A historic San Francisco building constructed after the Big One in 1906 is modernized and reinforced for the next chapter in its life—and better equipped for future seismic events.
Don Tiefenbrunn, BCCI Construction, Bill Tremayne, S.E. and Paul Littler, P.E., Holmes | Modern Steel
The San Francisco earthquake of 1906 and its subsequent fires leveled more than 80% of the city.
As such, most of the oldest buildings in San Francisco date to just after the quake. One of these is the Musto Building. Built in 1907 to replace a marble workshop that was destroyed, the three-story 58,000-sq.-ft brick masonry edifice at 717 Battery Street in San Francisco originally served as a retail and warehouse space, then as an office building. Its next life is as one of the city’s premiere private clubs, The Battery.
Built by general contractor BCCI Construction, with structural engineering performed by Holmes, the highly complex project was part new structure, part full-scale renovation to create a new space that includes guest suites, a fitness center, a Jacuzzi pool, saunas, a spa, massage rooms, a private access courtyard plaza, a card room, a wine bar and cellar, a restaurant, a library and a conference center. Some of the facilities are available to the public—the ground-floor lounge, second-floor conference center rooms and library—whereas select second-floor rooms, such as the bar, card room, library and plaza, will be limited to members and overnight guests.
The project consisted of a seismic upgrade of the unreinforced masonry building, restoration work, basement expansion, a new service building and the addition of a fourth floor for the penthouse suite.
The number-one goal for the entire team was to maintain the building’s original turn-of-the-century design aesthetic, while incorporating the required modern day techniques and applications to ensure its seismic stability. Holmes introduced a performance-based engineering approach to achieve the Basic Safety Objective (BSO) of ASCE 41. A non-linear dynamic analysis model of the strengthened building was also created, which allowed for the existing brick masonry to remain exposed, minimized the need for additional building materials, maximized the amount of interior floor area and maintained the building’s original exterior character.
Mandatory Seismic Upgrade
To achieve the mandatory unreinforced masonry seismic upgrade, BCCI incorporated a seismic strengthening system that was sensitive to the building’s historic fabric by bracing it with three new steel moment frames (consisting of W18×97 beams and W24×176 columns) that extend through each floor. This technique allowed the interior brick surfaces to remain exposed. In addition, a new foundation system comprised of steel micro-piles (8 in. to 10 in. in diameter) to support the grade beams was introduced, while concrete pile caps were designed to encapsulate the original Douglas fir piles. Meanwhile, the new building, located at the courtyard basement, features grade beams over cast concrete piles and shot-crete perimeter walls.
The building has a dual lateral system in place, consisting of unreinforced masonry walls and the new steel moment resisting frames. Holmes worked closely with core and shell architect, FORGE Architects, to figure out proper proportioning for the frame so they could achieve expectations for how the brick would adhere to the building. Crucial to the project was the construction phase, particularly bringing the steel moment frames into the existing building while maintaining the stability of the brick walls. The moment frames were delivered in shop-fabricated cruciform shapes and were craned in through the top of the building. From there they were dropped down via slot openings in the floors. Holmes coordinated this aspect of the job carefully with BCCI in order to understand exactly how much room was needed to drop the steel column sections, some as tall as 37 ft and weighing as much as 4 tons each, in place.
Penthouse and Stairs
Another significant challenge was the addition of a 5,700-sq.-ft fourth-loor penthouse on top of the existing building. BCCI braced the existing walls in preparation for installation of a new roof structure. The existing roof was wood-framed and it was replaced with a new steel frame (using W12×45 and W8×15 shapes), metal decking and a concrete infill roof; floor beams that align with penthouse columns were momentized to create an inverted moment frame to contribute to the penthouse lateral force resisting system. This scheme was implemented both for seismic purposes as well as to upgrade load-bearing capabilities to withstand the new penthouse and the stone roof pavers that now rest upon it. In addition, the new Jacuzzi pool on the penthouse level demanded that significant structural work be done in order to support it.
The ¾-in.-thick steel plate columns that support the penthouse roof are part of a lateral system for the penthouse. The columns have recessed holes in them to allow for light fixtures, and the cantilever columns that support glulam beams atthe roof transition to steel HSS8×4×5⁄8 columns from the penthouse level to third floor via momentized steel splice connections to create the backspan portion of the cantilever. In order to achieve such precision and make sure the execution was flawless, Holmes began doing concept work on the project in early 2009. Through close collaboration with FORGE Architects and BCCI, and working from an architectural layout standpoint, the team was able to determine where to locate the steel moment frames in parallel with the brick piers.
Another important element of the project both structurally and aesthetically was the 40-ft-long feature staircase that runs from the basement to the third floor. It was designed to have a folded steel plate effect and is cantilevered on one end to achieve the desired suspended look. Fabricated stepped plate stringers with steel plate treads were designed to create the appearance of a floating continuous folded steel plate stair bisected by a large steel plate landing/balcony to overlook the lounge and bar area. The landing and balcony are supported by cantilever outrigger plates hung from suspended tension rods that sandwich the existing wood columns at the balcony. BCCI and Holmes worked with FORGE Architects to achieve the desired light and airy aesthetic while ensuring the vibration performance of the stair was within acceptable limits for human comfort via a finite element analysis of the stair.
The rehabilitation project was completed this past fall and used approximately 280 tons of new steel. Thanks to the reinforcement and seismic upgrades, this century-old building is poised to last another hundred years. Built after the Big One in the early 20th century, it’s now better prepared for the next one, whenever it happens.
Owner: MXB Battery, lp, San Francisco
General Contractor: BCCI Construction, San Francisco
Architect: FORGE Architects, San Francisco
Structural Engineer: Holmes, San Francisco
Cynthia Gage, Director, Marketing | BCCI Construction for Retrofit Magazine
826 Valencia is a non-profit named after its first location, which was established in 2002 in San Francisco’s Mission District. Founded by Educator Nínive Calegari and Author Dave Eggers, 826 Valencia offers writing, publishing and tutoring opportunities for under-resourced students. It is regarded as one of San Francisco’s most notable educational organizations working toward closing the academic achievement gap and igniting a love of learning. Today, with the support of more than 5,000 volunteers in a total of eight centers across the country (Ann Arbor, Mich.; Boston; Chicago; Los Angeles; New York; and Washington, D.C.), 826 Valencia helps more than 30,000 children per year.
In 2015, 826 Valencia sought to open a second location in San Francisco. The Tenderloin, a 50-block neighborhood in the heart of the city, has long been challenged by poverty, homelessness, and crime and was in dire need of safe spaces for youth. Calegari, Eggers and 826 Valencia Executive Director Bita Narzarian also recognized a lack of educational programs in the Tenderloin, specifically for writing.
Along with their lead architect Jonas Kellner, Calegari, Eggers and Narzarian looked at several potential spaces in the neighborhood that were too small or too expensive before locating a 5,000-square-foot ground-floor space for lease in a 2-story brick structure at the corner of Golden Gate Avenue and Leavenworth Street. During its nearly 100-year history, the building had been used as a carriage repair warehouse; film archive; Filipino restaurant; and, finally, a corner store known for criminal activity.
Chosen primarily for its proximity to area housing, schools, and the Tenderloin Boys & Girls Club, the building required extensive tenant improvements—including demolition, abatement of asbestos and lead, and structural upgrades—to create a safe and comfortable environment for children to learn and thrive.
Kellner contacted San Francisco-based BCCI Construction Co. about joining the construction team for the build-out of what would become 826 Valencia Tenderloin Center. “I’ve always wanted to get involved with a project that would really give back to the city that has been so good to BCCI,” says BCCI President and CEO Michael Scribner. “I really believe in what 826 Valencia stands for—the children it serves and the changes they’ve seen in the neighborhoods where they are located.”
Consequently, BCCI donated all its labor and fees to support the new center, making it the largest charitable project that BCCI has been involved with to date. The general contractor also spearheaded an outreach program with the local subcontractor community that proved tremendously successful. Some of the Bay Area’s largest companies, including more than 60 subcontractors, suppliers and designers, came together to collectively devote their time and energy to build out the space and benefit the city’s urban youth.
The Build-out
Structural deficiencies and many unexpected conditions were uncovered during demolition. For example, it was discovered that the building was without a foundation. New footings were poured and structural posts and beams were installed to support the unreinforced masonry structure.
Previously, the ground-floor space had been rented as three separate units, which all contained a number of small rooms and partitions. With the removal of walls and drop ceilings, the new layout creates a contiguous, open plan and 18-foot exposed ceilings in the writing center.
On the exterior, BCCI tore out plywood finishes; built an entirely new storefront; and installed new doors, windows, metal panels and two new roll-up doors for security. The building also received a fresh coat of paint and the addition of a sea creature mural with a giant octopus.
The retrofit team took advantage of the extraordinary salvage opportunities available in the Bay Area, incorporating reclaimed doors, wood, mirrors, windows, sheet metal and a fireplace.
Although the non-profit did not target green-building certification, the project had to meet LEED-CI Silver equivalency as part of San Francisco’s Green Building Code. To help minimize electrical costs during the life of the lease, the project was designed to exceed California’s Title 24 energy-efficiency standards. Modern materials assisted with these strategies. For example, window film was installed to minimize thermal loads on the space while also redirecting light for glare control and providing protection against breakage.
As with all 826 Valencia locations, the new space includes a themed retail storefront, King Carl’s Emporium, which students traverse before entering the writing lab. The retail concept was originally born out of need. When the founders discovered their first writing center in San Francisco’s Mission District was zoned for retail, they had to come up with something to sell and, ultimately, became a pirate supply store. Since then the retail stores have become an essential component to each location. Not only do the stores create community awareness and raise funds to support the non-profit’s educational programs, each store has a unique theme to appeal to the kids they serve and offers student-published books for sale, as well as an array of unusual products (visit here for details).
With eclectic design elements, such as a fog bank, rope shelving, a trapdoor, portholes and a wall of doors, the Tenderloin center store reinforces a theme of exploration. The interactive wall of doors is the gateway to the student writing lab, providing various options as points of entry: through a standard door, bunny door and even a hidden passageway in the fireplace.
Once inside the writing lab, a treehouse is perched high above the room with treasures tucked in cubbyholes below. Two different floor levels in the writing lab—an existing condition revealed during demolition—turned out to be a benefit, supporting multifunctional use for tutoring and presentations. Beyond the writing lab is a conference room and 826 Valencia’s new administrative office to support the nonprofit’s operations.
One of the gems found during demolition was vintage, hand-painted wallpaper that included the image of a map. The map, which is located in a conference room in the main learning center, now symbolizes the places students, as explorers, can travel by opening their world to education and expression.
Renovation Team
The design of the project is the result of an incredible collaboration between multiple firms in San Francisco. MKThink and Jonas Kellner took the lead on the interior architecture for the writing center while INTERSTICE Architects created the vision for the exterior. Gensler drove the retail concepts, designing the interiors for the emporium while Office worked on the store branding, signage and product design.
The generous contributions from San Francisco-based subcontractors and suppliers, all provided at cost or in-kind, amounted to nearly $2 million. Typically on a commercial build-out, there is one subcontractor hired per trade to complete the scope for its particular specialty. However, on 826 Valencia Tenderloin Center, there were many instances where multiple subcontractor firms, who are typically competitors, worked side-by-side to shoulder the work and minimize the final cost of the project.
Construction began in September 2015 and was completed in May 2016. The project took longer than expected because of the unforeseen structural conditions; a dated electrical panel that was original to the building; and the challenge of scheduling and coordinating donated resources, especially during a construction boom. Despite the obstacles, everyone involved is extremely proud of what was accomplished and looks forward to seeing how the new writing center will positively impact the local community and inspire the next generation of San Franciscans.
“We’re grateful to our architecture, design, and construction partners for donating their time and materials, so the rest of our resources can go to creating more free programs for kids,” Eggers says.
Retrofit Team
General Contractor: BCCI Construction
Construction Manager: Valerie Veronin
Design Team: Gensler; INTERSTICE Architects; Jonas Kellner, Architect; and MKThink
Wall of Doors Designer: Design Workshops
Engineers: Glumac Engineering and Tipping Structural Engineers
Mechanical Contractor: Pribuss Engineering
Lighting Representative: ALR – Associated Lighting Reps Inc.
Artists: Qris Frye; Dylan Gold; Raven Mahon; and Bill Plumb
Metal Framing: B Metals
Interior Construction: California Drywall Co.; DW Nicholson Corp.; Richard Hancock Inc.; and Stockham Construction Inc.
Fire Alarm Installer: Fire Detection Unlimited Inc.
Sprinkler Installer: Golden Gate Fire Protection
Electrical Supplier: Independent Electric Supply Inc.
Electrical Contractor: McMillan Electric Co.; Paganini Electric Corp.; Sprig Electric; and Young Electric Co.
Plumbing: Ayoob & Peery Plumbing Co.
Glazing Installer: Mission Glass Co. and Progress Glass Co. Inc.
Drywall Installer: Surber Drywall Construction Inc.
Acoustical Contractor: SF Interiors
Painting: Giampolini Inc. and Monticelli Painting and Decorating
Roofing: The Lawson Roofing Co. Inc.
Graphics/Branding: BBDO San Francisco and Office
Deconstruction: Bluewater Environmental Services Inc.
Commissioning: National Air Balance Co.
Materials
Graphics: AMP Printing and Graphics
Mechanical System: Anderson, Rowe & Buckley Inc.
Wood: Arrigoni Woods,
Flooring: Bay Area Concretes; California Wood Floors; Interface; Majestic Floors Inc.; Nor Cal Floor Design; Shaw Floors; and Tandus Centiva
Tile and Stone: Daltile; De Anza Tile Co. Inc.; Design and Direct Source; and Emser Tile
Millwork: Commercial Casework Inc.
Ceilings: Creative Ceilings and Drywall Inc.
Window Coverings: Cutting Edge Drapery
Lighting: Finelite; Orion Chandelier; and Philips Lighting
Lighting Controls: Wattstopper
Hardware: HD Supply Construction & Industrial—White Cap and Service Metal Products Inc.
Furniture: Jak W and Vitra
Upholstery: Kay Chesterfield
Doors: Minton Door Co. and Overhead Door Co.
Security Systems: Microbiz Security Co.
Signage: New Bohemia
Sheet Metal: Omni Sheet Metal Inc.
Paint: PPG Paints
Coatings: Rubio Monocoat
Photos: Matthew Millman Photography
Don Tiefenbrunn, Vice President, Structures | BCCI Construction for Retrofit Magazine
The Great 1906 San Francisco Earthquake and subsequent fires leveled 80 percent of the city’s infrastructure, leaving very few structures that date back before the earthquake. This includes the historic Musto Building at 717 Battery on the edge of the North Beach neighborhood, which replaced the Musto Marble Factory when it was rebuilt in 1907. The 58,000-square-foot brick building served as a retail and warehouse space until 2013 when it was once again reincarnated. This time, the historic building was transformed into The Battery, one of San Francisco’s most notable and chic private clubs.
The Battery was built by San Francisco-based BCCI Construction with structural engineering performed by Holmes, San Francisco; core and shell architecture by FORGE Architecture, San Francisco; and interior design services by Ken Fulk, San Francisco. Construction time took two-and-a-half years, making it one of the most complex projects that BCCI has ever completed.
This project was extremely intricate on many levels because there were so many building systems required to operate the many special features and to accommodate the complex space program. Normally, there are not this many complex systems in one building, especially a building of this size.
Bracing the Exterior
BCCI conducted multiple renovations and retrofits throughout the process, which included implementing a new building structure and a complete interior build-out of upscale amenities, such as guest suites, a fitness center, wine bar, plaza, Jacuzzi pool, library, saunas, spa, massage rooms, game room, card room, restaurant and conference center.
BCCI braced the building’s existing walls to install the new roof penthouse structure. The existing wood-framed roof was replaced with a new steel, metal deck and concrete infill roof. This was done for seismic purposes and to prepare the roof for a vertical expansion of a penthouse and stone roof pavers that now rest upon it. In addition, the new Jacuzzi pool required significant structural support.
Interior Aesthetics
Inside, the scope of restoration work to the century-old structure included exposing the wood-joist structural system on the first-floor ceiling, which allowed the heavy wood timber beams and columns that connect to the structural system to be exposed. The modern glass curtain façade at the penthouse level, which opens to a roof deck, is a modern juxtaposition to the brick masonry walls of the original structure.
Another important element of the project, structurally and aesthetically, was the feature staircase that runs from the basement to the penthouse. It was designed to have a folded steel-plate effect. Fire analysis had to be performed to evaluate the stair, and BCCI and Holmes worked with FORGE Architects to achieve the desired light-and-airy look.
To expand the existing space and achieve the required head height in the basement, the floor was excavated approximately 4 feet. Holmes devised a construction sequence that would allow the existing wood columns to be shored while the existing pile caps were removed and the piles lowered to support a new concrete pile cap. A new steel stub post was then installed to underpin the existing wood column. The solution allowed the existing historic wood columns to remain exposed at the upper portion in lieu of replacing the columns. The basement now includes a fitness center and an oversized spa pool that sits below the foundation and the water table. A shear structural wall just beyond the pool maintains the mechanical system for both a koi pond and the spa pool.
717 Battery was unique for BCCI because of the combination of ground-up construction, seismic work, historic-renovation work, tenant-improvement work and the special amenities required. It was highly complex and required thousands of man-hours of collaboration between the architects, engineers and subcontractors. In addition, BCCI performed extensive design-build work on the project, namely on the spa pools, koi pond and various glass curtainwall systems. BCCI prides itself on high-quality product delivery; the company is always in pursuit of client satisfaction and strives to complete its projects at the highest level of perfection possible.
Although The Battery is a private, members-only club, many of the amenities are available for public use. For example, the main-floor lounge and second-floor conference center are available for banquet and conference rentals. Whereas select areas, such as the restaurant, bars, card room, library, fitness center and the plaza, are limited to members and overnight guests.
Retrofit Team
General contractor: BCCI Construction, San Francisco
Structural engineer: Holmes, San Francisco
Core and shell architect: FORGE Architecture, San Francisco
Interior designer: Ken Fulk, San Francisco
Photos: Blake Marvin Photography
USGBC launched the Living Standard campaign in Spring 2019 in an effort to change the way we approach sustainability conversations – beyond materials, construction, and efficiency – and connect to people. The Living Standard encourages the use of storytelling to emphasize the personal impact of environmental threats and climate risks and how they relate to the building industry. When we frame sustainability through stories and connect to more intimate areas of our lives – such as our loved ones or personal health – the impact can quickly multiply through the connection it creates.
The Living Standard offers a Toolkit that outlines six methods to reshape our conversations and increase the effectiveness of the communication:
1. frame the issue,
2. be concise,
3. use key messages,
4. offer a call to action,
5. be strategic with your words,
6. and use images.
Many stories are linked to environmental threats such as natural disasters – a number of which are right in our backyard and affect our health, family, and friends. In Northern California, we have experienced devastating wildfires over the past three years, which have decimated communities and created unhealthy air events across the state. By connecting local experiences to the global issue of climate change and climate risk, we can present the issue in a more relatable manner. While recognizing that real challenges are facing our environment and our world today, we can shift our way of addressing the challenges and connect through local storytelling.
“Stories are up to 22 times more memorable than facts and figures alone.”
Halie Colbourne, Sustainability Associate, BCCI Construction
BCCI Sustainability Associate and Co-Chair of the USGBC’s Northern California Rising Leaders committee Halie Colbourne recently hosted a sold-out Rising Leaders event about the power of storytelling – how you can make complex topics more relatable, and more importantly, impactful.
Many manufacturers focus on storytelling to market their products. An example of this is Humanscale’s Smart Ocean task chair, which is a sustainable edition of their well-known Diffrient Smart Chair and is comprised of recycled nylon pellets, which were once recycled fishing nets. The company partnered with Bureo, a firm that works with fishermen along the Chilean coast to collect and recycle end-of-life fishing nets. The nets are then converted into new, responsible products such as the Smart Ocean chair. Humanscale’s customers have the opportunity to purchase a reputable, quality task chair while simultaneously taking a stance on ocean plastic pollution prevention. Many customers are driven to support products with inspirational stories and a net-positive impact, such as Humanscale’s, because they can make a meaningful environmental impact while still fulfilling their product needs.
USGBC’s LEED certification also supports the importance of storytelling through the LEED Innovation: Green Building Education credit. This credit encourages projects to highlight their sustainability narrative through a signage program, a case study, or a guided tour. Since most LEED credits are highly technical, our team helps craft client’s stories through an educational lens, making their sustainability journey approachable while showcasing the value of their hard work.
Through our expansive library of project case studies, we utilize storytelling to inspire clients, projects, and teams so that they may choose to prioritize sustainability and build more sustainably. Many of Bay Area companies are energized to pursue and pioneer innovative green building practices. And often, they are excited to share their journey with employees and industry peers, establishing an important story of sustainability through benchmarking, innovation, and market trends.
If you want to learn more about USGBC’s Living Standard campaign, check out our blog summary from this year’s annual regional GreenerBuilder conference.
Founded in 1982 in the technology hub of Silicon Valley, Adobe is one of the founding fathers of today’s thriving tech industry. Since those early days, the tech industry has revolutionized the way we work, particularly when it comes to the workplace itself.
In the early 2010s, companies like Adobe— who were still operating out of traditional, segmented offices—realized they needed to modernize their San Jose headquarters, not only to attract top talent in an increasingly competitive market but also to take advantage of the efficiencies and collaboration a more open floor plan had to offer.
Starting at the Top
Knowing the transition from private offices to a more open plan could be a difficult one for some employees, Adobe opted to begin with transforming the executive floors. They enlisted the help of Valerio Dewalt Train Associates (VDTA) and BCCI Construction for the design and build-out.
BCCI fully gutted the 40,000 sf over two floors, reconstructing the space with an open floor plan, a new feature staircase, an executive briefing center, upgraded MEP systems, and a complex AV package. To balance the need for quiet, private space within the open work areas, the design incorporated private phone rooms, small video meeting rooms, and large video conferencing rooms, among other collaboration areas.
They modeled what they were looking to roll out companywide with the reconfiguration of the executive floors,” says Wendy Peterson, BCCI account executive. “Eliminating private offices definitely set the example and eased the transition moving forward.”
“They modeled what they were looking to roll out companywide with the reconfiguration of the executive floors. Eliminating private offices definitely set the example and eased the transition moving forward.”
Wendy Peterson, Account Executive, BCCI Construction
Trusted Partners
With those first floors successfully under their belts, Adobe continued with BCCI on the transformation, moving from floor to floor across their San Jose office towers. Over the last seven years, BCCI’s team has renovated over 465,000 sf of workspace at Adobe’s headquarters, comprising open office space, large and small meeting areas, and a 20,900 sf wellness center.
In 2015, the team partnered with BCCI on the rehab and fit-out of Adobe’s San Francisco offices as well, which included major building upgrades for a new café and fitness center in a 100-year old historic building, and again in 2017, on over 250,000 sf of lobbies, collaborative workspaces, a kitchen and dining area, a roof deck, and a state-of-the-art fitness center in a new ground-up building.
BCCI also has a master construction services agreement with Adobe to help tackle small projects in both San Francisco and San Jose, from carpet and paint updates to reconfiguring a conference room to create smaller meeting rooms.
That focus on collaboration across all types of projects has been a key factor to the relationship’s success, says Peterson.
“They are very team-oriented at Adobe. We have always worked with them and our design partners from the very beginning to establish a plan that fits their budget and goals to create the most functional workplace.”
Wendy Peterson, Account Executive, BCCI Construction
Some other secrets to relationship success that Peterson says have underscored BCCI’s work with Adobe include:
Establishing expectations. There is a learning curve when you are working with new people. Once the team is past that, everyone works together more collaboratively. “There’s huge value to the client in that, and it makes the building experience more enjoyable and rewarding,” says Peterson.
Making quick decisions. “Adobe’s team is very good about making prompt decisions to avoid delays,” she says. When clients have clear and accurate information to make decisions, projects flow more smoothly.
Remaining flexible. “When we come across a challenge, we always present solutions and recommendations, and the Adobe team loves that,” says Peterson. “They are open to and appreciate new ideas that keep the project moving forward.”
Valuing the partnership. Good relationships really come down to good people, says Peterson. “Adobe has a fantastic team culture, and it makes our team want to go above and beyond for them, including our subcontractors. That goes a long way towards achieving success.”
San Jose Project Highlights
- 110 (including 21 corporate interiors projects, 89 service projects)
- Total size: 465,160 sf
- Special features: Executive briefing center, interconnecting stair, wellness center, complex AV systems
San Francisco Project Highlights
- 20 (including 7 corporate interiors projects, 13 service projects)
- Total size: 312,500 sf
- Special features: 2 commercial kitchens, 2 fitness centers, media rooms, games, virtual reality modules, roof deck
View BCCI’s latest construction project for Adobe in San Francisco here.
Inspiration and Connection
Halie Colbourne, Sustainability Associate | BCCI Construction
Fresh off of the Living Standard Town Hall Series, the pre-GreenerBuilder kick-off event hosted at Perkins+Will’s San Francisco’s office, Mahesh Ramanujam, president and CEO of the U.S. Green Building Council, shared the impact of storytelling to engage a broader audience about the importance of reversing climate change. To get a pulse of people’s thinking about environmental issues, the Living Standard team surveyed focus groups across five regions in the U.S. Only 11 percent of people surveyed associated the term ‘green buildings’ strongly with the environment. An overwhelming majority did not understand the correlation of sustainable building with lessening the impact on the environment and reducing greenhouse gas (GHG) emissions. Moreover, many terms used by the sustainability and green building communities were viewed as highly politicized, such as ‘climate change,’ ‘climate movement,’ ‘global warming,’ and ‘climate risk.’ Those surveyed resonated with more favorable terms such as ‘Mother Nature,’ ‘sustainability,’ and ‘green communities.’
During the Greenbuilder Opening Keynote, Paul Hawken asked why 99 percent of the world is disengaged with the climate conversation. He believes that to reverse climate change, we need to address the country’s current health needs, not our existential threat. In fact, 65 percent of survey respondents don’t believe the environment is healthy. Research has shown for some time now that changes in climate have altered people’s health, families, and communities, and when messaging is related to those issues, it’s personal, and people pay attention.
Advance Sustainable Building: Counting Carbon
Matthew Koester, Sustainability Coordinator | BCCI Construction
The Decarbonization Track featured a rich lineup of panels covering methods of carbon reduction in both organizational operations and cutting-edge projects. The Building Decarbonization Coalition defines decarbonization as removing greenhouse gas emissions from energy use and moving to clean energy sources for building energy. Decarbonization is not just about building energy use, but also involves embodied carbon or the carbon required to manufacture and install construction materials. Embodied carbon often consists of 75 percent of the building’s complete lifecycle of emissions, overshadowing the operational carbon singled out in energy efficiency measures. The international concrete industry is responsible for seven percent of global emissions alone.
BCCI’s Sustainability team is already working on implementing a few of these practices in an effort to reduce and measure carbon outputs:
- Reducing embodied carbon in specs: Early engagement and working with the design partners to specify materials for environmental impact is key to reducing embodied carbon on a project. A recent BCCI tenant improvement project, for a confidential financial firm, approached reducing embodied carbon from spec through install. The results of our teamwork and collaboration showed the reduced embodied carbon impact on specified materials compared to the baseline for concrete, metal, and carpet tile to name a few products. We were also able to use these findings as a pilot pathway for the LEEDv4 Interior Life Cycle Analysis credit.
- Measuring carbon: BCCI plans to incorporate the use of the EC3 (Embodied Carbon in Construction Calculator) tool to help clients and design partners to develop less carbon-intensive strategies for materials. By tracking carbon, we can evaluate the environmental impacts of high-carbon materials such as paint, steel, concrete and carpet tile with more accuracy, help our clients meet their internal sustainability goals and, and educate stakeholders about the carbon impact of buildings. In addition, specifying less carbon-intensive materials can sometimes reduce overall material costs.
- Understanding local codes related to natural gas: The City of Berkeley passed a new ordinance banning natural gas lines in new single-family homes. And now there are about 60 cities and towns across California, including San Jose, that are considering building code measures that would promote the use of electric appliances as a way to reduce greenhouse gas emissions. In the commercial construction market, Adobe just broke ground on a new all-electric office tower in San Jose. BCCI is continuing this conversation with our clients to encourage the use of electric and clean energy for power, especially for new construction.
“If humanity changed the climate by mistake… We can change it with intent.”
Paul Hawken, Environmentalist, Entrepreneur, Author and Activist
Whether taking measurable steps towards improving real estate programs or making small changes in your daily life, we all have a responsibility in the way we interact with our environment. If we shift our perspectives, even just slightly, the impact we can have on the earth is profound. Many incredible thought leaders in the green building community share their stories to inspire others and take action. BCCI will continue to tell our stories to inspire other projects towards innovative, sustainable, and inspiring buildings of the future.
Learn more about the GreenerBuilder Conference here.
The ILFI truly “believes regenerative design can only happen when all voices are brought to the table,” and we are embracing this in our relationships and company. Two initiatives we’re passionate about include:
Make your company JUST
BCCI is committed to ILFI’s JUST label, a social justice program that we obtained in 2014 and recently recertified in 2019. JUST allows companies to publicly disclose, benchmark and optimize their performance in terms of equity and justice. Transparent policies help enhance employee engagement and can lead to improved retention rates and employees’ sense of belonging. JUST 2.0 was launched at the conference, and will be a requirement in the Inclusion imperative of the Living Building Challenge (LBC). BCCI is passionate about engaging with JUST in the marketplace. Learn more about our journey here and check out our ILFI JUST Case Study highlight here.
Accelerating the LBC
While Living Building Challenge (LBC) is becoming an industry standard for high-performing, intentionally designed buildings, there are only a handful of projects in major metropolitan areas. Accelerator programs are filling the gaps to connect policy makers, the AEC industry and ILFI Collaborative members in providing resources for LBC. While robust programs that cover certification costs and provide tools in expertise exist in King County, Washington and Sacramento, California, the Bay Area has yet to catch up. BCCI’s sustainability team is involved in the San Francisco Bay Area Collaborative, which is exploring ways to begin an accelerator program in the region. By providing the initial funding and expertise to begin, we believe that we could drastically increase registered LBC projects in the Bay Area. Through our involvement, we can not only stay ahead of client demand, but also of the green building regulatory atmosphere that is taking cues from the Living Building Challenge. For example, San Francisco’s Mayor London Breed committed the City to four key policy pledges, one of which is net zero energy. We will continue to watch how embodied carbon and deconstruction evolve in the regulatory pipeline.
Our team committed to staying abreast of LBC’s growth in standards and project types. We’re excited to spread the message and inspire our clients and stakeholders. As the Bay Area Collaborative discusses a regional accelerator program, we’ll be here in action and support.
The International Living Future Institute is part nonprofit, part think-tank and part regenerative design framework. The institute’s most prominent rating system, the Living Building Challenge (LBC), has congruent aspirations to other systems. Like LEED, LBC strives to reduce our impact on the environment by encouraging commissioning and efficient water fixtures. Parallel to WELL, LBC underlines the importance of human health in facilitating healthy lifestyle choices and less toxic material selection.
The ILFI and LBC, however, move past LEED and WELL in beckoning a paradigm shift in how we consider green building. Instead of innovating within established norms, the breakouts, keynotes and networking sessions at Living Future were oriented around building in ecologically and socially restorative ways. The ILFI is interested in how structures can enhance and restore systems in communities, whether it involves water cycles, embodied carbon in materials, urban agriculture or energy storage. The LBC’s framework allows designers, architects, and contractors to step outside of the box.
Additional Resources:
https://trimtab.living-future.org/press-release/lbc4/
https://living-future.org/lbc4/core-basics/
Kena David, BCCI’s Director of Sustainability, began an hour-long seminar by asking participants to write down how they think “well-being” looks, feels and sounds. The goal of this exercise was to understand that the WELL Building Standard was designed to benefit people in the built environment.
On average, humans spend 92% of their lives indoors. According to the Center for Disease Control and Prevention, of all the factors that influence an individual’s health and well-being, the physical environment is the most significant factor. In response to this, the WELL Building Standard allows us to transform the spaces we occupy and everything within them to be more healthful. By applying a holistic approach to health and wellness, the WELL Building Standard addresses seven core concepts that affect human health within the built environment: air, water, nourishment, light, comfort, fitness, and mind.
When a work environment is designed and built to the WELL Building Standard, both employees and employers benefit. The issues and impacts of light specifically stood out during the seminar. Light levels in the work environment affect the body’s circadian rhythm, which can then impact sleep patterns and ultimately productivity during working hours. One of the optimizations in the light concept is to locate workstations near windows, not only for access to daylight but also so employees can see the outdoors. Natural light and views of nature are both linked to productivity and increased alertness
Another intriguing WELL core concept is that of comfort as numerous factors influence a feeling of comfort in the work environment. Uncomfortable task chairs and workstations can lead to musculoskeletal disorders such as back pain, neck pain, and osteoarthritis. Fortunately, ergonomic furniture options are plentiful and affordable. Furthermore, indoor temperatures that are either too warm or too cold and distracting noises can also cause discomfort and impact productivity. Maintaining a pleasant indoor temperature and addressing acoustics with sound masking systems and absorptive materials can greatly reduce distractions.
The International WELL Building Institute (IWIBI), began their research and development of standards in 2008. Six years later, in October 2014, version 1 of the WELL Building Standard was launched. Since then, over 1,200 projects have been certified, and there are now 4,000 WELL Accredited Professionals worldwide. A detailed process must be followed to get a project WELL certified. The document submission, performance testing, visual verification, and spot check steps are the same for every project; however, the time and money spent can vary depending on the project typology, size, location, choice of materials, and certification goals. Optimal project outcomes occur when the conversation about WELL certification begins very early on, during programming or even before an owner has selected a location. Early alignment among all stakeholders and project consultants can help save on real estate, design, engineering and construction costs.
BCCI is proud to have our San Francisco headquarters WELL v1 Silver certified under New and Existing Interiors, the first project in San Francisco to achieve WELL certification. We are currently targeting WELL certification for the recent build-out of our new South Bay office in Mountain View. Learn more about WELL here.
Kena David, Sustainability Manager | BCCI Construction
The millennial generation is the first generation to grow up with mobile phones and ready access to the Internet. They’ve had the luxury of answers to virtually any question at their fingertips. Their lives have always been digital and connected.
This generation—now the largest in American history—has proved to be the impetus for many changes in the workplace, including the way buildings and offices are designed, operated, and marketed. The influx of millennials into the workplace and their affinity for technology has also shifted the way in which we think about our work environment. The real estate industry has seen a movement toward open office plans that inspire collaboration and offer flexibility and versatility, as well as work spaces that are in closer proximity to public transportation hubs, and an increase in urban-suburban communities. The classic American suburb with a long commute to the office is less appealing to millennials, and the 9-to-5 workday has shifted, with flexible schedules and remote working options becoming the norm.
The worlds of architecture, construction, and real estate have grown and adapted to meet these challenges put forth by millennials. Known for being civic-minded and environmentally conscious, millennials often make work and lifestyle choices that align with their values. For example, the well-known LEED certification established by the US Green Building Council (USGBC) is increasingly a factor when millennials choose a place to live or work. (LEED certification is an indication that a company or building owner is highly attuned to how its physical operations affect the environment.)
Millennial-inspired attention to matters of health in the workplace is reflected in a new certification program dedicated human health and wellness in buildings. The Delos WELL Building Standard has married best practices in the built environment with medical research around what makes people happy, healthy, and productive while spending time indoors. It is the first certification of its kind to holistically integrate specific conditions into architecture, design, and construction to enhance the health and well-being of building occupants. Delos developed this standard to uphold human sustainability and to transform schools, homes, offices, and other indoor facilities into healthy environments.
This post has been adapted from an article originally published for CREW San Francisco’s The VIEW (4th Quarter 2016). Click here to read the full article.