2025 West Best Projects
Award of Merit, Office/Retail/Mixed-Use: 1265 Borregas
1265 Borregas
Calif.
Award of Merit
Submitted by XL Construction
Owner Google LLC
Lead Design Firm Michael Green Architecture
General Contractor XL Construction
Civil Engineer Kier & Wright
Structural Engineer Equilibrium Consulting
MEP Engineer Introba (Formerly Integral Group)
Architect of Record SERA Architects
Construction Manager Seres Regis Group
As Google’s first ground-up mass timber building, this project aimed for new standards in biophilic and structural design. All of the building’s cross-laminated timber (CLT) and glulam components were procured from responsibly managed forests certified by the Forest Stewardship Council.
Its wooden columns, beams and panels have precise notches and slots that can lock in place, resulting in faster assembly and less construction noise and waste.
Early procurement strategies helped ensure the LEED Platinum, all-electric building met its August 2024 delivery on time and within budget.
Materials were brought to a timber storage yard for delivery and inspection, while a water mitigation and suntanning plan protected these materials ahead of installation. Key trades, such as mass timber manufacturers and MEP, onboarded early as well. Early shop drawings helped prevent fabrication delays, while a 3D CAD model outlined mass timber erection plans.
BIM 360 ensured precise coordination on all aspects of the project. The team also developed an alternate interior sequence to maintain the schedule, while phased permits allowed inspections to continue without delays.
