Hill: I don't think the demand is any different than in other markets, but the supply is less. However, I do think the issue of limited supply is offset by the other benefits Orange County provides. An example of this would be our Avalon project in Newport Beach. Although I would not consider the location a live/work/play environment, it provides convenient access to executive housing in the coastal communities, allowing real estate decision-makers the benefit of living in these communities while offering an appealing workplace for employees and eliminating long commutes.

GlobeSt.com: What are the ideal conditions or market fundamentals for developing live/work/play environments in Orange County?

Hill: In order to develop a true live/work/play environment, we would need to see an increase in density, which would require a fundamental change in public transportation. However, I am not sure this is the best direction for Orange County. I do not see any areas of Orange County becoming Playa Vista, Culver City or Hollywood in the near future. However, I believe the differences to those markets are what make Orange County a special place to live and work.

GlobeSt.com: What else should our readers know about office development in this market?

Hill: We may not be experiencing a true shift to live/work/play environments in this market, but we will continue to see a rapid change in how the interiors of office buildings are utilized, along with how new office developments and building repositions will be designed to make the workplace feel more like home than an office.