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THE
QUARTERLYA BNBuilders publication
URBAN REVITALIZATIONa look into redeveloping downtown neighborhoods
APRIL 2012
BNBuilders • Revitalization
B N B u i l d e r s
BNBuilders • Revitalization
WHAT YOU CAN FIND IN THIS ISSUE
A Note From Our Leaders PAGE 1Principal, David Becker shares why BNBuilders is passionate about the revitalization of urban downtown cores.
Urban Revitalization PAGE 2Take a closer look at how BNBuilders is involved in the revitalization movement across the West Coast.
What Matters PAGE 8BNBuilders chats with Project Executive Keith Whaley about the revitalization trends in the San Diego Market.
What’s Happening PAGE 9BNBuilders has been busy across the West Coast and the Inner States. Take a glance at what our people and our projects have been up to over the past months.
On the Move PAGE 11See what BNBuilders’ offices have been up to.
Credits PAGE 12Acknowledgements and thanks to everyone who contributed to this edition.
A NOTE FROM OUR LEADERS...David Becker, Principal
It is with great pleasure I introduce BNBuilders’
newest publication, The Quarterly. This newsletter
reflects the innovation and creativity on our jobsites
and in our people, and gives insight into the BNB
leaders that drive such a passionate culture. Most
importantly, The Quarterly continues to provide our
clients with value, with a thoughtful perspective on
trends and issues that matter to you. Each quarter
we will feature a timely topic in our industry, and
present innovative ways in which our clients and
BNBuilders are actively engaged in building both
solutions and communities.
We are truly inspired this year. The outlook for
2012 from our trailers is exciting. In 2011 we
witnessed an economic recovery and revival from
the tech boom that re-awakened San Francisco,
Silicon Valley, and “Creative Class” cities across
the country. San Diego. Seattle. Chicago. Boston.
Austin. Apple. Google. Facebook. Amazon.
LinkedIn. Twitter, Zynga, and Salesforce…These
are just a few of our neighbors and we are proud to
be a part of the rejuvenation in our local economy
and the urban renewal that is transforming our
cities. That’s why we chose to spend some time
talking about Urban Revitalization.
Relative to the technology market’s explosion, the
Bay Area has experienced a boom in tech jobs
as well as the resulting commercial property and
multi-family residential developments. First SOMA,
and now Mid-Market is undergoing a massive
transformation, with hot new companies moving
into this up and coming part of the city. Historic
buildings are being retrofitted and renovated for
the modern workspace, with sleek new interiors
that speak to a new generation and new work
culture. We see multi-family projects growing in
our offices and across the country. In our Seattle
office, the multi-family market is at the forefront of
development.
It really is a brave new world and as promising as
we had hoped. We wish you and your business a
prosperous year.
Carpe Diem.
David Becker
BNBuilders • Revitalization 1
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THE REVITALIZATION OF DOWNTOWN NEIGHBORHOODS IS SPREADING ACROSS THE WEST COAST. BNBUILDERS IS EXCITED TO BE LEADING THE CHARGE IN MULTIPLE REGIONS THROUGH HISTORIC RENOVATIONS, COMMERCIAL OFFICE TENANT IMPROVEMENTS, AND MULTI-FAMILY HOUSING IN DOWNTOWN SAN FRANCISCO, SEATTLE, AND SAN DIEGO. WE WILL TAKE A CLOSER LOOK AT OUR PROJECTS IN THESE MARKETS AND HOW THEY ARE REVITALIZING THEIR NEIGHBORHOODS.
BNBuilders • Revitalization 3
Building for the Creative Class
The creative class is revitalizing the San
Francisco economy and cities across the
country. The “creative class” is defined by
economist and social scientist Richard Florida
as the workforce who creates for a living, and
includes diverse fields from engineering to
theater, biotech to education, and architecture
to small business. They currently make up
30% of the U.S. workforce and that number
is continuing to grow. Technology is San
Francisco’s fastest growing sector and the
creative class is at the forefront of this market,
driving how we live and work, how we interact,
and even spend our time. It is said San
Francisco will have 28% more tech positions
by the end of this year than it did in its 2000
peak during the dot-com era, according to an
employment analysis by Jones Lang LaSalle.
In the construction industry, we see the
huge economic impact on commercial office
tenant improvements and how workspace is
organized and designed. The creative class
thrives on a more artistic and open-office
environment that maximizes daylight, and one
that spurs creativity, integration, collaboration
and innovation. The unique building elements
and urban feel of historic buildings in Mid-
Market are very attractive work space for the
creative class.
San Francisco Mid-Market Revitalization
The Twitter effect is real and it is transforming
the Mid-Market district. Like Twitter, tech
companies wanting to capitalize on the payroll
tax exemption zone of the district, also see a
chance opportunity to be part of the next
trendy, emerging neighborhood. SOMA’s
renewal was successful, why not the central
thoroughfare of The City?
The Mid-Market neighborhood stretches
roughly between Fifth Street and Van Ness
Avenue along Market Street, and includes 3.3
million SF contained within 73 office buildings.
Interest in the blighted area came after the City
launched the Central Market Partnership, a
public-private initiative and economic strategy
to revitalize Central Market and the adjacent
neighborhoods. Companies in the Enterprise
Zone are exempt from San Francisco’s 1.5%
payroll tax for employees they add after they
move in. In addition to the tax break, the City’s
plan includes six strategic objectives: stabilize
the existing community, enhance and activate
the public realm, enhance the creative arts
community, reduce vacancies, build community
capacity, and improve safety. Tech companies
are noticing, as they have leased over 380,000
SF of office space on central Market, including
CallSocket (30,000 SF), Zendesk (35,000 SF),
One Kings Lane (52,000 SF), Zoosk (52,000
SF), and Riverbed Technologies. The increase in
lease activity is also attracting local developers
to take a closer look into the area. The Market
Square project was in the planning phases
for almost 10 years before Shorenstein
Realty Services purchased it and signed
Twitter to the space.
The Mid-Market area has more large-scale,
high-rise buildings that can accommodate
growing companies. While boutique SOMA
spaces cater to start ups, Mid-Market boasts
large and open floor plans, conducive to the
modern workplace. Twitter leased 250,000 SF
in the Market Square building with an option
for another 140,000 SF. 1455 Market, 1 South
Van Ness, Fox Plaza, and the former AAA
headquarters are examples of Central Market
properties that accommodate larger square foot
requirements. Mid-Market also has a distinct
advantage over the expanding Mission Bay
neighborhood, and that is the historical value
of its buildings and architecture, and access to
public transportation.
In addition to new workspaces, increased
residential investments are spurring new multi-
family projects in the Mid-Market, Civic Center
and Tenderloin area. Eight new residential
projects are slated for development, including
10 to 15-unit condos and a 30-story high-rise
condo building across the street from Market
Square. In all, over 2,000 units will be added
to the area, attracting more businesses and
commercial tenancies.
1355 MARKET SQUARE BUILDING RENOVATION...SOON TO BE HOME TO TWITTER
CURRENT LAYOUT TO ACCOMMODATE TWITTER’S NEW CREATIVE SPACE
BNBuilders • Revitalization 5
Among the key features is a 20,000 SF roof deck for Twitter employees on the ninth floor, with a
view sweeping across the City, from Twin Peaks in the west to the downtown skyline in the east.
In order to convert part of the ninth floor into an open roof deck, the roof deck is being created
by demolishing a structure that was added during World War II. Since metal was rationed during
the war effort, the addition was originally built out of wood rather than steel. The structure is being
meticulously taken down so that lumber can be reutilized for the feature walls in the lobby and
new retail area. The reclaimed lumber is not only ecofriendly but tells an amazing story about the
transfiguration of the building and how it was repurposed from a furniture mart to a high tech office
building.
BNBuilders is restoring both lobbies in 1355 Market Street and 875 Stevenson Street. The grand
marble lobby in 1355 Market is being preserved to keep the iconic architecture, while the lobby in
875 Stevenson will integrate modernizations and technical advancements to create a progressive
new space. The showpiece of the project will be the conversion of Stevenson Street into a vibrant,
beautiful promenade lined with retail shops, restaurants and gathering places. The landscaped
plaza will enhance the connection to both Market Square buildings and create a cohesive urban
campus for its tenants.
Historic Buildings and the Modern Workplace
Historic buildings are undergoing extensive renovation to maintain their classic architecture while
at the same time offering modern conveniences. Market Square’s large floor plates and open space
give tenants vast opportunities and configurations to customize their workspace. The interiors are
moving toward an open office plan with higher densities. A space with no walls, where creative
energy can spread like a wild fire and enliven everyone in the room. The trend is also moving
toward an open ceiling with exposed finishes. Buildings are being upgraded with significant MEP
infrastructure improvements. Upgraded electrical service is required for higher density, high-tech
users. HVAC systems are being modernized to provide added capacity as well as the comforts of
a modern building. Older buildings are in need of structural upgrades and the increased value in
the building has been a driver in upgrading the seismic properties of the buildings. Market Square
was updated to sustain a 2000-year seismic event.
1355 Market Street
Shorenstein acquired Market Square for
approximately $120 million in March of
2011. BNBuilders was hired to retrofit
and renovate the 1.2 million SF landmark,
making it a new home for Twitter and other
expanding tech firms. In June more than
1,500 Twitter employees will be moving in
to their new digs.
Occupying a full city block, this historic
renovation project is converting a
dilapidated furniture warehouse into
900,000 SF of Class A office space.
Showcasing classic elements of the Art
Deco era, the former Furniture Exchange
and Merchandise Mart is receiving a major
face-lift from renowned designers RMW
Architects and BCV Architects. BNBuilders’
renovation work includes structural
upgrades, six new elevators, installation
of new MEP systems, and all new rooftop
equipment. BNBuilders is helping the
project achieve LEED Gold certification.
RENDERINGS FOR THE NEW RETAIL SPACE AND PARKLET ON THE GROUND LEVEL
BNBuilders • Revitalization 6
Building Living Spaces in Urban Cores
With more people now traveling daily into downtown cores, cities are also seeing a rise
in the demand for housing. BNBuilders is experiencing this trend first-hand in downtown
Seattle on the Plymouth Housing Group’s Williams Apartment Building.
There are two main groups fueling the housing trend in downtown Seattle. The first is
choosing to rent in downtown versus purchasing property outside the City. The second
group is the non-profit sector who is committed to providing affordable housing throughout
downtown Seattle. Condos and single-family homes were over-built in early 2007, now
the focus has shifted to constructing multi-family and affordable apartments in
downtown.
Plymouth Housing Group (PHG) is one organization that has been at the forefront of
helping create housing opportunities in downtown Seattle. PHG provides housing for the
most disadvantaged homeless people in our communities, including the disabled, aging,
and military service veterans. BNBuilders is currently constructing a new five-story wood-
framed apartment building for PHG in the heart of downtown Seattle. With 17 studio units
per floor, the 43,350 SF apartment building accommodates a total of 85 units of housing.
Each unit has its own hydronic heating/cooling unit. The ground floor spaces include offices
for on-site management, a meeting room, two large community rooms, and a small interior
courtyard.
DELIVERING THE TOWER CRANE IN DOWNTOWN SAN FRANCISCO
CAST-IN-PLACE PANELS AT PLYMOUTH HOUSING GROUP
BNBuilders • Revitalization 7
Williams Apartments is pursuing LEED Gold certification using LEED for Homes Mid-
Rise. LEED for Homes Mid-Rise is a recent addition to the USGBC’s offerings and BNBuilders
first project to use the Rating System. BNBuilders is installing a solar thermal system and 90%
of the wood framing, sheathing and casework will come from within 500 miles of the project.
BNBuilders is working with Cleanscapes to have our construction debris handled separately from
their normal diversion streams and have even found a way to have our wood recycled into mulch
rather than being burnt at the local paper mill. We are maximizing all of the points associated with
environmentally preferred materials, construction waste management and low emission products
to deliver a sustainable project to our community and make the downtown more vital.
Urban Renewal
A new economy is underway based on the tech boom and other creative class sectors renewing
urban areas. BNBuilders is helping to revitalize our local communities in San Francisco,
San Diego, and Seattle through commercial office renovations, multi-family residential and
affordable housing projects. BNBuilders has experienced measured growth, resulting in annual
volume over $200 million and five offices along the West Coast. With our largest backlog to date,
we are poised for significant growth during a very exciting time in the marketplace.
VIEW OF THE WILLIAM’S APARTMENT SITE IN DOWNTOWN SEATTLE
BNBuilders • Revitalization 8
What is the building trend in San Diego?
With the proposed expansion of the convention
center there has been increased interest (driven by
a need) in hospitality and retail development. Future
development within the downtown area is limited to
the outskirts of the city predominantly, only a few lots
remain within the heart of the city that are open to
redevelopment.
How are developers utilizing historic buildings for the modern workplace?
Most recently a number of business owners have
acquired or leased buildings within the East Village
of downtown. By seismically upgrading the structures, cosmetically upgrading the interiors, and
preserving and or restoring the building’s façade, the historic ambiance of the east village is
pleasantly adding to the growing redevelopment of downtown San Diego.
How is BNBuilders in San Diego involved in this trend?
BNBuilders is a member of the Downtown San Diego Partnership, a leading advocate for the
economic growth and revitalization of Downtwon. We are also working with a number of developers
in planning new revitalization projects within the downtown region.
How is San Diego being affected by redevelopment?
Relative to the San Diego region, redevelopment or revitalization of the downtown area has been of
significant interest to business owners. The impact of redevelopment is most obvious in downtown.
It was realized many years ago, that should the downtown district (primarily the district known as
the “Gaslamp Quarter”) be revitalized, tourism interest would return to the region. With tourism the
natural progression of business development would also return, followed by residential to support
surrounding areas.
How do you see downtown San Diego growing in the next five years in comparison to the growth of all of San Diego County?
The growth of the downtown district within the next five years appears to be focused on continued
redevelopment of the East Village and bay front properties to include major projects in planning
such as the expansion of the convention center and potentially a new professional football field as
the major projects. Relative to the anticipated growth of the County of San Diego where residential
development appears to be on a slow upswing as well as development of new and or growing
commercial business. With the addition to the convention center downtown, there will likely be an
upswing in retail and hospitality growth as well.
WHAT MATTERS...Q&A WITH KEITH WHALEY ABOUT THE REDEVELOPMENT IN SAN DIEGO
Keith Whaley is a Project Executive
in BNBuilders’ San Diego office. He
has over 30 years of experience
in the Southern California market.
BNBuilders • Revitalization 9
WHAT’S HAPPENINGAROUND BNBUILDERS
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1. Seattle volunteering at the Blaine Center 2. Redwood City’s Project Engineer Spring Training 3. Progress photo of Washington State University’s, Duncan Dunn Residence Halls Renovation 4. The Arensica project team at the San Diego holiday party 5. BNBuilders self-performing concrete at 259 East Grand in S. San Francisco 6. Ground-Breaking at Puget Sound Blood Center 7. Tower crane delivery at 1355 Market Street in San Francisco 8. New Spokane Valley Fire Station #6 project 9. San Diego’s Holiday Party 10. Redwood City’s Annual Saint Paddy’s Day Celebration 11. Footings at Washington State University’s Duncan Dunn Residence Halls 12. Big Room Meeting for UHS projects in Fremont, CA and Seattle, WA 13. First concrete pour at 259 East Grand in S. San Francisco
BNBuilders • Revitalization 10
WHAT’S HAPPENINGAROUND BNBUILDERS
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1. Tower crane erection at Plymouth Housing Group project in Seattle 2. Seattle CIT group volunteering at the Blaine Center 3. OR Light Replacement at UC San Diego Medical Center 4. Seattle sponsored the Shamrocks hockey team to benefit the Ronald McDonald House 5. Redwood City’s annual employee holiday party 6. Seattle team building, giant Jenga 7. BNBuilders’ new smart board in Redwood City 8. Redwood City’s annual employee holiday party 9. San Diego’s Oktoberfest Celebration 10. Progress photo of rooftop deck at 1355 Market Street in San Francisco 11. Redwood City’s annual employee holiday party 12. Redwood City’s Project Engineer Spring Training, team building exercise - Support Your Executive 13. Installation of the curtain wall at San Diego’s Arensica project
BNBuilders • Revitalization 11
ON THE MOVE.BNBuilders is excited to annouce three new offices throughout the West Coast.
Interstate Office Relocation
The Interstate Office has expanded into a new
space in Spokane, Washington. This office is the
base of operations for existing (and future) work
in Eastern Washington, Idaho, and Montana.
Spokane Office15920 E Indiana Avenue, Suite 202
Spokane, WA 99216
San Diego Expansion
BNBuilders’ Southern California office recently
moved into their new home in San Diego,
adjacent to UC SD. In the past two years, they
have experienced exponential growth, and are
expanding their office.
San Diego Office9255 Towne Centre Drive, Suite 800
San Diego, CA 92121
New Office in San Francisco
BNBuilders is expanding our Bay Area presence
with a new office location in the mid-Market
area of downtown San Francisco. BNBuilders’
newest Bay Area location will support the $100
million worth of work under contract in The City.
San Francisco875 Stevenson Street
San Francisco, CA 94103
CONTRIBUTORS
David BeckerRob MelinauskasJason LimpKeith Whaley
EDITOR
Tiffany Avila
CREATIVE DIRECTOR / DESIGNER
Andrea Larsen
The Quarterly is written and designed by BNBuilders in Redwood City. We are committed to the construction, architecture, and engineering communities and want to share our knowledge and passion with our industry peers.
To comment or request copies of The Quarterly, please contact [email protected]
BNBuilders is a mid-size General Contractor that specializes in highly technical commercial construction projects. BNBuilders has the experience and strength of a large contractor, but provides the personal service and economy of a local builder. We combine our technical expertise with a drive to exceed expectations to build solutions for our clients.
Since the company was founded, we have experienced measured growth resulting in annual volume of $200 million, 250+ employees, and a presence in the California, Washington, Oregon, and Montana construction markets - establishing BNBuilders as a leader for the West Coast.
The Quarterly is printed on 100% recycled paper with low-VOC ink.
B N B u i l d e r s
BNBuilders • Revitalization 12