By Kevin Perry, Principal at HED

Eric Staudenmaier Photography

Each year, the Tilt-Up Concrete Association (TCA) recognizes outstanding projects that advance the art and science of tilt-up construction through its Tilt-Up Achievement Awards. These awards honor buildings that introduce new building types, showcase innovative design solutions, and illustrate the flexibility and beauty of site-cast tilt-up concrete. Among the top ten highest-scoring projects for 2024, this three-story research and development facility in the Rancho Bernardo area of San Diego received the prestigious “Excellence in Achievement” designation, underscoring its distinction in design, engineering, and execution.

Designed by HED for Drawbridge Realty, the project is a “Class A” research and development building comprising approximately 81,130 square feet and utilizing 2,110 cubic yards of concrete. With an 18-month construction schedule, the building was completed on time, despite site and sequencing challenges. The project scope included master planning, schematic design, substantial conformity review, design development, construction documents, construction administration, and project closeout of a warm shell building.

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. A standout feature is the third-floor outdoor deck, designed with tile flooring, glass guardrails, an eating area with a built-in barbeque, and an overhead trellis providing shade and visual interest. Generous fenestration and a contemporary material palette contribute to the building’s distinct identity, all while maintaining an energy-efficient envelope.

The concrete tilt-up structure integrates exposed panels with a natural formliner profile and medium sandblasted finishes. Prefinished aluminum accent panels and a high-performance glass curtain wall system are carefully coordinated with the concrete, creating a seamless and aesthetically refined façade. This careful integration was achieved through forward planning and high levels of craftsmanship, ensuring that the transition between materials appeared intentional and fluid.

The building height—52 feet to the top of parapet—allows for a 16-foot floor-to-floor height, supporting 11-foot clear ceilings ideal for office, R&D manufacturing, and laboratory functions. Floor loading is provided at 125 PSF, with floors composed of concrete over metal deck supported by steel composite beams. The roof is similarly constructed using metal decking supported by steel beams and is designed to accommodate HVAC and plumbing systems.

The interior includes a dramatic, two-story, open-volume lobby featuring a glass-railed stair, elevators, toilet rooms, utility cores, and direct access to the third-floor exterior deck. Throughout, natural light is maximized and mechanical systems are concealed to support a clean and functional aesthetic.

Despite its efficient schedule, the project presented significant logistical and engineering challenges. Due to the shape of the site and limited area around the building’s perimeter, there was not enough casting-slab space to construct all the panels at once. As a solution, the panels were cast and lifted in two phases. While this required additional time to prep the building slab for the second phase, the team expedited other scopes of work to keep the overall project on schedule.

The tilt-up panels themselves posed unique structural and aesthetic challenges. In order to meet the higher live-load demands of a three-story structure, panels were thickened at each level, ranging in thickness from 7¼ inches to 17½ inches. Additional complexity was introduced by the use of recessed windows that partially concealed the concrete legs of some panels, requiring careful design to meet both structural and visual goals.

The building’s impact extends beyond its walls. As part of the site design, HED worked to preserve and enhance a community-walking trail that loops around the site and connects to the Rancho Bernardo trail network. A new portion of the trail, reconstructed using pavers and decomposed granite to accommodate areas with over 10% elevation, invites both employees and community members to engage with the landscape. This physical link supports biophilic design goals, offering opportunities for rejuvenating walks in nature—an amenity increasingly valued in workplace environments.

Ultimately, this project reflects the continuing evolution of tilt-up concrete construction. Its innovative design, thoughtful material coordination, and community-minded site integration exemplify why it was selected as one of the top ten “Excellence in Achievement” honorees by the TCA in 2024. It stands as a benchmark for quality and creativity in the tilt-up industry and a model for how performance and architectural expression can go hand in hand.