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Breaking News... New BOMA Executive Director Selected! As Horizons went to press, BOMA OEB announced the appointment of its new Executive Director, Julie Taylor, CAE. She joins BOMA from the California Water Environment Association, where she was Director of Education. Look for a profile of her in the next issue.

CREATE Gala Supports Education for NextGen CRE Leaders BOMA Oakland/East Bay joined with other commercial real estate associations in the Bay Area to raise funds for educating job-ready graduates at the Second Annual CREATE Gala on May 19 at the Bently Reserve in San Francisco.

Spring Golf Classic

BOMA members took to the course for a fun-filled day of golf and networking. (See page 11.)

(See page 6)

Luncheon Speakers Reveal Keys to Success in CRE Panelists share some of their recipes for success at luncheon program. (See page 9.)

BOMA Member Profiles Get to know principal member, Ruth Bennett, and associate member, Meredith Estremo. (See pages 8 and 9.)

As BOMA OEB President Anne Sparks notes in her column starting on page 2, we “need to foster and encourage younger generations to look at commercial real estate.” CREATE — Commercial Real Estate Alliance for Tomorrow’s Employees— is a collaboration of BOMA San Francisco, BOMA Oakland/East Bay, IREM San Francisco Bay Area and NAIOP San Francisco Bay Area Chapter, operating through the BOMA San Francisco Foundation. Funds raised at the gala support the Commercial Real Estate Certificate Program at San Francisco State University. The gala honored real estate visionary John Kilroy, CEO of Kilroy Realty, whose company is developing and

Above: John Kilroy of Kilroy Realty. Center: gala event. Right: Jes Pedersen of Webcor Builders, the signature sponsor.

2 President’s Corner with Anne Sparks

Artificial Rules Artificial Rules are the bane of my existence. They are rules that made sense to someone at some time, but are unnecessary now. However, they still exist. An artificial rule sounds much like, “Because that’s the way it has always been done.” Here’s a perfect example: A friend of mine—we’ll call him Joe — was recently in a hotel bar late at night and wanted some food. (And, no, it was not me!) Upon asking for a menu, Joe was told that only the room service menu was available. He said, “OK, I should be able to find something on that menu.” The bartender then told Joe that room service was only available in the room — hence the name. From the place my friend was standing, he could see over the bartender’s shoulder into the kitchen where room service food was being prepared. The bartender wanted Joe to leave his friends, go to his room, order room service, wait for the food and then bring the food back to the bar to rejoin his friends. After this “waste of time” was explained to the bartender, the bartender decided to make an exception to the rule this one time. I’m sharing this story because more often than not, Artificial Rules are followed in the real estate industry to our own detriment. A successful real estate career is based upon how a person can adapt to ever-changing scenarios. Our tenants need us to change to help their business needs, but managers are afraid to talk to owners about changing the rules or simply do not want the hassle so they refer back to Artificial Rules. We need to be open to and embrace change. One of my favorite Artificial Rule breakers is CREATE (Commercial Real Estate Alliance for Tomorrow’s Employees) which has aimed to stop the Artificial Hiring Rule : steal employees from your competitors. By enticing SF State college students early on and giving them a glimpse into our careers through a real estate certificate program, we will no longer have to hope that a great person is found through a temp agency or watch a manager hop from one firm to another to another.

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CBRE, Inc. CIM Cushman & Wakefield Harvest Properties Nearon Enterprises Next Play Consulting RiverRock Real Estate Group CREATE is changing the conversation from “where are we going to find people?” to “look at this vast, real estate educated candidate pool.” To get there, though, we need to foster CREATE. It takes time, energy and money to develop this certificate program. I encourage you to support CREATE financially, through volunteer commitments and/or offering internships. All of us need to foster and encourage the (Continued on page 10)


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Bay Area TOBY Winners Advance to International Four Bay Area TOBY Award winners have advanced to win awards in the Southwest region and are in the running for awards in the BOMA International competition, which will be announced at the international convention in late June. Congratulations and good luck to these building teams! TOBY winners clockwise from top left: One Market Plaza, Paramount Group, Inc. (Best Office Building over 1 million SF); 450 Sutter Street, Harsch Investment Properties (Best Medical Office Building); 201 Spear Street, Cushman & Wakefield (Best Office Building 250,000–499,000 SF); Stoneridge Corporate Plaza, Next Play Consulting (Best Suburban Office Park).

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6 CREATE Awards Gala

(Continued from front page)

managing innovative properties in the region. KCBS Morning News Anchor Stan Bunger emceed the event which included a live interview with two graduates of the SF State program who now work in the field. In his welcoming remarks, Jes Pedersen, CEO of the gala’s signature sponsor Webcor Builders, noted the need to have “students arrive ready to work,” and commended the participating associations for their efforts. “Real estate is no better than the people who work in it,” said Kilroy. “Surround yourself with people of good character.” Kilroy Realty has expanded dramatically since its entry into the Bay Area six years ago, and its many projects include the ground-up LEED platinum Salesforce tower. “Creating exciting workplace environments is what we do,” Kilroy said.

Addressing Industry-Wide Talent Shortage Through the CRE certificate program at the SF State College of Business, economically disadvantaged students from San Francisco and Alameda counties receive scholarships (underwritten by Bay Area firms) to learn the practical skills

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they need to operate and manage a commercial building. The program includes wrap-around support services such as academic/career advising, ten-week paid internships and placement into jobs at starting salaries of $40,000 to $50,000, with benefits. The BOMA San Francisco Foundation established a collaborate partnership with SF State in 2012. Realizing that this is an industry-wide issue, BOMA San Francisco Foundation leaders invited IREM, NAIOP and BOMA Oakland/East Bay to join in supporting the effort and formed the CREATE collaboration. Gala guests donated through pledge cards placed on the tables and by bidding on silent auction items which were arrayed in a Monopoly game-type display. Auction items included Hawaiian vacation accommodations, golf outings at the Olympic Club and the Mayacama Golf Resort, a Lake Tahoe getaway, Giants tickets, gift baskets and fine wines. Thank you to BOMA OEB members who sponsored the event or donated auction items and to all who came out to support the effort!

Drought-Tolerant Landscape

by Michael McCormick, Presenter at BOMA Environment Co

“Go From Lawn to a Drought Tolerant California Landscap BOMA OEB Environment Committee’s recent presentation. Th by Allied Landscape and held at the San Leandro Corporate O where Allied converted a half acre of lawn to drought-tolerant the irrigation system in December 2015. Local landscape and p speakers at the event included: Jenna Hattersley, BOMA OEB Chair; Kelly Schoonmaker, Program Manager with StopWaste reducing waste in Alameda County); Dave Langridge, with EB Aaron Majors, Owner and Department Manager of Landscape Cagwin & Dorward; and Loren McIrvin, President and CEO of The panel discussion and site tour focused on creating beau that reduce waste and save water, labor and money. The rece conversion at the event's location served as a fantastic case stu EBMUD rebate process, ROIs, plant selections, and installation rainfall this year, the California drought is not over. Property Manager Kathy Pentecost began working with Al how the site could reduce its water consumption in response t increased operating costs and LEED certification requirements. the lawn once the project was approved. The sheet mulching


Scenes from the CREATE Gala

Clockwise from top right: Derek Schulze, Able Services; and Kevin Fitzpatrick, Boston Properties. John Combs, RiverRock Real Estate Group and BOMA SF President; Manny Moreno, Next Play Consulting; and Anne Sparks, Next Play Consulting and BOMA OEB President. Michaela Morgan, Metro Services; and Danielle Smith, Cushman & Wakefield. CREATE signage at the event.

es Explored at BOMA Seminar

ommittee Seminar

pe�was the topic of the he event was sponsored Offices of Wells Fargo, t planting and upgraded public sector expert Environment Committee (a public agency BMUD Water Conservation; e Construction at f Allied Landscape. utiful commercial landscapes ently completed lawn udy to demonstrate the n techniques. Despite decent

llied Landscape to determine to statewide water restrictions, . Allied began sheet mulching process minimizes chemical

use and the need to dig up and dispose of turf by leaving it in place and covering it with cardboard, compost and mulch. It helps to build a healthy soil base for new plant material, increases water retention and reduces labor costs. Soon after, the irrigation system was upgraded to lowvolume drip and high-efficiency sprinklers. Drought-tolerant plant material was used that was more suited to California's dry summer climate and changing landscape trends than the original expansive turf. Panel shared insights with property professionals. Allied worked closely with EBMUD for rebates to help offset the initial investment costs. The anticipated reduction in annual operating costs is $1.05/sf, with an ROI of 4-5 years. Annual reductions are anticipated as follows: runoff: 5,000 gallons, maintenance: $10,000, chemical usage: 50 pounds, water usage: 2,000,000 gallons, CO2: 5,000 pounds. In addition to the substantial environmental impact of the project, its completion has also boosted the site's curb appeal, making it a model for a smart California landscape renovation.


Principal Profile

Ruth C. Bennett, Senior Real Estate Manager CBRE | Asset Services

Mt. Diablo Plaza in Walnut Creek is a bustling full-service building with 60 tenants, a fitness center and a conference center. CBRE Senior Real Estate Manager Ruth Bennett manages the building and a team of eight. She’s excited about “our newest amenity, a fleet of bicycles for tenants to use!” Bennett’s days are busy with tenant and vendor relations, bidding, capital improvements, financial reporting and budgeting. She observes that Walnut Creek and the 680 corridor are experiencing “more and more tenants coming from San Francisco and Oakland as they seek quality office spaces at a more reasonable cost. Occupancy and rents are increasing and older buildings are continuing renovation to keep up with the market. Buildings that are close to BART are especially desirable. There are several new residential projects under construction in Walnut Creek which will provide more housing opportunities within walking distance from downtown restaurants and nightlife.” At Mt. Diablo Plaza, Bennett notes that she and her team “continually strive to provide worldRuth Bennett class service to our tenants, quality tenant events and high-end amenities. This year, we remodeled our outdoor seating areas to provide a more comfortable setting for tenants to work and relax. We also renovated the landscaping to meet current drought restrictions, including the planting of drought-tolerant plant material and reduction of water usage.” Bennett serves as chair of the BOMA Oakland/East Bay Finance Committee and has been involved with BOMA OEB for four years (she was involved with BOMA Silicon Valley for years when working in the South Bay). “BOMA is a great organization to meet people, including other managers and contractors, who act as resources for daily challenges,” Bennett says. “The best part of this business is the people, including the tenants, co-workers and BOMA friends that I have made along the way.” During her time off, she loves to travel and visited Spain, New York City and England last year. “Since we have family in Europe, it makes the trips even more rewarding. I also love to cook and will be working with my husband on the new fixerupper home on which we are about to close escrow. We love to entertain and are known for throwing a great party.”

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What’s the Next Step in Your Career? ...Navigating the Industry Senior leaders in commercial real estate shared some of their keys to success with attendees of the BOMA OEB April membership luncheon. The panel included: Tawni Sullivan, CBRE, Associate Managing Director, Asset Services; Jeff Corvi, Able Services, Regional Engineering Manager; and Marc Barkdull, President, PJMB Commercial, Inc. Lucinda Alipio, Real Estate Manager, CBRE, moderated the program. Alipio asked what was the best piece of advice they were given? “It’s a journey, not a destination,” Barkdull said. He noted that you should enjoy small successes on a daily basis and learn from hardships. Corvi remembered something the CEO of Able told him: “If something isn’t working, figure it out or management will notice.” Sullivan advised writing down your successes, both small and large.

Associate Profile

Panelists stressed the importance of relationships. “It’s important to be a performer, but relationships are important,” said Sullivan. “People need to know you.” Barkdull emphasized that “tenant-landlord relationship is key. Technology frees you up from some tasks. It gives you more time to build relationships.” “Be a resource” to your team and use a collaborative approach, recommended Corvi. He said that you can delegate a task, but not responsibility. Things that might keep a person from being successful? Sullivan said that “people place limits on themselves” and that not recognizing weaknesses can stop your career growth. Corvi warned against complacency, which “stops people from progressing.” Additional advice: “Pick up the phone and talk to people,” Sullivan said. “Be free with praise and slow to criticize.” “People should feel free to make a mistake and come up with a solution,” Barkdull advised.

Meredith Estremo, Regional Sales Leader, Pacific Northwest Region, BrightView Landscape Services

BrightView may be a new name to BOMA members, but it’s the nation’s largest landscaping services firm, with 22,000 professionals and more than $2 billion in annual revenue. In 2014 The Brickman Group and ValleyCrest Landscape Companies combined to form BrightView. In addition to leading the business development team throughout Northern California, Oregon and Washington, Regional Sales Leader Meredith Estremo meets with customers and potential clients to discuss the part landscape can play in their overall business goals. “I enjoy finding solutions to concerns and educating people on the current trends, horticultural best practices and water management solutions,” she says. “Whether the need is portfolio consolidation, a large outdated site needing upgrades or a brand new property with special care and reporting needs, I work with property managers and customize a plan that will make their jobs easier.” Meredith Estremo at a Estremo notes that “landscape plays a vital role in the way people enjoy and experience work. They company bike building spend most of their time at their office buildings and a good return on investment with major impact event for kids. can be made through minor upgrades. We see a lot of corporate campuses and management companies get excited about creating a custom brand image with the help of their landscapes. This can be achieved through unique plant selections, seasonal color themes and plant pallets designed specifically for the company and their buildings.” Some of BrightView’s current projects throughout the East Bay include assistance in a complete landscape redesign for Stoneridge Corporate Center and Workday’s proposed campus, and helping East Bay MUD expand the reclaimed water available to the East Bay. Estremo serves on the BOMA Education and Programs Committee, which plans the monthly luncheons and organizes the RPA courses. “We have a great group that cares deeply about creating quality content for our members,” she says. In her off hours, her two year-old daughter keeps her busy and laughing. “Our family enjoys hiking around the East Bay regional parks and exploring areas of Northern California.”


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President’s Corner

(Continued from page 2)

younger generations to look at commercial real estate and start breaking down Artificial Rules! For more information about CREATE, please contact Marc Intermaggio, Executive Vice President of BOMA San Francisco and CEO of the BOMA San Francisco Foundation, at mli@boma. com. The Foundation spearheaded the formation of CREATE and involved other commercial real estate associations in addressing the industry-wide talent shortage. CREATE is a collaboration of BOMA San Francisco, BOMA Oakland/East Bay, IREM San Francisco Bay Area Chapter and NAIOP San Francisco Bay Area Chapter.

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Sparks is President of BOMA Oakland/East Bay and Manager, Next Play Consulting’s Stoneridge Corporate Plaza.


Photo credit: Kent Goetz

Scenes from the Spring Golf Classic

Thank you to Our Sponsors Main Event Sponsor: Universal Protection Service Food Hole Sponsors

Tee Sponsors

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Closest to Pin Sponsor (Men’s & Women’s)

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About BOMA Horizons BOMA HORIZONS is published by Eason Communications LLC for BOMA Oakland/East Bay.

Editor: Henry Eason Ad and Art Director: Ellen Eason Eason Communications LLC To advertise, contact: Ellen Eason at 415.596.9466 or ellen@easoncom.com

Putting Contest


All Seasons Roofing

Clockwise from top right: Dana Schumacher and Bob Diprospero, Kastle Systems. Scott Kirkpatrick, Cushman & Wakefield; Liz Thomas, Universal Protection Service; and Andy Chang, Bishop Ranch. Chris Merino, Air Systems Service; and Gail Burke; Nearon Enterprises. Sonia Bastidas Fuetsch, Harbro; Jose Guevara, American Assets Trust; and Anne Hinz, RiverRock Real Estate Group. Meredith Estremo, BrightView; and Diana Hernandez, Nearon Enterprises.

Mark Your Calendar! July 14 – Industrial SIG Spotlight Tour July 27 – Trade Show and Wine Tasting August 11 – Luncheon: Fighting ADA Wars and Engineers Appreciation

Visit www.bomaoeb.org for the latest listings!

BOMA Oakland/East Bay 1000 Broadway, Suite 200-K Oakland, CA 94607

510.893.8780 www.bomaoeb.org Printed on recycled paper.

Summertime Trade Show & Wine Tasting

Beach-Theme Event to Showcase BOMA Members’ Services Join the BOMA Oakland/East Bay associate members on the evening of July 27 as they present the 2016 trade show. This year’s theme— Day at the Beach —≠is sure to inspire creative displays, games and costumes. The trade show is a not-to-be missed event for BOMA principal (building) members who recommend or select services and products for their properties. Associates will be at their booths to share information about how their services or products could increase your property’s efficiency and benefit your tenants. The event will be held at the Oakland Museum of California, 1000 Oak Street. The museum is conveniently located near the Lake Merritt BART Station, and there is a parking garage on-site.

If your company would like to exhibit, contact Noelle Blanchard at admin@bomaoeb.org or 510.893.8780. To attend the show, register online by visiting the Event Calendar. BOMA OEB, BOMA San Francisco and BOMA Silicon Valley Principal members are welcome to attend.

Profile for BOMA Oakland/East Bay


News from the Building Owners and Managers Association (BOMA) Oakland/East Bay


News from the Building Owners and Managers Association (BOMA) Oakland/East Bay

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