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The Quarterly Newsletter for Commercial Real Estate Women | San Francisco

Taking Charge of Change

3rd Quarter 2012

LEGAL TIPS | Mechanic’s Lien Laws: Changes are Coming © 2012 Treven Tilbury, Esquire, and Arthur Woodward, Esquire, Downey Brand LLP In 2011, the lien statutes were amended to require that owners be served with notice of a recorded lien. In the past, the property owner might not find out a lien had been recorded until a lawsuit was filed, at which point resolution was much more difficult and costly. The spotlight on this issue occurred in the single-family residential world as unscrupulous general contractors failed to pay subcontractors, who would in turn lien the homeowner’s property. Though the issue was spotted in residential construction, the change in the statute affects both commercial and residential projects. Effective July 1, 2012, California law regarding construction remedies changed again, and on a broader scale. The 2012 changes work in conjunction with the 2011 changes. The widesweeping new statutes will result in many technical differences, together with a number of substantive changes as well. The good news is that the new statutory scheme works fundamentally in the same way as the old statutory structure, and many of the improvements benefit property owners. Nevertheless, there are a number of changes that affect every participant in the construction process.

• Revised Forms — One of the most practical changes to the code is that the forms that have been used for years must be revised. Release forms and preliminary 20-day notice (now just “preliminary notice”) form will now follow a new statutory form. Property owners that are hiring contractors should be aware that they will be receiving new 20-day notice forms, and that the lien-release forms to use are also changing. (For the new release language for all release forms, see California Civil Code sections 81328138; for the new Preliminary Notice language, see California Civil Code (for private works) sections 8102, 8200, 8202 and (for public works) sections 8102, 9300, 9302, 9303.) • Statute Numbering Changes — Though this change may not be critical to non-attorneys, the code numbering scheme has changed. Where the construction remedy statutes used to be found at California Civil Code sections 3082-3268, they are now found at California Civil Code sections 8000-9566. • Terminology Changes — Many of the common terms used in the past are now changed, though they have similar (but not necessarily identical) definitions.

For example, a “Preliminary 20-Day Notice” is now a “Preliminary Notice.” A “Materialman” is now a “Material Supplier.” The “Original Contractor” is now referred to as a “Direct Contractor” (a change clearly intended to address projects with multiple prime contractors). A “stop notice” is now referred to as a “stop payment notice.” • Direct Contractors Must Give Preliminary Notices — Under the previous law, persons that had a direct contract with the owner were not required to provide preliminary 20-day notices. The new law requires claimants with a direct contract with the owner to provide a Preliminary Notice to the construction lender. While this is a major change for general contractors, property owners should also be aware in the event their lender asks why (continued on page 2)



(continued from page 1) it is receiving a preliminary notice from the general contractor. • Changes in Completion Definitions — The new statutes also change the definition of “completion.” The rules are different for public and private projects. On the private-works side, “actual completion” and “occupation or use” will still be the most common forms of completion. “Acceptance by the owner” will no longer be sufficient to establish completion. • Notice of Completion Deadline — The notice of completion deadline has been extended from 10 days to 15 days. • Petition to Expunge — Historically, when a lien went stale (i.e., it expired by the passage of time without a suit being filed), the petition to expunge was the property owner’s only remedy to remove the lien. Unfortunately, a $2,000 cap on fees associated with the petition was typically not enough to accomplish removal of the lien. The new statute provides for a 10-day demand to the lien claimant for release of the lien. If that demand does not result in release, then the lien claimant must pay “reasonable attorney’s fees” to expunge the lien. In essence, the cap has been removed, which will create an incentive for stale-lien holders to remove stale liens from a cloud on title. • Mechanic’s Lien Release Bonds — In the event a lien-release bond is required to free a property from the cloud on title from the lien, the old statutes required a release bond worth 150% of the face value of the lien. Now, the release bond must be only 125% of the lien face value. • Conditional Upon Progress Release — The form has changed, and must now identify all previously executed conditional releases that have not been paid. • Conditional Upon Final Release — Must now identify the claimant’s customer in the release. This list of changes is not an exhaustive list of every change to the construction remedies statutes, but it does cover the primary changes. Though it will take owners, contractors, subcontractors, and material suppliers time to adapt to the new details, overall the new system will look very familiar. That said, construction remedies are a very technical area governed by statute, and thus it is critical to be aware of and follow the new statutes.

About the Authors Treven I. Tilbury is a partner in the Construction Law and Litigation Practice Groups at Downey Brand LLP. He has broad experience in all aspects of construction law, including avoiding and litigating construction claims disputes, as well as disputes regarding leases and other real estate issues. Arthur G. Woodward is a partner in Downey Brand LLP’s Construction Law and Litigation Practice Groups, and is the past chair of Downey Brand LLP’s Construction Law Practice Group. Mr. Woodward has extensive experience in all aspects of construction law and real-estate litigation.



t this year’s convention, CREW Network will explore the idea of choices – choices regarding careers, business, and leadership. It’s a matter of cutting through the “internal noise.” Do you aspire to the C-suite, or do you not have such aspirations? Do you conduct your business in a traditional fashion, or do you want to push the envelope? Are you a leader who leads through consensus or through pure, driven passion? There are no wrong choices. Whatever choice you make is the right one for you. At this year’s event, it’s all about exploring our choices and gaining the knowledge and skills needed to support them. The best way to make the most of your convention experience is to plan! Determine what both your education and business goals are before you arrive. Identify the sessions you want to attend, review the attendee list to see who will be there and who you need to connect with…and make it happen. Contact these individuals before you go and set up a time to meet. Remember: Planning is key! Choose to join CREW in Chicago!

november 14TH - 16TH Greenbuild international 2012 conference & expo


SGBC’s Greenbuild International Conference & Expo is the world’s largest conference and expo dedicated to green building. Thousands of building professionals from all over the world come together at Greenbuild for three days of outstanding educational sessions, renowned speakers, a vast exhibition floor, green building tours, special seminars, and networking events. Greenbuild is the three-time recipient of the IMEX Green Meetings Award and Tradeshow Weekly’s 50, and received an MPI Rise Award for Organizational Achievement in 2010. The 2012 conference will take place in San Francisco. The 2011 conference drew more than 23,000 attendees and featured more than 1,700 exhibit booths.



an you believe it’s already that time again? The Communications Team is preparing for CREW SF’s this annual December event. Keep an eye out for details regarding this celebratory and joyful occation to raise valuable funds for the CREW SF Scholarship. If you have items for the silent auction, contact Deborah Han at Make sure to mark your calendars for this fun event!


Changing the Face of SFMOMA: 2013 - 2016 © 2012 Donna Schumacher, Donna Schumacher Architecture The extensive expansion of the San Francisco Museum of Modern Art (SFMOMA) will close that venerable cultural nexus for two and a half years, from June, 2013 until its completion in 2016. A long time to have the museum closed, it will be well worth the wait. The new building will not only be significantly larger, rivaling New York’s Museum of Modern Art in size, but will also provide a connective tissue to the surrounding area, enticing the public to interact with contemporary art in a user friendly dialogue of the everyday. Of all the buildings forming the Yerba Buena Gardens cultural complex, architect Mario Botta designed SFMOMA engaged the public strolling the sidewalk with its Museum Café and its very impressive book and gift store, both accessible without charge. However, the design did not allow for any other public access other than 3rd Street, resulting in only blank facades for strollers of Minna and Natoma. This created a vault both visually and functionally. However, the new expansion will remedy that oversight. How will that be done? The museum expansion by architectural firm Snohetta, will not only create an additional 78,000 square feet of indoor gallery and public space but an additional 70,000 square feet of public and support space. 40,000 square feet of that space will be accessible to a visitor by entering on 3rd Street, strolling the building to an outdoor terrace above Natoma Street, and exiting onto Howard. Importantly, this perambulation allows a viewing of the large gallery along the way free of charge! Indeed, it is exciting just how much space and interaction with contemporary art the design allows for such a visitor. The current configuration consists of 225,000 square feet with nearly 60,000 square feet of gallery space. With the additional 78,000 square feet of gallery space, the museum will more than double its exhibition area. This addition is perfectly timed in light of the recent partnership with the Fisher Collection which has added significantly to the permanent collection of the museum. The new space will be used to exhibit the work of this comprehensive and renowned collection of contemporary art, as well as to expand the space available for shows curated by the staff. The expansion area runs along the rear of the current building spanning from Minna to Howard Streets, providing a backdrop of white brick for the dark red brick of the Botta building. With a new façade and entry on the east side of Natoma Street, and a new façade and pedestrian walkway on Howard Street, the building will be much more open visually and literally to the neighborhood. A two-story gallery enclosed in glass on three sides will be visible day and night, open or closed, and will feature Richard Serra’s Sequence, one of the highlights of the Fisher Collection. The Natoma Street entrance and the existing one on 3rd Street will lead to a central space that will serve as (continued on page 4)

Image courtesy Snøhetta Snøhetta, SFMOMA Expansion; Aerial Southeast Façade

Image courtesy Snøhetta Snøhetta, SFMOMA Expansion; Art Court

Image courtesy Snøhetta Snøhetta, SFMOMA Expansion; Howard St. entrance


(continued from page 3) the public entry point to all galleries. The central staircase, which has been the focus of the Botta building’s atrium, will be removed to create an expansive flowing space on the street level of the museum. A new entrance will be created on Minna St providing not only an entry for the more than 13,000 school children who visit SFMOMA each year but also an alternate entry for evening events. Fortunately, there are other institutions to keep us culturally enlightened as we wait for the SFMOMA addition to be completed. Within walking distance of SFMOMA, are the convention center, Yerba Buena Center for the Arts (YBCA), and the Contemporary Jewish Museum (CJM). SFMOMA has plans to co-present several exhibitions during the hiatus. An exhibition about art and spirituality will be held in conjunction with CJM and will include works by Rothko and Mondrian. An exhibit exploring South African photography is scheduled in collaboration with the YBCA. SFMOMA will also do its part by hosting a series of off-site installations and off-site programs perfectly aligned with its new direction of outreach. The museum’s Architecture and Design Department is coordinating the creation of a floating pavilion designed by Los Angeles architect Greg Lynn to accompany the America’s Cup festivities. In addition, SFMOMA’s SECA Art Award program, a biennial tradition recognizing local emerging artists, will present the works of the award-winning artists in various off-site locations throughout the city. For a list of all the events and programs scheduled during the expansion period, see Moving Beyond the Walls on the SFMOMA website. About the Author Donna Schumacher is Founder & Creative Director at Donna Schumacher Architecture, a residential and commercial architecture firm. She has led dozens of successful projects during her 30 year career including arts oriented space - SF Camerawork.

Membership Madness at Kimball Office Our June Membership Madness event was hosted by Kimball Office. Thank you Kimball for sharing your amazing showroom space and providing such divine catering. Membership Madness events are a great way to get more out of your CREW SF membership. The events are an opportunity for professional women and students in the commercial real estate field to explore joining our local chapter, but they also afford existing members an opportunity to mix and mingle with each other. It’s a great opportunity to meet that fascinating woman you’ve been reading about over the years in the San Francisco Business Times and to find great new referrals for expanding your business.

CREW SF members who express getting the most from their membership come to Membership Madness and are often involved with a committee. While we’ve done away with the formal, yet comedic and competitive, presentations from committee Team Leads at Membership Madness events, you can always find a Team Lead or two there who is more than happy to tell you why their committee is “the best Committee” to join. Thank you to all our existing CREW SF members who continually invite new guests to take part. Membership Madness is by far our leading source of new members.

1 Joanna Julian (The Marketing Method Group) and Ross Bentley (Layer Cake) [in the background] 2 Julie Dailey (Kimball Office), Maryann McCarthy (Resource Design Interiors) and Helen Duong (Boston Properties) 3 Jean Hurricane (Schiff Hardin) and Zenaida Rosenberg 4 Tiffany Avila (BNB Builders), Michelle Jones (RIM Architects), Ginger Kelly (RIM Architects) and Gwen Stretch, Peacock Construction 5 Laura Scripture (Broadmoor Partners) 6 Michael Buitrago (Regus), Julie Dailey (Kimball Office) and Lori Spindler (Regus)







Our Next Membership Madness is 10.24.12 4

CREW SF CONVERSATIONS: A tour of Twitter’s new market square digs On June 13, CREW SF was given a sneak peak at the new headquarters for Twitter. This contraversial new location is right in the heart of Mid Market San Francisco, an area which heretofore has been resistant to change. Two participants share their thoughts and reflections about the project. Shorenstein has apparently hit a home run in landing Twitter as a tenant on the top two floors of an 11-story former textile warehouse in the Market Square area of San Francisco. Originally constructed in 1937, it was essentially vacant when Shorenstein purchased it in 2005. The tour which I joined in my most practical low heeled shoes, was conducted by Jim Collins of Shorenstein, who explained the difficulties of remodeling the building, from full replacement of all building systems (electrical, plumbing, HVAC, water, sewer) to seismic upgrades (to accommodate a “2000-year” event—the highest standard) throughout. The City of San Francisco has imposed a number of challenging requirements upon the remodeling project, due to the building’s designation as a “category 1” historic building (i.e., at least 40 years old), but recognized the value of the development as a “catalyst” for future development of the Market Square area, which has already seen demand increase quickly since Twitter signed its lease. Shorenstein’s vision for the building was to take its inward looking focus and change it to an outward looking focus that would highlight Market Street and its (eventual) revitalization. The upper floor space was impressive for its scale—78,000 square foot floor plates, which is over two acres of space—and for the views from the very top floors. Twitter, which had taken occupancy of a portion of its leased space just the week before our tour, was already occupying the rooftop garden on the 9th floor, which featured a variety of vegetables and flowers in neat rows and colorful overstuffed chairs for reading or relaxing. Twitter originally wanted an old escalator between the 10th and 11th floors removed, but then decided to keep the escalator because it added to the charm and uniqueness of the space. The executive dining room features a 3-story ceiling and occupies the space that once was a ballroom. Because Twitter is scheduled to occupy the remainder of its leased space by August 1, Shorenstein has three crews working 24 hours per day, 7 days per week to meet that deadline. Winnifred “Winnie” Ward, Downey Brand LLP On Market Street between 9th and 10th, in an area I would bus through to reach the city’s design district to the south (or ignore altogether to avoid the area’s unpleasant street life)stands a majestic dowager: an elegant example of Art Deco architecture. As an architecture enthusiast and San Francisco resident, when the opportunity arose to tour the former textile factory at 1355 Market Street, I signed up for the CREW SF event immediately.

Photos by Michelle Nye, Corporate Art Coordinator, SFMOMA Artists Gallery

During the walk-through, I saw that while renovating the building for office tenancy, developer Shorenstein and [architecture firm name] not only took careful steps to preserve existing details, but also introduced elements to link the 1930’s style to today’s creative aesthetic. Several period features of the original building have been respectfully restored. Layers of paint and dirt were removed from the Market Street lobby walls, which were then repainted in color gradations to produce a visual depth in the plaster panels. When the architects discovered one of the original ornate lobby chandeliers, they used it as a template to fabricate new, more energy-efficient fixtures. The large mural depicting textile workers is being restored to reveal the vivid hues that were used when it was first painted. State-of-the-art construction practices were employed to make the building attractive to 21st-century occupants and achieve LEED Gold certification. All building systems were upgraded and wired for a high-tech work environment. To create a transition from the expanded entrance lobby on Stevenson Street to the historic lobby on Market Street, the walls of the new 3-story elevator lobby are being clad with reclaimed lumber in a stacked-stone style. As exciting as it will be to see the completion of this historic building, it is just the first phase of a larger campus, which includes plans to redevelop the structure at 875 Stevenson Street and a common plaza, plus affordable housing in adjacent blocks. For me, this area will become representative of the diverse beauty of San Francisco and one to be proud of visiting, rather than the place I now avoid. Christine Charles, Boston Properties, L.P.


Member successes Alicia Esterkamp Allbin Named One of Most Influential Bay Area Women in 2012 Congratulations to CREW SF member Alicia Esterkamp Allbin, Principal of Pacific Waterfront Partners, for being recognized by the San Francisco Business Times as one of the “Most Influential Bay Area Women in 2012.”

Mark Your Calendar

Alicia appreciates the acknowledgement and the opportunity to be recognized among a reputable group of women from different industries. This honor has given her a moment to pause and be grateful for how far she has come, sharing that “Life is what happens after you stop making plans.” Her unforeseen transition from a consulting career to real estate has led her to find a niche in attaining complicated entitlements for historic rehab, value add projects. Over the past seven years, Alicia has found her voice, finding ways to communicate in the largely male-oriented industry of real estate development. Through practice, learning from role models, and the confidence gained with each successful decision building on itself, she has developed the ability to effectively communicate in a feminine fashion that is authentic to her. Counter to her risk adverse nature, she has learned that planning every step of life and setting goals will take you so far, but sometimes you need to jump off the high-dive. Kristina Owyoung and Sherril Jackson Recent Leadership Oakland Graduates Leadership Oakland added CREW SF members Kristina Owyoung, Marketing Manager with Pankow Builders, and Sherril Jackson, founder of SeJ Design, to its graduate ranks this past May. Kristina and Sherril were honored as among the newest Leadership Oakland graduates at an Oakland Metropolitan Chamber luncheon held on June 27th. The 10-month program, whose purpose is to provide Oakland’s current and future leadership the opportunity to gain an in depth understanding of the role leadership plays in the City of Oakland, requires participants to attend an all-day event one Friday every month and participate in a group project with its “team”. Both Kristina and Sherril thought the program provided keen insights into the challenges and inner workings of local government. Kristina has been with Pankow since 2011. From 2004 to 2011, she was the business development manager for LCA Architects. Sherril founded SeJ Design, an interior design firm, in 2009. An architect by training, Sherril previously worked as a Project Designer for HOK Architects. She moved into corporate interior architecture six years ago. Julie Frankel Awarded CREW Scholarship Long time CREW SF member and Communications Team Lead extraordinaire, Julie Frankel has been awarded a $500 scholarship by the Scholarship Committee to assist her in pursuing an MBA at UC Berkeley. While continuing to work full time, Julie will begin her three-year trek at the Haas School of Business in the Berkeley MBA Evening & Weekend program this fall. But don’t worry, she will continue to actively participate in CREW! She looks forward to collaborating with the community at Haas through its people, culture, and network. Anchored in a rigorous management curriculum, the program will provide ample opportunities for Julie to continue her career in real estate. School starts just around the corner, so we wish her the best of luck!

11th Annual CREW SF Golf Tournament September 10 | 9:30 AM - 5:30 PM Claremont County Club

2013 CREW Programs Brainstorming Session September 19 | 5:30 PM - 8:00 PM Allen Matkins Leck Gamble Mallory & Natsis LLP

San Francisco Bay Cruise October 10 | 4:15 PM - 6:30 PM

Membership Madness October 24 | 5:30 PM - 7:30 PM

2012 CREW Network Convention & Marketplace October 24-27, 2012 Hilton Chicago, Chicago, Illinois Regsiter Online

CREW SF Luncheon 2013 Economic Forecast November 14 | 11:30 AM - 1:30 PM San Francisco City Club

CREW SF Luncheon Annual Holiday Meeting & Auction December 12 | 11:30 AM- 1:30 PM San Francisco City Club


Beyond LEED Certification Ongoing Sustainability for Commercial Buildings © 2012 CREW Network, News You Can Use Nancy Larson, LEED Green Associate, Project Manager, Sustainable Options, LLC, Atlanta, GA, Birmingham CREW Most of us in the commercial real estate industry have heard about of the benefits of LEED certification: lowered utility bills, improved occupant well-being and productivity, and increased property value -- just to name a few. Much of the focus has been on new building certifications, but what are the options for owners and managers of existing properties who want to implement sustainable improvements? Currently, new construction accounts for less than two percent of the commercial building stock in the U.S., so how do we address the more than 60 billion square feet of existing commercial buildings? Given that energy use accounts for 30 percent of operating costs in a typical office building, property owners and managers can save money and reduce their carbon footprint by implementing sustainable strategies and investing in appropriate equipment upgrades that will have the best return on investment (ROI). As energy and water costs increase and the supply of limited resources declines, it only makes sense to examine the building’s operations and maintenance procedures to determine areas for increased efficiency. If we look at the cost of a building over its lifecycle (the current average is 40 years), design and construction only account for a small percentage while energy and operations make up the largest portion. Factor in the investment in the building’s workforce and we can see why existing buildings can benefit greatly from a “green makeover.” Launching a sustainability program for your building can seem like a daunting task. Like the old adage, “We can’t manage what we don’t measure,” the best place to begin is to look at a snapshot of how the building is currently performing. Typically the first step is to

analyze the energy and water use to set a benchmark for improvement. The EPA’s ENERGY STAR Portfolio Manager provides an online benchmarking tool that is free of charge and will compare a building’s performance to a national average for similar properties. ENERGY STAR Portfolio Manageris also the required tool for benchmarking projects pursuing certification under the LEED for Existing Buildings rating system (LEEDEBOM). Properties with an ENERGY STAR score of 75 or higher (out of 100 points, putting them in the top 25 percent of similar facilities nationwide for energy efficiency) will earn the ENERGYSTAR® Certification for Superior Energy Efficiency, aprestigious thirdparty certification in itself. According to the EPA, commercial buildings that earn the ENERGY STAR use anaverage of 35 percent less energy than typical buildings and also release 35 percent less carbon dioxide into the atmosphere. Once you have set a benchmark, energy and water audits can be instrumental in determining which improvements and upgrades wouldbest benefit your building and work within your budgeting constraints. Capital improvements are not the only consideration. How the building is operated and maintained is the key driver to efficiency - as well as to averting costly repairs and extending the life of the equipment. How might the preventative maintenance program and operating procedures be improved? What best practices might be incorporated? Retro-commissioning is a process for improving how building equipment and systems function together and enhance overall building performance. In addition to reducing energy waste, retro-commissioning can produce significant cost savings in existing buildings with a simple payback time of two months to twoyears. When

considering which upgrades are best suited for abuilding, look at long term goals and beyond short-term costs. A comprehensive study1 found average cost savings inthe following ranges: Value of Energy Savings $0.11 - $0.72/sf Value of Non-Energy Savings $0.10 - $0.45/sf 1 Mills, E., H. Friedman, T. Powell, N. Bourassa, D.Claridge, T. Haasl, and M.A. Piette. 2004. “The Cost-Effectivenessof CommercialBuildings Commissioning,” Lawrence Berkeley NationalLaboratory. PUBS/Cx-Costs-Benefits.html

These improvements will also help to create a more comfortable building with better indoor air quality, making a positive impacton the well-being of the occupants. Equally important to measuring progress is a comprehensive sustainability plan. Creating policies and procedures, establishing corporate environmental goals, and integrating sustainability into daily operations will ensure a successful program. Determine who will manage each area. Recycling and Waste Management, Landscape and Hardscape Maintenance, Transportation, and Purchasing are other key considerations along with Energy and Water Efficiency and Indoor Environmental Quality. A green cleaning program and integrated pest management will boost tremendously both worker and occupant health and safety, generally at no extra cost or at a cost savings. Clearly, vendor compliance and tenant engagement are essential. Effective communication, engaging all stakeholders in the process and education are all critical elements. Consider theamount of time your staff will have to commit during the transition and while monitoring progress. Enlisting the help of aconsultant can save valuable (continued on page 8)


(continued from page 7) staff time and help create strategies and integrated solutions. Offering green leases to align with sustainability initiatives is a more common practice now that more resources are available. Third- party certifications will not only provide a “reportcard” to substantiate your success, but will also provide a road map for sustainability. A feasibility study can determine which rating system is right for your building. LEED-EBOM is gaining popularity while holding its prestige with the goal of “maximizing operational efficiency while minimizing environmental impacts.” The recently launched LEED Volume Program for Operations and Maintenance is a new option for property portfolios to achieve economies of scale for reducing the certification costs. As mentioned previously, buildings can earn ENERGYSTAR certification for reaching a high bar for energy efficiency. While not as well-known as LEED, The Green Globes - Continual Improvement of Existing Buildings (CIEB) certification is another option for properties which may not be able to meet some of the LEEDEBOM prerequisites or Minimum Program Requirements. ABEPA Report (Building Energy Performance Assessment), which is a new American Society for Testing and Materials’ (ASTM) Standard, is a tool for calculating energy consumption and

cost. The BEPA is now a recommended part of the due diligence process. ISO 140001is a standard for environmental management to “provide a framework for a holistic, strategic approach to the organization’s environmental policy, plans and actions.” Just as building systems are integrated, so is the process for achieving sustainability within an organization. It is often said that sustainability is a journey, and even for recently LEED certified buildings, it is no longer just being handed a plaque and the keys to the building with a wish for goodluck. Data sharing and performance measurement have become requirements under the LEED rating system (and in some jurisdictions, a condition of sale). Measuring and tracking to gauge the success of your programs does not end with certification. Buildings that are certified under LEED-EBOM must recertify within five years following the initial certification inorder to maintain their status. Ongoing sustainability goes beyond the “green bling” of new innovative technologies to being ingrained into the building’s operations and the company’s way of doing business. “Doingwell by doing good” is becoming increasingly evident in business news. “High

sustainability” companies have been shown to bemore profitable, and their shares have performed significantly better. A high return on investments, lowered operating expenses, attracting and retaining tenants, and transparency are all added benefits. As further testament, the U.S. Green Building Council (USGBC) announced that as of December 2011, LEED-certified existing buildings are outpacing their newly built counterparts. The square footage of LEED-certified existing buildings has now surpassed LEEDcertified new construction by 15 million square feet on acumulative basis. Knowing your building’s performance is a lot like knowing your car’s MPG. Getting the best “mileage” out of your property, being ahead of the curve, and anticipating new codes and standards, are all competitive advantages in today’s marketplace. By eliminating wasteful practices, your property can become more profitable while helping to build a better, more sustainable future.

About the Author Nancy Larson, LEED Green Associate, is Project Managerwith Sustainable Options, LLC, Atlanta, GA and a member of Birmingham CREW.




CREW SF is growing! We’ve added over 50 new members in the last year, and look forward to adding many more. Please get to know our new members and reach out to them when you see them at meetings. A few are profiled here: Susan Alling Project Engineer GCI General Contractors As a Project Manager, Susan Alling manages all aspects of construction including estimating, procurement, cost control and scheduling, while maintaining GCI’s client and vendor relationships.

Christine Cruz Property Manager Crocker Plaza Company Christine Cruz has managed the McKesson Plaza Building at One Post Street for Crocker Plaza Company for seven of the past 10 years, overseeing the property’s finances and operations. She also serves as liaison between CREW SF’s Community Affairs and Membership Committees.

Lori Dinovitz Area Sales Manager Regus Group Lori Dinovitz specializes in providing tenants fully equipped and ready-to-go office space and workspace solutions in Class A buildings globally, including assisting them with flexible lease terms, low maintenance space, and the option to grow, downsize or relocate.

Krissy Mummert Founder and Creative Construction Manager Urban Field Group With a diverse background in architecture, construction, real estate, and project management, Krissy Mummert founded her company to serve the Bay Area’s trendsetting companies as they expand into new office space. Her umbrella construction management service includes analysis and advice on the office planning process designed to save time, streamline spending, and add value to her clients.

Sara Pasquinelli Attorney & Commercial/Residential Property Manager, Self-Employed Sara Pasquinelli manages commercial and residential property in San Francisco for her family.

Laura Sagues Associate CBRE, Inc. Urban Retail Group Laura Sagues focuses on the Financial District and Union Square in downtown San Francisco. She represents retailers, including Union Bank, Flor, and a number of restaurant groups and high street retailers. Recently, she has been working with a few clients on national roll-outs and scoping out new concepts in other markets.

Maria Sicola Head of U.S. Research Cushman & Wakefield Maria Sicola oversees the firm’s real estate research operations in the Americas, managing a staff of over 100 professionals. Her team tracks market conditions across all property sectors and produces award-winning reports and papers providing thought leadership to the industry.

Britt Wenzler Development Associate MacFarlane Partners Britt Wenzler is working on the development of three apartment projects, including a project at 1844 Market Street in the City, a second in Corte Madera, and a third in South San Jose near the Hitachi campus. She works with the respective city or town to entitle the land and then with architects and others to develop the design.

Welcome Home! Gabrielle Tierney President Tierney Consulting Group CREW SF welcomes home former CREW SF board member and past CREW Network Foundation Trustees, Gabrielle Tierney. She has over 20 years of experience in retail real estate development with McDonald’s and Starbucks, most recently leading the Starbucks store development function in Greater China (which included Taiwan, Hong Kong and South Korea). She has now started her own real estate consulting practice working with both domestic and international retailers.


NEWS Spotlight on The Governance Committee Did you know that CREW SF has a Governance Committee? The Governance Committee is primarily focused on leadership effectiveness for our chapter. It is responsible for seeking qualified candidates to serve as President-Elect and Directors of CREW SF, as well as for evaluating and making recommendations to enhance the quality and future viability of the CREW SF Board of Directors. The focus of the committee revolves around the following six major areas: •

Board Role and Responsibilities: Leads the Board in regularly reviewing and updating the Board’s statement of its role and areas of responsibility, and the expectations of individual Board members (e.g., Board members’ Code of Ethics and Letter of Commitment).

Board Composition: Leads in assessing current and anticipated needs for Board composition, determining the knowledge, attributes, skills, abilities, influences, and access the Board will need to consider in order to accomplish future work of the Board.

Board Knowledge: Recommends a process of Board orientation and recommends and implements an ongoing program of Board information exchange and education to help Board members.

Board Effectiveness: Facilitates the periodic assessment of the Board’s performance. Proposes, as appropriate, changes in Board structure, roles, and responsibilities. Provides ongoing counsel to the Board President and other Board leaders to enhance Board effectiveness.

Board Nominations: Takes the lead in succession planning; recruits and prepares for future Board leadership. Manages the nominating process, reviews candidates’ qualifications, and prepares a slate of candidates pursuant to CREW SF by-laws.

Team and Committee Leadership: If asked, the Governance Committee advises the Board with succession planning analysis of team and committee leadership positions and recommends succession planning strategies.

In addition to CREW SF’s current President, Past President and President-Elect, two to four additional non-Board members support the Board on the Governance Committee. The non-Board members are not eligible for nomination to the following year’s Board of Directors. This year’s CREW SF Governance Committee members are Valerie Concello (Mohr Partners, Inc.), Kim Havens (Wilson Meany), Helen Duong (Boston Properties, LP), Stacie Goeddel (Holland & Knight LLP), Deborah Quok (QAV Partners, LLC), Ann-Margaret Vann (QAV Realty Services) and Gabrielle Tierney (Tierney Consulting Group).

BOARD NOMINATIONS The nomination period for the 2013 CREW SF Board ended and we have many excellent, qualified candidates who have expressed interest in serving on the board. If you did not submit your name this year, we look forward to your application for 2014. What are the benefits of serving on the CREW San Francisco Board? • Opportunity to influence the future direction and benefits of membership in CREW San Francisco and the Network • Expanded professional connections that benefit you and your clients • Increased public exposure to the membership, programs and speakers, and opportunities to build business • Develop leadership skills and experience that benefit the chapter, your company, and you: • Speaking and presentation skills • Consensus building • Motivating others • Strategic planning and thinking What qualifications do successful Board members have? • Demonstrated leadership abilities gained either in your career, other board service, or by working on a CREW San Francisco committee • Understanding and support of CREW San Francisco’s mission, goals, and objectives • An ability to work well with others to achieve consensus and reach common goals • A desire to see CREW San Francisco be a successful and exciting organization serving the needs of its members


Need Help Convincing Your Boss to Send You to the 2012 CREW Network Convention and Marketplace? Create a Winning Proposal While a simple verbal request is sometimes all that is necessary to gain management approval, be prepared to go the extra mile by detailing the value you expect to receive by attending this event. Approach this like you would any business deal and develop a winning proposal that outlines the benefits to both you and your company of you attending the CREW Network Convention. In addition to highlighting the benefits, outline your proposed schedule of education sessions, and why this information will be valuable to your operation. Be sure to attach a copy of the convention brochure.

Communicate the Value Professionals who are better prepared and better informed than their competition have the advantage – as do their organizations. Here are a few talking points you may want to include when you’re discussing the value of your attendance at this year’s convention.

List the Benefits

Mine for Business

Nearly 1,000 commercial real estate professionals will attend – all of whom are doing deals, are looking for new deals or business, and can become the referral you need to open doors to new markets for your company.

Use the convention as an opportunity to schedule business meetings with your contacts in Chicago. Also, use the online attendee list (once available) to scope out individuals with whom you wish to do business. Set onsite meetings with those individuals before heading to Chicago.

You will have the opportunity to hear from leading real estate economist Asieh Mansour, Head of Americas Research for CBRE. Prior to joining CBRE in 2011, Asieh was Managing Director, Head of Americas Research for RREEF where she served as the global macroeconomist for the RREEF business, supporting investment and acquisition decisions for real estate, infrastructure, and private equity. Carefully selected education sessions that address current market issues, challenges and solutions in nearly every sector including multifamily, retail, health care, public/private partnerships, lease accounting, and more. Access to one of the best capital market updates presented by a premier panel of speakers who will provide perspectives from private equity, REITs and commercial lending.

Bring it Home What you learn in Chicago shouldn’t stay in Chicago. Make sure your management understands that your attendance at the 2012 CREW Network Convention can benefit everyone in your organization. In your proposal, agree to write up a brief synopsis of what you learn from the convention, and then share this information with your company. By bringing the knowledge you gain at convention home, you can become a force for change within your organization. Take a moment right now to consider all of the benefits you and your company will receive by attending the 2012 CREW Network Convention & Marketplace and start formulating your proposal today.

We’ll see YOU in Chicago!

Download Sample Letter: Convience Your Boss (Word doc.) 11


2012 SPONSORS gold

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Mohawk is more than just the sum of its brands. It’s a customer-focused floor covering resource—one where you can specify with confidence—because at Mohawk, it’s always what you want, when you need it. Simply put, Mohawk makes it work.

Page & Turnbull Prudential Real Estate Investors R.N. Field Construction, Inc. Schiff Hardin LLP Sheppard Mullin Richter & Hampton LLP SSL Law Firm LLP The Swig Company

FRIENDS OF CREW Shorenstein Properties LLC

MEDIA SPONSORS San Francisco Business Times The Registry

Showcase Your Company Positively impact our industry’s growth and vitality while taking advantage of opportunities to increase your organization’s visibility in all areas of commercial real estate. View Our Sponsorship Options at

The CREW SF Communications Team is looking for: •

Authors, editors, photographers

Member Success Stories (Promotion, job change, awards, designations)

Industry Articles

All submissions are subject to editing for clarity and brevity. Unless otherwise noted, ©2012 CREW SF Please send all ideas and articles to The View editorial staff at

THe view editorial staff: Editor Donna Schumacher Editorial Review Michelle Fraedrich Contributers Paula Crow Michelle Fraedrich Amy Frank Laurie Gustafson Nancy Lundgren Julie Lynch Krissy Mummert Charles Olson Kristin Owyoung Donna Schumacher Design & Layout Megan Cottrell


VIEW Q3 2012  
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