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Bay State Apartment Owner is the official publication of the Rental Housing Association. ©2015 The Warren Group Inc. and the Rental Housing Association. All rights reserved. The Warren Group is a trademark of The Warren Group Inc. No part of this publication may be reproduced in any manner without the express written consent of the publisher.

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Greater Boston Real Estate Board One Center Plaza, Mezzanine Level Boston, MA 02108 Phone: 617-423-8700 Fax: 617-338-2600

RHA Officers President: President Elect: Vice-President: Secretary: Executive Director:

Gilbert Winn Sarah Mathewson Mark R. Epker Mark Epker John E. Lafferty

CONTENTS

President’s Message

Executive Director’s Message

Photo Gallery

RHA Calendar

Off to a Strong Start

Last Call for Las Vegas

Published By THE WARREN GROUP Creative / Production / Advertising www.thewarrengroup.com 280 Summer Street Boston, MA 02210 Phone: 617-428-5100 Fax: 617-428-5118 custompubs@thewarrengroup.com

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Best of Both Worlds

Bigger Than the Big Dig

First Quarter 2015 • BAY STATE APARTMENT OWNER

President’s Message BY GILBERT WINN

Off to a Strong Start

firmly believe in the aphorism that a rising tide lifts all boats. In the context of the Rental Housing Association, that means as we enhance the profile of the association, the members of the association will also benefit. With that in mind, we have set several goals for the remainder of the year. RHA must continue to be the powerful voice of the industry before local legislative and regulatory bodies. This is accomplished by our membership staying informed, engaging with elected and appointed officials, participating in the advocacy work of the Greater Boston Real Estate Board’s (GBREB)

Government Affairs Committee and providing support to the GBREB Political Action Committee. I have encouraged the members of the board of directors to raise issues and concerns during our monthly meetings. In this arena, there can be a healthy exchange from various divergent viewpoints. One of the strengths of RHA is the diversity of its membership: small owners, large owners, market rate managers, affordable managers, for-profit and not-for-profit developers, plus the entire gamut of leading suppliers of goods and services to the multifamily industry. Our goal is to harness the collective wisdom of this group, through discussion of common issues. We have surveyed the board members, asking what they per-

ceive to be the benefits of serving on the Board individually as well as to their company. In addition, they were asked what more RHA could do for them and their companies. They responded saying they value the information that they gain at the board meetings, being part of the decision making process and the exposure they receive as a board member. The directors said they would welcome opportunities to get to know their fellow directors better. To that end, each director will be given the opportunity to open a meeting of the board with a brief presentation on his or her experience and overview of “what they do” in their current position. This will further the goal of fostering exchange and interaction between directors outside of the confines of a board meeting. An additional goal is to continue to build the membership of RHA. We have participated in the National Apartment Association’s Joint Membership Campaign, where NAA provided a list of potential members and undertook the mailing of a joint membership flyer. In addition, RHA staff researched the market, focusing on developers new to the area. The board members will be following up on both of these lists, with the goal of growing the membership. RHA is off to a strong start for 2015. We have defined our goals to insure the relevance and vitality of the association through a meaningful legislative and regulatory presence, led by vibrant board built upon strong relationships between its divergent membership, successfully recruiting new members ensuring our role as the voice of the multifamily industry in Massachusetts. n

BayState Apartment Owner Salsbury Industries

Runs in: Winter/Summer

Gilbert Winn is CEO of the WinnCompanies and 2015 president of the Rental Housing Association. 4

BAY STATE APARTMENT OWNER

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First Quarter 2015

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Executive Director’s Message BY JOHN E. LAFFERTY

Last Call for Las Vegas

BAY STATE APARTMENT OWNER

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First Quarter 2015

CREDIT LUCILLE BALL COMEDY FESTIVAL

he National Apartment Association is gearing up for its final visit to Las Vegas with the 2015 NAA Education and Conference. (Upcoming venues are San Francisco, Georgia, San Diego, Colorado and Boston.) You won’t want to miss the opportunity to experience all that is Las Vegas, coupled with the NAA’s worldclass, professional education, networking and cutting-edge tradeshow from June 24 to June 27, 2015, at the Mandalay Bay Hotel. NAA recently announced that Jay Leno will deliver the opening keynote address at the conference. Leno, an acclaimed late-night TV host, admired stand-up comedian, bestselling children’s book author and Emmy Award winner, has been inducted into the Academy of Television Arts and Sciences’ Broadcasting Hall of Fame, is a recipient of the John F. Kennedy Center for the Performing Arts’ Mark Twain Prize for American Humor, is a Harvard University Hasty Pudding Award honoree and has been honored with star on Hollywood’s Walk of Fame. Throughout the conference, attendees are challenged, entertained and informed by “game-changers.” Ken Schmidt, the former director of communications for HarleyDavidson Motor Company, played an active role in one of the most celebrated turnarounds in corporate history. He is widely known as one of the business world’s most outspoken and provocative thought leaders, and has partnered with many of the world’s most successful brands. He shares stories and insights on the road to building a fanatically vocal customer base, creating a passionately loyal corpo-

NAA recently announced that Jay Leno will deliver the opening keynote address at the conference. rate culture and developing leaders who inspire and motivate. Robin Chase, founder and former CEO of Zipcar, Buzzcar and GoLoco, has been frequently featured in the media, including the Today Show, The New York Times, National Public Radio and in Wired, Newsweek, Time and Businessweek magazines, as well as several books on entrepreneurship. Her topic at NAA will be “Entrepreneurship, Innovation and Technology.” Richard Karlgaard, economic forecaster, angel investor, board director, Wall Street Journal bestselling author and publisher of Forbes magazine, just released the #1 Amazon bestseller in strategy and competition, The Soft Edge: Where Great Companies Find Lasting Success. Richard’s presentation will touch on the economic growth forecast for the U.S. and trends for stocks, municipal bonds and real estate.

Luke Williams, author and globally recognized authority on disruptive innovation, reveals a way of thinking that has the power to transform your business and stay ahead of the game. The author of Disrupt: Think the Unthinkable to Spark Transformation in Your Business (FT Press, 2011) and one of the world’s most respected voices on innovation leadership, shows organizations exactly how to generate those strategies and deliver those solutions. Jim Knight, former director of training for Hard Rock Café, will facilitate a variety of interactive topics, including sessions around organizational culture, world-class service, employee engagement, internal branding and performance management. Starting out as a restaurant staff-level employee for Olive Garden and Hard Rock Café, he eventually became the head of the School of Hard Rocks, running

point on all training and development functions for Hard Rock International. Olivia Fox Cabane has lectured at Stanford, Yale, Harvard, MIT, the Marine Corps War College and the United Nations. She helps people become more persuasive, influential and inspiring. From a base of thorough behavioral science, Olivia extracts the most practical tools for business, applying the latest in global behavioral science to everyday leadership needs to improve her clients’ productivity, effectiveness and efficiency. In addition to being a columnist for Forbes and The Huffington Post, Olivia is often featured in media such as The New York Times, Bloomberg and BusinessWeek. With this outstanding group of presenters, I know you will want to be a part of what happens in Los Vegas at the 2015 NAA Education Conference and Exposition. I look forward to seeing you there. n John Lafferty is the executive director of the Rental Housing Association.

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One Seaport Square Offers Residents the

BEST OF BOTH WORLDS

BAY STATE APARTMENT OWNER

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First Quarter 2015

By Debbie Swanson

esigned around the fast-paced, do-it-all lifestyle common to many Bostonians, a multifamily complex in the making will offer residents a seamless transition between their personal and professional lives. The 1.5-million square-foot mixed-use development One Seaport Square broke ground in November 2014 and is scheduled to open in the summer of 2017. The development, in the South Boston waterfront neighborhood, comes at a time of bursting growth for that area; the 23-acre Seaport Square Master Plan includes anticipated construction of five new streets, more than 20 buildings and four public gathering areas, creating a unified, walkable and vibrant neighborhood. As a mixed-use structure, One Seaport Square will be a three-acre community that will be home to two residential towers, including retail shops and dining/entertainment. The towers, named The Benjamin and VIA, are within walking distance to business-rich areas, including the Financial District. One Seaport Square is bordered by Seaport Boulevard, Northern Avenue, Fan Pier Boulevard and Sleeper Street. Steve Wood, managing director and head of development at Berkshire Group, a Boston-based real estate investment management company, feels the development is the perfect answer to today’s “get it done yesterday” mentality; its proximity to jobs and public transportation will enable residents to enjoy extra time with their families before the workday, drop by home during lunch, and conveniently step out for dinner or entertainment in the evening. “It’s an area where people can live and easily access work, shops, entertainment,” said Wood. “The residential area above the retail shops and restaurants was designed to really enable the residents to combine work with pleasure and entertainment.” The first three floors of each tower will contain 250,000 square feet of retail space, anticipated to include stores, restaurants, a bowling complex and a theater. Beginning above this, the multifamily residences offers units to appeal to a wide spectrum of tastes, from smaller, affordable units, to luxury suites. The buildings will also include 96 units that meet the city of Boston’s standards for affordable rent. “It was a priority to offer a variety of product types, from the smaller apartment perfect for a young, active professional who wants to be in the heart of things, to a larger unit with floor-to-ceiling glass, that takes advantage of the city vista,” said Heather Boujoulian, senior vice president, development, and project executive with Berkshire Group. The largest mixed-use project in the city of Boston, One Seaport Square will put more new

apartments on the market than any other project. In total, the two towers will offer 832 residential units. The Benjamin will contain 354 units, while VIA features 478. Units range in size from 385 to 685 square-foot innovation units, to 1,235 to 1,335-square-foot three-bedroom apartments. Innovation units are cost-effective studio and one-bedroom apartments designed with rising professionals in mind. “Many young, urban workers are caught up in the area and spend little time at home, and really don’t need a large space,” Boujoulian said. At the other end of the spectrum, penthouse suites in The Benjamin will feature extras such as professional grade appliances, wine refrigerators, boutique-style custom closet design and organization systems, and private elevator access. While the location offers ease of walking and access to public transportation, there will also be 775 parking spaces available, which will include 430 residential parking spaces. “They’ll be exclusive to residents, so they won’t have to worry about not having a space during busy shopping times,” Boujoulian adds. Designed by Boston’s Elkus Manfredi Architects, the buildings are designed with sustainability in mind and are being built for LEED Silver certification. Both structures have a distinctive personality, yet share an open and modern look, with architecture designed to connect them to the harbor and to the city. In addition to the focus on work and play, the development is also designed to foster an appreciation of the outdoors; despite living amid a major metropolitan area, residents will have ample greenery and outdoor space at their disposal. “Between the two buildings, there will be over an acre of outdoor space exclusively for residential use. The Benjamin has a large, outdoor space with dramatic views of Fort Point Channel. VIA has a spacious outdoor courtyard lounge,” Boujoulian said. “Many units also offer a private balcony, with views facing the skyline and taking advantage of the amazing sunsets.” In line with the property’s support of a flexible, mobile lifestyles, all the apartments are available for lease-only. And recognizing the prominent place that pets have in people’s lives, the buildings will also be pet-friendly. One Seaport Square is a multi-partnered endeavor, the roots of which originated in December 2012. Berkshire Group, which has several individuals and properties that are members of the Rental Housing Association, has partnered with Boston Global Investors (BGI) to own and develop the residential component of Seaport Square. Boston-based WS Development, a retail development firm, will develop, own and manage the retail component. n First Quarter 2015 • BAY STATE APARTMENT OWNER

Olympic Opportunities

MIT

BIGGER THAN

The Big Dig? Olympic Bid Could Provide Affordable Housing

BY COLLEEN M. SULLIVAN

rofessor Barry Bluestone, Northeastern Univering for working families – the costs are so high,” said sity economist and head of the Dukakis Center Bluestone. “What would be great is if we could build for Urban and Regional Policy at that institution, housing that was so attractive to young grad students has long advocated for the city and local colleges and and interns and others that they would start choosing universities to take a more proactive approach to housthis housing … it’s housing ju-jitsu, creating new oping the tens of thousands of student who come to Bosportunities for working families by creating new houston each year – and to him, the Olympics seems like a ing for Millennials.” O V E R A L L G A M E S C O N C E P T • N U M B E R 1: O V E R A L L G A M E S C O N C E P T • 1 D E C E M B E R 2014 perfect opportunity to push that agenda forward. Housing advocates are hoping that the requireBehind the scenes, he and other housing advocates ments for hosting the Olympics – and the corporate are working to turn the city’s Olympic bid into the sponsorship and advertising it will attract – could help spark to create tens of thousands of units of “Millenovercome the cost hurdle. Housing for the tens of thounial” housing – affordable units for young students and sands of athletes headed to the games will be a funprofessionals. damental part of any proposal – with the right kind of It’s not that building more affordable and middleplanning and innovative construction techniques, the income housing isn’t already a popular idea with the former Olympic village could be transformed into percity’s political class. The Walsh administration has anmanent housing, advocates say. nounced ambitious housing goals for the city, with the mayor’s current plan calling for 53,000 new units by A Modular Approach 2030, more than 20,000 of them to be aimed at moderBluestone envisions an Olympic village of small stuate-income buyers. dio and one-bedroom units with large, shared common But substantial obstacles remain, including the spaces. Modular construction techniques could allow complex approval process, restrictive zoning, and most the units to be dismantled and reassembled at other of all high land prices and construction costs, which sites and campuses around the city. Three of his own often require some sort of subsidy to get new middlegraduate students have been working with Tamara Roy class housing projects off the ground. While efforts from architecture firm Add Inc. (recently acquired by have been launched on some of these fronts, the cost Stantec), to help develop the proposal. issues remain paramount, with few solutions on the “They’ve designed a basic unit of 419 square feet, table. suitable for two people. You could also take that basic “Even with Mayor [Martin] Walsh’s plan, it’s going to 419 and double it or even triple it,” to make dorm-like very difficult to build significant amounts of new housaccommodations for four to six students, he explained.

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It’s not only colleges who might benefit, Bluestone said. He’s also received ECEM B E R 2014 • N U M B E R 1: O V E R A L L G A M E S C O N C E P T interest in the1 Didea from businesses looking to attract and retain young employees who want and need to be in the city even at the low-paid start of their careers – famed Southie-born restaurateur Barbara Lynch among them. Boston’s thousands of medical students and residents would also be ideal candidates for such units. Perhaps more importantly, creating thousands of units attractive to grad students and young professionals could help siphon off part of that population from the doubleand triple-deckers to which they typically flock, opening up those older units for rent by the blue-collar working families for which they were originally designed, Bluestone said.

Taking Tips From London The idea is not entirely without precedent: London, site of the 2012 games, transformed its own Olympic Village in the formerly industrial neighborhood of the East End into a mixed-use affordable development after the games’ conclusion. Host to over 17,000 athletes and officials during the games, the site now holds 2,818 rental and ownership units, along with schools, medical facilities and a community center. Residents began moving in in November 2013. But though the transition from Olympic site to permanent housing may have been relatively smooth, it wasn’t

1200

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3600ft 1200m

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exactly free – even after selling the site to developers for £557 million (U.S. $848 million), Brit• O V E R A L L G A M E S C O N C Eish P T taxpayers were out £275 million (U.S. $418.9 million) on the deal after the costs of infrastructure improvements and construction. Those losses helped balloon the final tab for the London games to over $14 billion from an initial estimate of less than $4 billion in 2002. Boston’s current lowball $4.5 billion bid is a price Olympics supporters argue can be entirely covered by sponsorships and advertising. A critical report on the bid by the advocacy group No Boston Olympic points out that a London-like final tab for the games would be more than enough to cover other needed infrastructure projects, like buying new rail cars for the MBTA and Commuter Rail and paying off that agency’s debt. “Hosting an Olympic Games will distract from achieving Mayor Walsh’s important goal of providing housing for all Bostonians,” the No Boston Olympics team wrote in a blog post. So, while there are challenges, and some history, the potential benefits are intriguing. n This is an edited version of an article that originally appeared in Banker & Tradesman. Colleen Sullivan is a staff writer for The Warren Group, publisher of Bay State Apartment Owner. She may be reached at csullivan@thewarrengroup.com. First Quarter 2015 • BAY STATE APARTMENT OWNER

g r e a t e r

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RENTAL HOUSING ASSOCIATION 2014 EDUCATION AND EVENTS

Bruins Outing

13-16 CAMT

Breakfast Series

5 28

NextGEN Kickoff Fair Housing

NextGEN Career Panel

Red Sox Outing

Spring Marketing Program

Fall Golf

NextGen Night Out

Maintenance Mania

Spring Golf Business Exchange for NAAPAC 22

5, 12, 19, 26

Certified Apartment Manager (CAM)

2, 9, 16, 23 10

18-21 NAA Education Conference, Denver

CAM

Breakfast Series

15-18 Certificate for Maintenance Technicians (CAMT) 22-24 National Apartment Leasing Professional (NALP)

Breakfast Series

Breakfast Series Affiliate Signature Event

RHA Multi-Family Conference Massachusetts Landlord Tenant Law

13-15 NAA Assembly of Delegates, Boston NextGen Holiday Party

RHA President's Awards

C L I C K H E R E F O R M O R E I N F O R M AT I O N

BAY STATE APARTMENT OWNER

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First Quarter 2015

RENTAL HOUSING ASSOCIATION 2015 EDUCTATION AND EVENTS

Beginning April 1, 2015 Certified Apartment Manager (CAM) Norwood Gardens April 2, 2015 Maintenance Mania® The Lantana, Randolph April 7–10, 2015 Certificate for Apartment Maintenance Technicians (CAMT) ARS, Newton April 16, 2015 RHA Professional Development & Networking Series One North, Chelsea May 5–7, 2015 National Apartment Leasing Professional (NALP) GBREB Boston May 20, 2015 RHA Red Sox Outing Jillians, Boston June 15, 2015 RHA Spring Golf Dedham Country and Polo Club, Dedham June 18, 2015 RHA Professional Development Series Norwood Gardens June 24–27, 2015 NAA Education Conference & Exposition Mandalay Bay, Las Vegas September 29, 2015 RHA Fall Conference and Exposition Hynes Convention Center November 17–20, 2015 NAA Assembly of Delegates San Antonio, Texas

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Register today at www.naahq.org/now In order to keep your designation in good standing: CAM, CAS and CAPS designates must report 6 credits annually; NALP designates must report 3 credits annually. Want to attend but need to get your boss’ approval? Then look no further than our easily customizable justification letter available on the event website. Simply fill out the customizable fields and generate a personalized memo to share with you supervisor detailing all of the benefits you’ll gain by attending. Visit www.naahq.org/educonf to see all that we have to offer. Happy browsing!

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AT THE 2015 NAA EDUCATION CONFERENCE & EXPOSITION, LEARNING IS EVERYWHERE A record 65 breakout sessions geared towards all levels and interests of multifamily housing professionals, from leasing and legal to military and maintenance. Here’s just a taste of the unparalleled learning you will experience when you attend:

It’s No Grimm Fairy Tale: Granting Employees the Midas Touch

A Love Story — New Strategies to Drive Conscious Consumer Coupling

Alexandra Jackiw, Milhaus Management, LLC

Lori Snider, The Lori Snider Company

Douglas Miller, SatisFacts Research

Heather Campbell, Double Dutch Creative

Leadership/Professional Development — Discover the best practices for engaging employees and boosting performance.

Leasing — Fall in love with leasing again: change your approach to leasing by applying new strategic principles to your sales and marketing practices.

Data-Driven Don Draper

2015 Breakout Sessions Sponsored by:

Lauren Curley, Landmark Property Services, Inc. Technology — When marketing and IT operate in tandem, technology can supercharge the customer experience and create customer engagement.

New for 2015: Conference Kick-Starter Sessions Kick off your learning and networking with these quick paced, interactive sessions, including: Technology, Leasing, Leadership/Professional Development, Legal and Marketing. 2015 Kick-Starter Sessions Sponsored by:

Check out

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June 24–27, 2015 Mandalay Bay Resort & Convention Center Las Vegas