Drawbridge Realty Via Del Campo II

Summarize the project's program, features and achievements?

HED was retained by Drawbridge Realty to design this Class ‘A' research and development building in the Rancho Bernardo area of San Diego. The project is comprised of 2,110 CYs of concrete with an impressive 18-month construction duration. HED's design incorporated large outdoor landscape and hardscape spaces with a focus on sustainable features and state-of-the-art exterior finishes that offer a variety of experiences to suit a multitude of workstyles and cultures. To add to the amenities of the building, HED also designed an outdoor deck at the third-floor level with tile deck, glass railing, and an eating area with built-in barbeque and overhead trellis screening. The site is situated for easy access to walking trails surrounding the area. The distinctive design blends contemporary building materials with generous fenestration while maintaining its energy-efficient envelope. Project scope was for the master planning, schematic design, substantial conformity review, design development, construction documents, construction administration and project closeout of a warm shell building.

The three-story concrete tilt-up building is with prefinished aluminum accent panels/accent high-performance glass curtain wall system, containing approximately 81,130 SF. of building and various site amenities located on an existing +/- 4.06-acre site. The exterior exposed concrete tilt-up panels consist of natural/formliner profile with median sandblasted finishes. The building height allows for a 16' floor-to-floor height required for potential office, R&D manufacturing, and laboratory functions. The 16' floor to floor height allows for 11' clear height ceilings and glass throughout to allow natural light into building and conceal mechanical ductwork. Floor loading is provided at 125 PSF. The floors are concrete over metal deck supported by steel composite beams while the roof will be metal deck supported by steel beams. The building height is 52' to top of parapet. The roof structure shall accommodate the mechanical/plumbing systems required by the HVAC functions.  The building also includes a two-story open-volume lobby with feature glass railing lobby stair, elevators, toilet rooms, utility cores, and exterior deck with a tile flooring at third floor level and glass guardrail.

What obstacles were overcome related to the schedule, budget, program, specification, site, etc. on this project?

Degree of Difficulty

Prior to construction, forward planning with the building detailing and great workmanship on the construction side of the project was taken where the concrete formliner panels come together with the prefinished aluminum composite panels to ensure a seamless and aesthetically pleasing look. Due to the shape of site, limited area around the perimeter of building, and area of the building's slab-on-grade, there was not enough casting slab area available to construct all building panels at one-time.

Problem Solving

To resolve the limited casting slab area, the concrete building panels required construction to be lifted in two phases. The additional time needed to prep the building slab to construct the second panel phase was taken into consideration, and other proceeding work for the project was expedited so as not to extend the final completion date of the project.

Please communicate any engineering complexities or unique features of the panel design for this project?

Prior to construction, forward planning with the building panel design/detailing and great workmanship on the construction side of the project was taken where the concrete formliner panels come together with the prefinished accent composite aluminum panels. This was to ensure that the combination of these materials would be seamless and have an aesthetically pleasing look, which was well accomplished.

The higher live load demands combined with the inherent weight of a three-story concrete panel building required panels to be thickened at each level to comply with the gravity and lateral accumulation of forces down to the foundation. Panels with recessed windows, hiding some of the concrete panel legs, also presented a challenge in design and construction to achieve the structural requirements along with the aesthetic requirements of these window systems to achieve the desired look. Panel thicknesses range from 7 ¼" to 17 ½" thick.

Due to the shape of site, limited area around the perimeter of building, and area of the building's slab-on-grade, there was not enough casting slab area available to construct all building panels at one-time. To resolve the limited casting slab area, the concrete building panels required construction and to be lifted in two phases. The additional time needed to prep the building slab to construct the second panel phase was taken into consideration and other proceeding work for the project was expedited so as not to extend the final completion date of the project.

What is the potential for this project's impact on the community and/or environment?

As part of the site design, HED wanted to maintain the community walking trail that loops around the building and connects to the local trail network owned by the Rancho Bernardo Neighborhood Association. With improved landscape and connectivity, the new portion of the walkway was reconstructed using pavers and decomposed granite as the elevation in some areas is over 10%. This physical link between and around buildings offers employees an inviting opportunity to step away from their desks and engage in rejuvenating walks amidst the natural surroundings. There are also biophilic benefits as spending time in nature when stressed or under pressure has been shown to improve overall well-being. It is our hope that by improving the section of the walking trail, it will allow employees and the larger community to connect with nature, which can reduce feelings of mental fatigue and promote an increase in energy.