overturn the Costa-Hawkins Rental lion in loans and grants to build housing for farmworkers, Housing Act and return extreme forms of rent control to and $1 billion in home-loan assistance to veterans.

California—the kind seen in Santa Monica and Berkeley On Election Day, voters have an opportunity to deliver a in the late 1970s through mid-1990s. one-two punch to California’s housing shortage. Let’s get out If Costa-Hawkins goes away, cities and counties will the vote and help California build a better future. Let’s reject gain the authority to impose rent control on new apartments Prop 10 and approve Prop 1. and single-family homes, creating a major disincentive for developers to build residential units.

Tom Bannon is the chief executive officer of the California To keep pace with population growth, California needs Apartment Association.

180,000 new units annually, yet less than half of that

35 California Buildings News • Q3 2018

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Californian Named Head of IFMA Foundation The International Facilities Management Association Foundation has appointed Diane Coles Levine of Long Beach its executive director. She has long championed workforce development in her field.

“After years with IFMA and the IFMA Foundation as a volunteer, it’s a great honor to have been chosen to fill this role at this moment in time,” said Coles Levine. “Workplace strategy, smart building technology and the emergence of a truly global FM community mean that workforce development is more important than ever. With the approaching facility management industry labor shortage, the work of the IFMA Foundation is critical in providing accredited degree programs in facility management, technology education for incumbent workers, and scholarships for students.”

Established in 1990 as a non-profit 501(c)(3) corporation and separate entity from the International Facility Management Association (IFMA), the IFMA Foundation works for the public good to promote priority research and educational opportunities for the advancement of facility management.

CREW Silicon Valley Recognizes Achievement From left: Valerie Roeszler (Art Smart) received the Entrepreneurial Spirit Award; Kristi Pearce-Percy (Cuschieri Horton Architects), the Rising Rock Star Award; and Sethena Leiker (Cushman Wakefield) the Outstanding Individual Award.

36 California Buildings News • Q3 2018

Multifamily News

Multifamily Sector Growing…and Evolving

New Technologies, Demographics and Lifestyles Drive Design Changes California’s worsening housing shortage was much on the minds of speakers, attendees and exhibitors at two major trade conferences held in the state last summer: the National Apartment Association (NAA) in San Diego and the Pacific Coast Builders Conference (PCBC) in San Francisco. There was general agreement that increasing the housing stock through multifamily construction is the best way to add to the quantity of homes — especially those close to mass transit— but overcoming obstacles remains a challenge.

The demographic tilt towards multifamily seems a strong trend, with young people postponing or forgoing houses and older Californians shedding big suburban shells for cozier and more urban dwellings in apartment or condo complexes. Many of those who do will be experiencing exciting new designs committed to creating more social communities, new features and a greater industry devotion to service.

Les Shaver, NAA’s online publications director and a long-time industry watcher, reports that the San Diego show yielded some of the following major industry insights: w There is a movement to find more maintenance workers w Technology can make maintenance more efficient w Thoughtful amenities and features matter increasingly to residents w There is a “revolution” in customer in sight

Shaver adds, “How will (apartment owners and managers) incorporate the ongoing big data revolution into their platforms? How will they harness the power of that data and digital technology to market their buildings? And, as these questions linger, the older challenges of customer service persist and are amplified with the proliferation of online review sites.

“If the key takeaways from Apartmentlize are any indication, there are no shortage of strategies out there to help savvy operators tackle those challenges.”

Multifamily Industry Beginning “Disruption” Process New technologies, evolving demographics and changing consumer preferences have upended every real estate sector but one— multifamily. However, data and trends from a new National Multifamily Housing Council report released at the winter 2018 NMHC Annual Meeting show it’s only a matter of time before the apartment industry follows.

“Things are changing rapidly, and, if we do not adapt this mentality of possible is now possible, then I think we will be left behind,” said Toby Bozzuto, president and CEO of The Bozzuto Group, at a leadership panel discussion on industry disruption at the conference. Other panel participants included Karen Hollinger, vice president of corporate initiatives at AvalonBay Communities, and Rohit Anand, a principal at KTGY Architecture + Planning.

Shown above: Station House in Oakland, designed by Hunt Hale Jones Architects and Baran Studio Architecture, consists of 171, all-electric, solar-powered two- and three-bedroom townhomes. The project is convenient to mass transit. Photo by Julio Dueñas at Creative Noodle.

37 California Buildings News • Q3 2018

The industry will need to build 4.6 million new apartments by 2030 nationwide to keep up with demand. Those new apartment homes will have to serve a population that will be older, more diverse and feature smaller households than previous generations.

Meeting the needs of future residents will require new thinking across every aspect of the industry. To help multifamily stay ahead of change, NMHC partnered with KTGY Architecture + Planning to visualize concepts on how apartment development and design could adapt in the face of rapidly evolving technology.

“We were tasked with looking ten years ahead, but if you look back, ten years ago we did not have [Google] Chrome, AirBnb, Spotify, Uber, Whatsapp, Venmo, online crowdfunding,” said Anand.

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Central to the next generation of apartment living is the movement away from the commoditization of four walls and a ceiling to creating experiences for residents, whether it’s a hologram T-Rex in a fitness center or an in-unit 3D printer. Personalization, flexibility and adaptability will also be important going forward.

“What we’re seeing is a shift in our industry from being a producer of a ‘fixed good’, a producer of ‘things’ to a provider of a service,” said Bozzuto.

Inspiration for tomorrow’s apartment must also come from outside of the industry as well as within. “I think we look to every industry,” said AvalonBay’s Hollinger.

(Continued on page 38) Shown above: Multifamily communities such as Station House in Oakland feature common areas and experiences for residents, such as this recreational area.

Station House project team: Builder and Developer: City Ventures; Architects and Planners: Hunt Hale Jones Architects and Baran Studio Architecture; Interior Design: CDC Designs; Photographer: Julio Dueñas, Creative Noodle.

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38 California Buildings News • Q3 2018

Multifamily Sector Growing (Continued from page 37) “Travel is interesting. They’re not selling the actual flights.

They’re selling the experience, and then they partner with lots of different vendors for the actual service, the flight, the hotel, the food. They’re selling an experience that’s a conglomerate of other companies, but yet you still find trust in that.”

Learn more about industry disruption and view the new concept apartments at www.nmhc.org/disruption PCBC Focuses on Multifamily Features Meeting multifamily challenges were also aired at the Pacific Coast Builders Conference, and innovative products were seen to play a major role in new and renovated construction. PCBC is the largest homebuilding tradeshow in the Western United States and is dedicated to advancing the art, science and business of housing. Sponsored by the California Building Industry Association and endorsed by

the Leading Builders of America— whose membership includes 20 of the largest public and private homebuilders in the country—PCBC offers two days of exhibits, education, special events and networking.

Linda Baysari, senior vice president of PCBC, said “As homes become more technologically advanced and sustainability, multifamily and affordable housing trends continue to grow, PCBC challenges attendees to think creatively and capitalize on their passion to achieve their business goals. We are pleased to provide education and product introductions that keep the industry inspired to construct the innovative homes of tomorrow.”

PCBC named The Pacific in San Francisco the “Multifamily Community of the Year,” a facility developed

by Trumark Urban. Located in the prestigious Pacific Heights neighborhood. It is described by its developer as a nine-story jewel box building meticulously designed by Handel Architects, The Pacific brings richly modern amenities to a boutique collection of 76 pristine residences in the city’s most desirable enclave. Destined for elegance from its inception, the original building presented a rare opportunity to build in Pacific Heights while providing a perfect framework for soaring ceilings, generous square footage, and gracious floor-to-ceiling windows.

“Outfitting each residence with modern finishes and features equal in quality to those in the finest of the neighboring Gold Coast mansions adds a level of refinement that places The Pacific in a class of its own. Each residence combines sophisticated charm, polished details and spectacular views with the dedicated desire for a fully LEEDcertified environment.

To provide residents with a luxury lifestyle rooted in San Francisco sensibility, The Pacific focused on energy efficiency and conservation measures through drought-resistant native plantings, improvements in indoor air quality, electric vehicle recharging stations, bike storage and more.”

Shown from above right: The Pacific exterior. Image rendering credit: Steelblue. The Pacific interiors combine charm and spectacular views.

Image rendering credit: Steelblue. Close-up of the building exterior. Photo credit: Scott Hargis. Photos courtesy of Trumark Urban.

PRODUCT FOCUS

39 California Buildings News • Q3 2018

Communications: AV, IT & Acoustics (Continued from page 12)

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40 California Buildings News • Q3 2018

Design Turns a Bus Station into a Work of Art Center Achieves Multiple Purposes: Mass Transit Mixed with Urban Renewal The Pelli Clarke Pelli Architects’ Transbay Center plan represents a new paradigm for urban design in the United States. It illustrates how a dense, urban, transit-based development can provide a sustainable and livable city.

“When we first addressed the design of the Salesforce Transit Center we saw that the building had to be both a gateway to San Francisco and a good supportive neighbor to the buildings adjacent to it. We were committed to the idea that this large-scale structure could be both humane and civilized,” commented Senior Design Principal Fred Clarke, FAIA, co-founder of Pelli Clarke Pelli Architects.

“From its spacious light-filled Grand Hall to the five-acre Salesforce Park, the building embraces and extends the public realm, welcoming everyone to this new urban center. Its exterior wall and art program symbolizes the innovation and creativity of the Bay Area.”

Salesforce Transit Center draws together local, regional, and national transit networks into a soaring, light-filled building. The light column is the centerpiece of the Grand Hall which is both supporting the building and bringing daylight into its core, creating a welcoming urban space.

Reaching from the park, down through the bus deck and Grand Hall to the train platforms two stories below grade for anticipated Caltrain and high-speed rail, this dramatic structure provides light and views to all areas of the Transit Center.

Outside, visible from afar and floating above the street, is a gently undulating wall-inspired by the “Penrose Tiling” invented by famed mathematical physicist Sir Roger Penrose. The wall is both a veil and an enclosure creating a light cloud-like structure visible from many vantage points in the city. At street level, shops and cafes will draw visitors and energize the neighborhood. (See image on the opposite page, top right.)

Founded in 1977, Pelli Clarke Pelli Architects has earned a reputation for designing many of the world’s most recognizable buildings, including the World Financial Center in New York, the Petronas Towers in Malaysia and the International Finance Centre in Hong Kong. Pelli Clarke Pelli Architects believes that in order to be truly sustainable, a design must address the economic and cultural factors that make a project successful long into the future.

41 California Buildings News • Q3 2018

A Four-Block-Long Park Floats in the Air Transbay Center and Rooftop Park Focal Point of Emergent SF Neighborhood At the heart of the Salesforce Transit Center is the 5.4-acre public rooftop park, known as Salesforce Park.

Collaborating with Pelli Clarke Pelli Architects, Berkeleybased PWP Landscape Architecture’s lushly landscaped park design features gathering spaces, places for quiet repose and a sprawling lawn with an 800-person-capacity natural amphitheater. Also woven into the landscape is a restaurant and a children’s playground. Multiple entry points, including bridges that connect to surrounding and future buildings, welcome visitors. The dense flora offers a wide variety of Bay Area ecologies, from redwood trees to a wetland marsh. With more than 600 trees and 16,000 plants, the ecosystem will capture 12 tons of carbon annually. The Transit Center will also reduce greenhouse gas emissions significantly. The project is on track to receive a Gold certification under the LEED 2009 rating system.

The redevelopment of the Transbay District was initiated

by San Francisco City Planning as an expansion of downtown San Francisco, where highrise office and residential towers would be permitted to be taller than anywhere before.

The area, which previously included zones of industrial, commercial and office use, was predominantly hard-paved with little green space, and with decreasing amounts of sunny outdoor spaces as building heights grew. The idea of creating an inhabitable, highly planted park on the roof of the terminal building was intended to serve the fledgling neighborhood from the start.

As opposed to a standard roof that merely encloses and keeps rain out of a building, this living roof performs for the community in many ways: sequestering carbon, collecting and detaining storm-water, giving people and birds access to

5.4 acres of varied vegetation, and more. Expanding on these concepts, the design for the park was developed as both a destination for the general public and as a neighborhood park for the residents of the Transbay District, the Financial District, Rincon Hill and SoMA. Measuring one block wide and four blocks long, Salesforce Roof Park’s dimensions mean that its features occur as a sequence of episodic experiences, rather than as a singular or monumental field. The park’s master plan is conceived as a series of multifunctional spaces both intimate and rather expansive that provide places for social gathering, events of many sizes, activities, play and education. The park brings art, nature, horticulture and a rich variety of life forms to downtown San Francisco.

Because the park surface sits almost five stories above street level and is bordered by buildings of moderate height to the south, it will have expansive swaths of sun shining on it throughout the day. Additionally, its higher elevation and adjacency to towers with reflective facades creates a warm microclimate in an area that is usually quite cool at ground level.

Left page: interior of the Transit Center. Above right: the five-acre Salesforce Park is suspended above the center.

Above center: one of the many gardens in the Salesforce Park. Photos by Jason O’Rear, courtesy of Pelli Clarke Pelli Architects.

42 California Buildings News • Q3 2018

Industry News

Hilton Unveils 1st Modular-Built Hotel in SF Bay Area In yet another innovative effort to erect a building faster and at less cost, Home2 Suites, part of Hilton’s All Suites portfolio, recently broke ground near San Francisco Airport for the Bay Area’s first modular built hotel.

“Staying at the forefront of building trends has translated to faster construction and ramp-up times, making Home2 Suites one of Hilton’s fastest-growing brands,” said Adrian Kurre, global head, Home2 Suites by Hilton. “The unmatched efficiency of modular building allows us to provide a consistent, high-quality product constructed in as little as half the time of a traditional build, allowing owners to see an even faster return on their investment.”

Modular hotel under construction. Photo courtesy of Hilton.

Modular construction is a process in which a project is built off-site in a controlled environment to produce “modules” which are then assembled on-location. This building technique allows for faster construction time without sacrificing quality, especially in high-barrier-to-entry markets where available skilled labor is limited. By using this process, construction time for the hotel was cut nearly in half and will be significantly shorter than the average for the Bay Area market.

In addition, the property will incorporate several sustainability measures above the standards of the eco-friendly Home2 Suites by Hilton brand. Solar panels will produce close to 50 percent of the hotel’s energy, a bio-retention pond will filter water run-off, and additional measures will help to reduce the hotel’s overall carbon footprint.

Upon opening, Home2 Suites will offer all-suite accommodations with fully equipped kitchens and modular furniture, providing guests the flexibility to customize their suite to their style and preference. The hotel will offer complimentary Internet, inviting communal spaces, and trademark Home2 Suites amenities such as Spin2 Cycle, a combined laundry and fitness area, Home2 MKT for grab-and-go items, and the Inspired Table; a complimentary daily breakfast that includes more than 400 potential combinations. Guests will enjoy a jacuzzi, outdoor fire pit and grill area and a game room.

‘Ice Box Challenge’ Comes to L.A. in Height of Summer “Out of the Box: Architecture in a changing climate” on September 6 at the Architecture + Design Museum of Los Angeles, (A+D) will be the theme of the launch event for the Icebox Challenge in Los Angeles.

The Challenge will offer a science demonstration that invites the public to discover the benefits of high-performance buildings through a visually fun experience.

The Icebox Challenge is a contest.

It will be comprised of two small structures (5’x5’ – h: 11’), one built to the Title 24 California Building Code, and the other built to the Passive House (PH) Standard optimized for the local climate. Each Ice Box will contain 500 pounds of ice. The Ice Boxes will be left outside for seven days (September 6–13) and then opened, measuring the amount of ice left in each box. How much ice is left will indicate how well each Ice Box keeps out the summer heat.

Photo from 2017 event in Oakland. Courtesy of Passive House California.

“High-performance buildings are reliable, affordable, comfortable buildings that keep the indoors in and the outdoors out. They stay comfortable and quiet throughout the year, including through summer heatwaves, winter storms and power outages,” states Xavier Gaucher, co-president, Passive House California.

The PH standard is the leading international low energy building standard with more than 65,000 buildings around the globe in all climate zones, delivering a very high level of comfort with very low energy consumption. The buildings use up to 90% less energy for heating and cooling than other buildings do, while maintaining good indoor ventilation and air quality. They are easy to maintain, as well as affordable to build, own, live in and work in. Passive House is a scientific integrated concept developed by the International Passive House Institute (PHI), an independent research institute, and which works for all types of buildings.

43 California Buildings News • Q3 2018

West Coast Building Boom Towers Above Other U.S. Regions Despite having fewer people than the Northeast U.S., the West Coast is experiencing a much greater building boom, viewed from the perspective of the RLB Crane Index report of the number of cranes above major metropolitan areas. The West Coast has 51 million people — the Northeast almost 70 million —and yet there are 157 cranes rising above buildings projects in major West Coast cities, but only 60 in the Northeast’s top metro areas. This is yet another indication of the increasing dominance of the West’s economic performance in the buildings field.

Graphic provided by Rider Levett Bucknall.

In California, commercial buildings make up 37 percent of energy consumption—much of which is wasted. Lighting, heating and cooling contribute significantly to high energy use. Thankfully, basic efficiency upgrades could cut electricity usage by 30 percent.

As the state works to double energy efficiency savings in electricity and gas end uses by 2030, considering new strategies is crucial. With clear opportunities for improvement, commercial buildings are a logical location for efficiency campaigns, but facility managers often face the challenge of managing electricity use without sufficient data. This infographic details other top facility manager concerns, including saving money.

But unlike with fixed operational costs like rent, the rights tools — like energy management systems —can drive down energy use to benefit the bottom line.

Graphic courtesy of Zen Ecosystems.

44 California Buildings News • Q3 2018

SEPT. 26 & 27, 2018

Santa Clara Convention Center Santa Clara, CA

FACILITY SOLUTIONS TO HELP YOU SUCCEED Don’t miss this opportunity to discover new products and technologies, gain knowledge from industry experts, and share ideas with local facilities professionals who face the same challenges that you do – all for FREE!

For more information or to register, visit www.FacilitiesExpo.com To exhibit, contact: Lisa Nagle LNagle@facilitiesexpo.com 800-827-8009x4402

George Runckel GRunckel@facilitiesexpo.com 800-827-8009x4405

Retail Architecture (Continued from page 23) Ultimately, social media is all about brand and place loyalty. The more brands and destinations that can collaborate with their communities, the deeper the connection between online and the physical realm becomes.

Q: Can you describe how projects your firm and others have designed are reaching 21st-century goals of mixed-use facilities that are also transportation friendly?

A: In developing strategies for the design of mixed-use projects, we find utilizing market and data analytics to inform the design ideas is what makes a difference in scaling for maximum development. Working with developers and brokers, we also discuss tenant mix and co-tenancies to further ensure the creation of a vibrant, unique destination that matches their brand. The concept of one-size-fits-all is no longer applicable.

Whether it’s Baby Boomers, Gen-X, Millennials or GenZ, with retail’s rapid changes, we must engage consumers in how they shop, live and play. Each demographic has a unique set of needs that must be considered and evaluated based on the context for each development.

In mixed-use environments, various uses are placed in the context of an activated community space, defined by memorable streets with consideration of a human scale,

lined with residential, retail, entertainment, office, hotel and pocket parks. This gives way towards an “urban experience.” The creation of pedestrian crossings, bike paths and efficient parking/vehicular circulations are key factors of connectivity in mixed-use environments.

We are currently engaging in multiple retail mall transitions — moving them towards a successful outcome based on longevity — nationwide, and in each, diversity of uses and mobility play a part. Retail Design Collaborative is currently working on a large mall property in Illinois where we are doing just this — diversifying the typology use and adding things like mobility hubs and public transit stations.

With added residential surrounding the center, it’s imperative that transit is considered.

We are fortunate enough to have a partner brand within our firm, Studio One Eleven. The firm’s mission is to focus on resiliency through mobility and urban repair. Having that resource built-in allows us to leverage that expertise into many of our retail properties. Mobility hubs (places of connectivity with different modes of transit), autonomous vehicle engagement and pedestrian mobility (dockless bikes and scooters) are all tools we utilize to better connect properties we are involved with. We recognize that the best design solutions often require a thoughtful balance of uses alongside forward-thinking mobility strategies. n

45 California Buildings News • Q3 2018

Taxpayer Group Files Suit Against San Francisco CRE Tax Hike

Image: Adobe Stock.

The Howard Jarvis Taxpayers Association (HJTA) has filed suit in the Superior Court in San Francisco challenging the city's special tax on commercial property owners, claiming that the tax is an illegal, punitive gross receipts levy which has been estimated to reduce commercial property values in the city by 11-12%.

Because the tax is expressly for a special purpose, it required a 2/3 vote of the city's electorate under both Propositions 13 and 218. But it did not pass by that margin. Rather, the tax proposal, designated as Measure C, received a scant 50.87% vote.

HJTA filed suit on its own behalf as well as a coalition of commercial property owners who will be heavily impacted by the illegal tax, including BOMA California, California Business Properties Association, and the California Business Roundtable.

"The California Constitution could not be more clear," said Jon Coupal, president of Howard Jarvis Taxpayers Association, California's leading taxpayer advocacy organization named for the author of Proposition 13. "For 40 years, special taxes at the local level have required a two-thirds vote of the electorate. Moreover, the two-thirds vote threshold mandated by Propositions 13 and 218 remain very popular in California notwithstanding the fact that the state has drifted leftward in the last couple of decades," Coupal said.

Life Science Property Management (Continued from page 8) condition of the space to a new tenant.

Life science tenants use hazardous materials in their development and testing operations. The use of these materials is tightly controlled by federal, state and local authorities. As a result, both landlord and tenant utilize EHS (Environmental Health & Safety) consultants to protect their respective interests. A tenant will hire an EHS consultant to ensure that they have all of the required policies and procedures and permits in place for their anticipated storage, use and generation of hazardous materials. A manager will hire an EHS consultant to review those materials and assure the landlord (and lender) that proper procedures are in place.

A new tenant is asked to complete an environmental questionnaire. This form requests a list of all hazardous materials that will be used in the premises, the container sizes and number of containers. The form asks about hazardous materials that will be generated by the tenant’s manufacturing or testing processes. It asks whether it is RCRA-listed waste (U.S. EPA), and how much and where it will be stored and then removed. It asks for all required permits. It asks about above or underground storage tanks and related pipelines, and monitoring for leak detection.

And finally, it asks about the tenant’s Hazardous Materials Business Plan, which the manager will then have reviewed by the Landlord’s EHS consultant.

When a manager receives notice that a tenant will be vacating, a decommissioning form is prepared. This form is used to confirm that all of the required policies and procedures have been followed by the tenant, all hazardous materials are removed, and the space is clean when the tenant vacates. It may be necessary to hire a specialized janitorial company to clean the lab spaces. The manager requests confirmation that all permits are cancelled as of the tenant’s vacating, copies of all maintenance contracts, inspection reports and will confirm the current condition of building equipment.

The manager will be responsible for creating and maintaining a detailed inventory of the fixtures and equipment that will remain in the premises, including the size of the electrical service and specifications for all specialized areas.

There are building components that can be readily used by a new tenant, such as vent hoods, lab tables, generators, and dedicated AC systems, and the landlord will seek to retain those. This detailed inventory and representation of the condition of the space is a key element of the marketing of the space to a new tenant.

The property manager of a life science building or campus may not directly oversee the building maintenance and repair, but her expertise will be focused instead on understanding the specific nature of the tenant’s business and managing the risks associated with that on behalf of the landlord. An “A” game indeed. n

Katherine A. Mattes is a real estate consultant and can be reached at www.kathymattes.com

46 California Buildings News • Q3 2018

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California Wildfires (Continued from page 4) blown debris and is easily painted over if you are not careful when re-painting your house. Installing 1/8-inch mesh screening is suggested in wildfire prone areas, as it effectively minimizes the entry of embers. It’s important to note that 1/8-inch screening only minimizes the size and number of embers and does not eliminate them entirely; making it very important to reduce what’s stored in the attic and crawl space. w Use flat glass skylights instead of a plastic domesized one, which can be more vulnerable to heat since it is combustible. Flat skylights are less vulnerable on a steep-sloped roof because less combustible debris can accumulate there. Dual-pane skylights are most desirable. w Class A roof covering fire ratings are Class A, B, C, or unrated; with Class A providing the best performance.

Common Class A roof coverings include asphalt fiberglass composition shingles, concrete and flat/barrel-shaped tiles. Some materials have a “by assembly” Class A fire rating which means, additional materials must be used between the roof covering and sheathing to attain that rating. Examples of roof coverings with a “by assembly” fire rating include aluminum, recycled plastic and rubber and

some fire-retardant wood shake products. If a wood shake roof does not have the manufacturer’s documentation specifying the fire retardant, assume it’s untreated. w Use of soffited-eave construction as the best option.

Vents located in the under-eave area can be entry points for embers and flames when limited effort has occurred to reduce risks in the home ignition zones (particularly in the near-home zone). Embers entering an attic can ignite stored combustible materials. Research has shown that open-eaves are more vulnerable to both ember entry and direct flame contact exposures, relative to soffited-eaves.

With open eaves, use a sealant (such as caulking) to cover gaps, or enclose the underside of the roof overhang. In openeave construction, embers can and do accumulate between blocking and joists and can ignite these members if sufficient accumulation occurs. The open-eave blocking likely included vents, so remember to add an adequate amount of soffit vents as part of the project. Make sure the vent area ratio (vent into the enclosed soffit and enclosed soffit into the attic) follows the requirements of local building codes. n

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