Project Data:

Completion Date:     5/2/2021

Square Footage:      22000

Building Use:           Workplace Headquarters

Project Description:

The design for the RiverRock Real Estate Group headquarters is a clear study in how design can change lives. This unremarkable, freeway adjacent tilt-up standalone building was transformed into a healthy, sustainable work and social environment that celebrates, art, diversity, and the joy of a collaborative workplace. As the third owner of the building since its construction in the early 1980's, the client saw this transformation as an opportunity to transform their company culture as well providing a sustainable, net zero model for re-purposing of existing buildings.

Built as the Headquarters for Entrepreneur Magazine in the early 1980’s with tilt up concrete panel construction and a panelized roof system. The space was very divided, very dark, and very dense. There was no collaboration space, no access to the exterior, and an interior break room with no windows.
The building was reimagined and repurposed to emphasize indoor outdoor connections, workplace safety, health and wellbeing, alternative collaboration, and adaptability. Designed and built during and through the pandemic effected the very nature of the space. RiverRock saw this trying time as an opportunity to think about how they could work differently. A hybrid work environment was embraced by the 95-person organization which accommodates 60% of the staff in the office at one time. Collaborative spaces which never existed previously were embraced within the program and were conceived as working "lounges" that accommodate remote workers, socialization, collaboration, and outside events. Private offices were reduced from the perimeter and the collaboration and social spaces were positioned to open directly into the outdoor environments. The existing skylights were repaired and opened to create distinctive focal point for the spaces. The resulting workplace is approximately 18,000 SF and contains a mix of free address private and open offices, open collaborative spaces, varied conference, meeting, huddle and phone rooms, a "dirty" kitchen, an outdoor social and workspace, and a small a warehouse component. The project budget required simple gestures and over 80% of the existing structure was repurposed. This value approach allowed the client to install a 137.6 kW rooftop photovoltaic system with an annual production 220.0 MWh: resulting in a net zero project.


Art was brought into the space from the owner’s private collection and three notable local artists were hired to create one-of-a-kind custom pieces. A Feng Shui consultant was engaged early on the design process to shape the final design direction. Automatic doors, motion sensor controls, remote controls for coffee and beverage service, full height restroom partitions, operable windows, moving glass walls, sit to stand desks, highly efficient air purification measures all ad to the health and comfort of a staff tenuous about returning to work.


The space has been a symbol for the company A symbol about enduring and moving past any obstacles. Although only operational for about a year, the space has become a catalyst for change and forward thinking for this real estate company and has influenced not only the way they work internally but also how they work within the industry.

Firm Name:              LPA INC

Completion Date:     5/2/2021

Square Footage:      22000

Building Use:           Workplace Headquarters

Location:                 Irvine, CA

Project Description:
1. Design for Integration

The design was an integrated albeit remote collaboration between staff, leadership and the design team resulting in a solution that is inclusive and sensitive to the needs of all. The future of workplace is not that it transcends or is "preserved". The nature of workplace should be that it is designed to change and adapt as our work process and workforce changes. The pandemic has taught us that workplace needs to be more specific to use and culture. Therefore, workplace must be designed to flex and change.
Elements can and should be designed to "last" but repurposed to be more useful to the staff as it grows and changes. The existing exterior, structural, MEP, core elements and site were preserved and repurposed. Furniture was reconditioned and reused. 80% of the existing interior buildout was purposely “re-imagined” into a workplace that is forward thinking and sustainability responsible to operational and embodied carbon reduction. A 137.6 kW rooftop photovoltaic array was installed, existing landscape was augmented with drought tolerant species, giant sliding glass walls connect interior and exterior spaces and smart, sustainable material selections were made throughout. This responsible approach resulted in an environmental solution which also provides peace of mind to a pandemic wary staff.

2. Design for Equitable Communities

The site is bounded on one side by an 8 lane Freeway, another by a major vehicular roadway, a business hotel and another free-standing single level office building. The project could have been another freeway isolated standalone building. The company ethos demanded another approach and through the development of a hybrid work model for the company an opportunity to create lease spaces within the structure which provides opportunities for business partners and collaborators to work within the building and future proofing for expansion.

Community building was created through an inherent cultural emphasis. The main open space within the facility was designed to be used not only internally but also for industry and community events. The owner and president leads several EDI business initiatives throughout the local community and uses the facility to promote his company’s agenda of diversity, inclusion and equity.
In fact, his work has been nominated to receive an industry award for his efforts.

The design of the space was also created to address full and touchless access throughout. While this was a response to the pandemic, the result is a space that responds to accessibility as well as contaminant control. This is a space where everyone is welcome, and everyone is accommodated. The owner and president has devoted himself to creating a completely diverse staff and the design of the space supports his vision. This is a goal which transcends design and speaks directly to the heart is reinforced within a net zero sustainable space that is a model on reuse and carbon savings.

3. Design for Ecosystems

The facility while primarily tenant improvement, site and landscape changes to the existing were purposefully made to break down the barriers between the indoor and outdoor space. The existing space was a barrier to outdoor connection and it was imperative that the outdoor environment be addressed as well. The goal for the project was to engage the outdoor spaces more effectively. The landscape revisions as well as the restoration of an onsite water feature to mitigate both freeway and airport noise created more usable exterior space. Landscape pallets were augmented to be primarily drought tolerant, native, and low maintenance. Areas of concrete were replaced with more permeable decomposed granite and the concrete used for fill and decorative applications. All site lighting was preserved and converted to LED. Much of the overgrown landscape was trimmed or removed to permit greater infiltration of natural daylight thru the building. A Feng Shui consultant augmented the landscape pallet with specific gestures and materials which shifted and focused the sites energy more effectively. The site and building convey a marked departure from its former self as well as its neighbors making a bold statement about environmental priority.

4. Design for Water

While this was primarily an interior tenant improvement project, the owner also included changes to the site and building to further the design narrative and sustainable emphasis.
All fixtures utilized within the space are water efficient and low flow exceeding the baseline by 30%. A robust reclaimed water profile uses no potable water for flushing fixtures or irrigation.
In addition, the site landscape was altered to primarily feature drought tolerant and native species. All lawn and overgrown plant materials were removed to limit water consumption as well as allow more natural daylight to filter into the building. More permeable pavement was added when possible and the discarded materials were recycled on site into fill or decorative elements. Stone and gravel were substituted for ground cover to eliminate water use and ongoing maintenance.
Additionally, all water and beverage dispensers utilized are touchless and dispense pre-measured amounts which reduces water use and contributes to the staff wellbeing and happiness.

5. Design for Economy

The project was driven by a cost value matrix that drove an attitude of “doing more with less”. The project was designed during the COVID pandemic, and the design team and owner wanted to think about workplace design differently while maintaining the limited budget.

To reduce waste and cost, the design team opted to preserve as much as possible of the existing space with most of the demolition focusing on opening the space to natural light (using all existing skylights and existing windows) and to create a more contiguous, open environment. The design utilizes simple materials and systems in creative ways. The timeless nature of the design is based on a straightforward narrative that is flexible and adaptable. The existing shell’s structure system, HVAC system and concrete slab are maintained and are exposed in the space saving money and reducing finish materials for 80% of the buildout.
Whenever possible existing furniture and art were repurposed and reused. Specific attention was given to the environmental nature and longevity of any materials that were added to the interior such as carpet, tile, fabrics, and hard surfaces

6. Design for Energy

While no improvements were made to the exterior envelope or MEP systems the design team wanted to make energy conservation and efficiency a priority for the project. The existing four large skylights were renovated and opened to the interior bring natural daylighting into the space. The lighting controls coupled with LED lighting throughout (existing fixtures were upgraded with LED) created a project with an LPD of .51wSF which exceeds the 2030 Commitment for interior projects reduction of 25% reduction by 96%.

Alternative systems and renewable energy became a focal point for the design narrative. Perimeter systems were designed to shut down when large glass walls are open, saving energy and increasing natural air flow. A 137.6 kW rooftop photovoltaic system comprised of 320 panels producing 430 watts each with an annual production 220.0 MWh was installed with cooperation and contribution from the local energy supplier. This resulted in a net zero building solution. Studies to augment with additional PV parking canopies was also explored and infrastructure installed.

7. Design for Well-being

The focus of the RiverRock project was to protect and encourage the wellbeing of the staff and to create an environment of safety for a secure return to the office strategy. Ceilings were exposed to allow larger openings and sliding window walls maximizing air movement and connection to the exterior.
Individual work areas became more gracious as a result of a robust 40% hybrid workforce approach. Additionally, staff was allowed to choose their task chair based on appropriate ergonomics while all desks were selected for size and sit stand capability.
Access was expanded to the exterior areas for all staff and visitors and outdoor areas were enhanced. A "dirty" kitchen is separated from the common area for smell and noise with direct access to the exterior.
This commitment to the staff meant a strong working relationship between the design team and the operations management team. Direct linkages to operating a healthy environment and designing a health environment created a robust and holistic approach.
All doors and systems controls including coffee and beverage controls are operated by the wave of a hand or by cell phone.


8. Design for Resources

This project was designed and constructed during the height of the pandemic. The supply chain was severely compromised. The overriding goal of the materials was for them to be sourced locally for, convenience, availability and a minimized carbon footprint. Enhanced materials were used very sparingly while those that were readily available were exploited. The aesthetic remained raw and unfinished whenever possible to limit applied paints, sealers and treatments. Careful cost, schedule and lifecycle analysis mandated that much of the building and interiors be re-purposed. Understanding the fact that there is no greener building than an existing building fueled and focused the design narrative. All perimeter walls were left in tact with few but impactful upgrades. The interior was carefully dissected to leave as much in place as possible while still creating the openness and emphasis on daylight that was the primary goal of the project.
Workplace design should not be considered "lasting" as it is transitional in nature. Therefore, material selections were made that were not only of recycled content but were also recyclable. Since much of the furniture was refinished and repurposed it emphasized the adaptable nature of good workplace design.


9. Design For Change

Change and adaptability were two of the driving forces behind the design of the RiverRock headquarters building. While this was an architectural underwhelming building, the owners saw the bigger picture of what it meant to preserve, and re-purpose rather than destroy and reconstruct. Additionally, this attitude was also utilized when looking at the future of the building. The plan was designed to flex and change depending on future need. The RiverRock space can expand and incorporate the integrated lease space, or the leases spaces can be expanded into the RiverRock space. Not knowing what the future holds, the space was designed to be as healthy and safe as possible and in that sense is prepared for whatever the "next big thing" may be.
With the rooftop PV array together with the direct connections to the exterior spaces, the building incorporates passive survivability.
In a way, this small, box of a building has always been representative of its time. While quite introverted most of its life, the building has now been allowed to breath and flex and adapt to a different world.


10. Design for Discovery

This project has been an overwhelming success when compared to the initial vision. The original connection between the project and the design team was a relationship based on a high school friendship. That friendship was imperative during the early days and helped reinforce the intimate nature of the design and the connection to the company culture.
The project has been presented to the design studio as well as multiple industry events and a POE will be performed after one year of occupancy.
The project has changed the way in which the organization works, collaborates, and socializes. Coming from a former environment that was dark, divided, and traditional, this new space which celebrates light, unity and openness not only better suits the company’s ethos but also abstractly represents a renewed spirit for the future, a respect for the environment and an acceptability for the inevitability of change.
This is a project which thru design, sustainability, art, health and wellbeing, and innovation becomes a model for smart construction and the future of workplace.

Design Architect:
LPA Design Studios

Associate Architect or Firm:
N/A

Landscape Architect:
LPA Design Studios

Ridge Landscape Architects
8841 Research Dr # 200, Irvine, CA 92618
(949) 387-1323

Owner / Developer:
RiverRock Real Estate Group

John Combs President and CEO
2392 Morse Ave Suite 100, Irvine, CA 92614
(714) 689-1440

Engineer:
MEP / LPA Design Studios

Structural / LPA Design Studios

Lighting / LPA Design Studios

General Contractor:
Driver SPG
1501 S Harris Ct, Anaheim, CA 92806
(855) 300-4774

Consultant:
GM Business Interiors (Furniture)
9750 Irvine Blvd Suite 108, Irvine, CA 92618
(800) 686-6583


Feng Shui Consultant / Dr. Simona Mainini / Feng Shui For Architecture


Millwork / Millcraft


Styling / Hart Brownlee & Associates


Hagop Bellian / Artist


Sandra Fettingis / Artist


Robert O'Neil / Artist

Photographer:
Cris Costea
Costea Photography Inc.