Building Curb Appeal Experts Share Tips for Enhancing Properties Spring Golf Tournament (See page 6.)
What drives curb appeal in a property? What is the best use of resources to enhance a property? What’s important to a building’s current tenants? How can a property look attractive in a drought year? These and more issues were illuminated at a recent BOMA OEB luncheon program on “Building Curb Appeal.” Meredith Estremo, Regional Sales Leader for ValleyCrest Landscape Companies, moderated a panel with: Andre Herring, Vice President, CIM Group; Tom Donnelly, Principal, GNU Group; Mar Gosiengfiao, Architect, Interform; Marlene Barneveld, VP General Manager, ValleyCrest Landscape Companies; and Bill Wood, Chief Engineer, Nevada Pacific.
Establish Priorities for Maximum Impact
Innovative EARTH Awards The Zero Net Energy Center in San Leandro was honored with an award. Byron Benton accepts award from committee co-chair Jenna Hattersley. (See page 4.)
BOMA Member Profiles Get to know BOMA principal member Warren Mead and associate member Alex Alzugaray. (See pages 8 and 9.)
Don’t lose sight of the big picture! Herring noted that “although everybody is in it to make money, there is also an emotional component… How do tenants feel?” Landlords must make business decisions, such as how to up occupancy and determining who will benefit from an upgrade. It’s important to ask: What is the goal: To keep tenants? Attract them? These considerations will drive the design.” The lobby provides a first impression. “For new tenants, you want to make the lobby pop. For existing tenants, a refresh of the restrooms may be more important,” he said. If money is limited, upgrading carpeting and paint is the least expensive Top: Attractive lobbies impress new solution. tenants. Lower: a restroom refresh appeals to existing tenants. Certainly, some renovations are triggered by code. Building managers and their contractors must assess how to meet requirements. Other ways to build curb appeal are signage upgrades, since contemporary signage “lifts” a building. Sidewalks can be treated with concrete stain that refreshes them and is less expensive than new concrete. Continued on page 10
President’s Corner Change, Part II
By Manny Moreno
A little over a year ago, I wrote about change in our industry and how it is really our only constant. That was proven again when Stephen Shepard decided to leave his position as BOMA Oakland/East Bay’s Executive Director. It is a great move for Stephen, and we are all very happy for him. We wish him well as he continues his career with BOMA as the Executive Director of BOMA Austin. I would like to take this opportunity to thank Stephen for all his help, hard work, support and guidance of the Association. When Stephen embarked upon his career with us three and a half years ago, BOMA OEB was in dire straits. And I mean, dire straits. However, with Stephen’s guidance, a strong working Board of Directors and support from our members, we have been able to turn the Association around and into the first-class Association that what we have today. Stephen’s experience and guidance was paramount to the turnaround. Stephen, THANK YOU! We will all miss your leadership, humor and friendship. We look forward to seeing you in Los Angeles in June! As 2015 progresses, the biggest issue facing our industry is water, and more importantly, water conservation. Commercial real estate has always been at the forefront of conservation innovation and efforts. It is time for us to shine again. With the governor’s mandatory 25% statewide reduction and the State Water Resources Board’s scaled cutbacks ranging from 6% to 36% per community, it is time for us to share our best practices on our conservation efforts both at home and work. We are all in this together and need to do our part to help conserve water. Through our partnership with BOMACAL, we do have a voice at the table, and I encourage everyone to sign up and receive the weekly BOMACAL newsletter. We have been given several opportunities to have our voices heard at the state level and need to participate in this process. (We were fortunate to have Matthew Hargrove with BOMACAL speak at our May luncheon). I am sure water will also be a huge topic at this year’s BOMA International Every Building Conference and Expo being held in Los Angeles June 28-30. There is still time to register and this is a not-to-be-missed event. Given our close proximity to Southern California, I would expect a large representation from our BOMA OEB membership at the conference. I look forward to seeing you there! Finally, I would like to thank everyone who participated in our Spring Golf Classic at Round Hill Country Club on April 20. It was a great day on the course, and I certainly appreciate everyone’s involvement. We could never have such a successful event if it weren’t for the creative Events Committee, all of our volunteers, sponsors and participants. I look forward to our Walter Finch Golf Classic at The Course at Wente Vineyards in October. Have a wonderful summer and safe travels! Moreno is President of BOMA Oakland/East Bay and Property Manager, NPC Holdings, LLC’s Stoneridge Corporate Plaza.
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Bay Area BOMAs Present Innovative EARTH Awards East Bay’s Zero Net Training Center Receives Honor Buildings managed by Bay Area BOMA members keep • 50 California Street (Shorenstein Realty Services), getting greener. Winners of the BOMA Bay Area 2015 San Francisco – Installed a fan static pressure hot button Innovative EARTH Awards that will save $96,000 annudelighted attendees of the April ally and cost only $870 for awards luncheon with presentaBMS programming. tions about their creative • 345 California Street methods to achieve greater (Cushman & Wakefield of energy efficiency, cost savings CA, Inc.), San Francisco – or greener practices. Implemented a wireless therOne of the EARTH Award mostat initiative with an winners was 14600 Catalina automated demand response. Street, the Zero Net Energy • Market Square (Shorenstein Center, in San Leandro. This Realty Services), San older building was retrofitted Francisco – Repurposed to produce more energy than materials to create recycled it consumes. art and decorative accents Byron Benton accepted the and kept materials out of honor on behalf of IBEW 595/ landfills. EARTH Award Winner: 14600 Catalina Street NorCal NECA, which use the (IBEW 595/NorCal NECA) facility as a training center and educational resource for the industry. Your commercial The center is the first large-scale (46,000 sf) commercial IPM/Green/LEED specialists building retrofit to meet the U.S. Dept. of Energy’s definition of a zero net energy buildings, producing more energy than it consumes. Other winning buildings and their innovations were: • 525 Brannan (Brannan Management Company), San Francisco – Created a soil moisture irrigation Serving commercial property control system for watering plants on an as-needed managers throughout the basis and integrated the system into its building Greater Bay Area...since 1930 management system (BMS). NPMA GreenPro Certified
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BOMA California Advocacy Results in CRE Success in Sacramento Commercial real estate leaders from across California converged recently on the State Capitol to address vital industry issues with lawmakers. The meetings, arranged by BOMA California, focused on keeping commercial real estate thriving. The annual California Commercial Real Estate Summit (CCRES) was attended by over 80 real estate leaders. They were divided in 17 “teams” of advocates that met with almost half of the legislature. The focus of this year’s CCRES was support for a number of bills that reform Caifornia’s ADA laws as well as support for a measure that would fund energy efficiency PACE programs and a measure to reform the AED statutes, according to a statement issued by BOMA California. The groups also pressed hard to support Proposition 13 and oppose a recent call by public employee unions to move forward with a proposal to create a split-roll property tax. They also presented their 2015 Legislators of the Year awards to Assembly member Ken Cooley (D-Sacramento) and Senator Jean Fuller (R-Bakersfield). And delegates heard from two statewide constitutional officers (State Treasurer John Chiang and Insurance Commissioner Dave Jones, as well as Governor Brown’s Secretary for Natural Resources John Laird.) See the summary below of key legislative issues that BOMA California is tracking, with recommendations. BOMA California (the Building Owners and Managers Association of California) is a federation of all eight metropolitan BOMA local associations and serves as the collective membership’s legislative and regulatory advocate. Learn more at www.bomacal.org.
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SB 251 (Roth; D-Riverside) Civil Rights; Disability Access – SUPPORT Enacts a tax credit for businesses that make accessibility improvements and requires certain state and local agencies to help businesses make accessibility improvements. Location: Passed the Senate.
AB 450 (McArty; D-Sacramento) Energy Efficiency PACE Program Financing - SUPPORT Would authorize the use of the moneys in the Greenhouse Gas Reduction Fund to provide funding for the implementation of the PACE Reserve program. This bill contains other existing laws. Location: Passed the Assembly.
AB 1342 (Steinorth; R-Rancho Cucamonga) Commission on Disability Access - SUPPORT This bill appropriates funds to the California Commission on disability Access (CCDA) and seeks to promote compliance with disability access requirements. Location: Passed the Assembly.
SB 658 (Hill; D-San Mateo) AED “Defibrillator” Statute Reform – SUPPORT This bill repeals or reduces various requirements relating to persons or entities who acquire automated external defibrillators (AEDs), including scaling back requirements that employees complete training, and reducing the inspection requirements from once every 30 days to once every 90 days. Location: Passed the Senate.
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Movie Themes Inspire BOMA Spring Golf Tou
Players took to the links at the BOMA Spring Golf Tournament at Ro the theme “BOMA at the Movies.” Refreshments and booth déco Congratulations to the first-place team: Tom Absher, Steve D
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Thank You to Our 2015 Spring Golf Sponsors Major Event Sponsor
19th Hole Sponsor (Bar) ACC Environmental Consultants Cole Supply Stoneridge Corporate Plaza
Ball Sponsor F.D. Thomas, Inc.
Longest Drive BSM McNevin
Closest to the Pin Barnum & Celillo Electric Inc.
Most Accurate Shot Century Lighting & Electric Varsity Painting
Putting Contest Metcon - TI
Lowest Score Team Matrix HG, Inc.
Highest Score Team Blueline Associates, Inc.
Hole Zero Sponsor (Coffee) Restoration Management Company
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Food Hole Sponsors ABM Arborwell Bigham Taylor Roofing Corporation Calvac Paving, Inc. DRYCO Construction, Inc. Universal Protection Service ValleyCrest Landscape Maintenance Waxie Sanitary Supply
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Warren Mead, Associate Vice President for DTZ, needs to stay fit for his busy days going back and forth from Oakland and Marin County, running the East Bay and Marin property management groups for DTZ. “I have two teams in Oakland and another team in Greenbrae. I spend my time, supporting these teams. In addition, I constantly pre-recruit talent to create a pipeline of strong candidates to present as we get opportunities to pitch new business. I work closely with our Northern California leaders in preparing proposals for property management, leading initiatives to improve our service and leverage our strengths in Northern California, and nurture relationships with clients. I’ve also been known to role my sleeves up and get dusty with landscapers, construction projects, and janitorial teams.” Mead is proud to be a part of DTZ. “We are able to offer a broader scope and depth of services. The new DTZ has the international reach and local expertise to deliver full-service solutions in every major market in the world.” His position affords him an opportunity to monitor trends in the East Bay commercial real estate market. “Industrial properties are still a big part of the product in the East Bay. However, opportunities in medical office buildings are coming up more and more.” He is hopeful about more developMead celebrates a tennis win. ment in Oakland. “Oakland has great weather, is relatively affordable and has character.” Mead has been involved with BOMA since 2001, when he started his career as a tenant services coordinator with Cushman & Wakefield at Post Montgomery Center in San Francisco. His BOMA path led him to positions on the Energy & Environment Committee and the Governmental Affairs Policy Advisory Committee (GAPAC), as well as chair of the Careers in Real Estate Committee. “BOMA has given me a community of real estate professionals that, over the years, have become great friends, employers, employees and service providers. It’s a great way to stay connected to the real estate community and to become aware of and get involved in governmental and regulatory aspects. It also offers excellent educational opportunities.” Most evenings and weekends, you can find Mead gardening, cycling or playing tennis (see him above with one of his tennis trophies). His favorite vegetable is collard greens, a nod to his Tennessee roots.
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Alex Alzugaray, Senior Manager Energy Solutions
Encouraging energy customers to adopt emerging energy-management practices is all in a day’s work for Alex Alzugaray, senior manager for Energy Solutions. “Currently, I’m supporting programs that promote LED lighting technologies, rooftop unit HVAC and demand response practices,” explains Alzugaray. He coordinates with property and asset managers, HVAC distributors, PG&E account representatives and others. His firm’s services are usually free of charge to the end-user and are paid for by a sponsoring utility, such as PG&E. “California is mobilizing to meet long-term strategic plan goals,” he says. “Changes in energy rate, building code, and incentive program structures are being rolled out to help transition to a greener energy economy in which renewable energy and strategic management play a larger role. Alzugaray enjoys volunteer Building systems are becoming more integrated and controllable — whether it be evolving lighting activities in the East Bay. and HVAC controls or emerging onsite generation, transportation or energy storage systems.” An employee-owned company, Energy Solutions benefits BOMA members who manage buildings. Property managers can receive technical support and automation incentives through the PG&E Automated Demand Response program that Energy Solutions implements. “We can also act as a communication bridge between BOMA members and utility program managers to help ensure that energy practices are optimized.” Alzugaray brings his expertise to his role as chair of the BOMA OEB Environment Committee. He has led the committee in hosting LED and demand response seminars and plans to highlight transportation trends later this year. “Participating in BOMA activities provides me insight into the perspectives and priorities of decision-makers who are evaluating energy management solutions.” An Oakland resident, Alzugaray enjoys the restaurant scene, Davie Tennis Stadium and the Oakland A’s games. He also gives back to his community. “I’ve been a long-time supporter of the Alameda County Community Food Bank and a more recent supporter of Rising Sun Energy Center that provides job training and entry-level positions in the environmental field.”
10 (Continued from page 1)
Architecture Drives Value “Architectural design can drive value,” noted Gosiengfiao. Parking garages are especially important. “When you drive in you want to know where to go and feel like you’re not going to get mobbed.” His firm has enhanced entrances, elevator lobbies and parking garages for a variety of clients, including 333 Hegenberger in Oakland, Urban West in Walnut Creek, and 1350 Treat, a building by the Renaissance Hotel. Techniques like LED lighting and “ceiling clouds” that hide pipes make garages more inviting and safer.
Top: parking garage elevator lobby redesign at Urban West in Walnut Creek. “Before” photo below.
Landscaping—Brown is New Green These are challenging times, especially for traditional office campuses, as water agencies are seeking a 10-35% reduction in water use. Building managers must answer tough questions such as “Where do you focus your landscape money — Where you drive in? Where you park? Where you enter the building?” noted Barneveld. “As the drought continues, preserving trees will be key as they have tapped out the water they can from the ground,” notes Barneveld The best strategy is to water and save trees and have the rest of landscaping minimal. “Landscape editing” is being practiced, with less turf and more pedestrian Garage photos courtesy of Interform. Landscaping photos courtesy of ValleyCrest.
pathways. Other drought-wise elements are monument signs, succulents, rocks, recycled glass and fewer flowers. At the same time, buildings are repositioning themselves for Turf alternatives such as more grasses younger tenants, and walkways reduce water usage. following current landscape design trends. Courtyards are less landscape-dense and allow areas for meetings. A contemporary trend is making buildings more visible, by removing shrubs and hedging. As trees near buildings age out, they can be removed. “This enriches the look for people inside the buildings,” says Barneveld. The drought is necessitating a “new take on flower pots.” For example, San Francisco’s 101 California changed to succulents in its pots. They used to change flowers four times a year, now they do it every four years. Another trend is vegetable gardens are Flower pots with succulents require less big for both café water and less maintenance. and educations. They are a great experience for employees and also kids in onsite daycare. Tech companies that have many resources want to create an experience. Some are using technology to measure irrigation and energy data and post it. “It’s important to address curb appeal, but there are also real gains in technology.”
Signage, Lighting Enhance Brand Bringing signage up to date can enhance and extend a building’s brands, says Donelly. Both suburban campuses and downtown towers benefit from simple, modern graphics. Continued next page
Renovations as well as functional reasons like tenant changes drive signage updates. For examples, Facebook headquarters, a former Sun campus, recycled all signs from the former tenant. “Signage is 680 Folsom signage reflects new brand. process-driven solution. It’s not just aesthetics, notes Donnelley. San Francisco city center building 425 Market Street developed a new brand mark as part of a lobby remodel that also featured a digital directly. 680 Folsom used signage as part of an overall brand development that repositioned the property for greater retail presence. Finally, Wood brought an engineer’s perspective on how lighting can enhance a property. Parking lots with motion sensors and LED lights make a property more attractive and more energy-efficient. n
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Gala Raises Funds for CRE Education Collaborating under the banner of Commercial Real Estate Alliance for Tomorrow’s Employees (CREATE), members of IREM, NAIOP, BOMA Oakland/East Bay and BOMA San Francisco rallied for a gala on May 14 to benefit CRE education. The event honored architect, Art Gensler, Jr.
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Above: Marc Intermaggio, BOMA SF; Linda Oubre, Dean, College of Business, SFSU; Lisa Bottom, Gensler and honoree Art Gensler. Right: BOMA SF President Blake Peterson and BOMA OEB President Manny Moreno.
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BOMA Every Building Conference & Expo — Join Your Peers in Los Angeles Attention BOMA members: The 2015 BOMA International Every Building Conference & Expo will be held in Los Angeles this year. Don’t miss this informative conference on June 28-30, right in our own state! You will hear from experts on important building management topics, network with your industry peers and learn about new products and services at the Expo. Visit www.BOMAConference.org to learn more.
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ADMISSION TO THE EXPO IS FREE, EVEN IF YOU CAN’T COME TO THE CONFERENCE. For more information visit www.BOMAConference.org
News from the Building Owners and Managers Association Oakland/East Bay