2022 Insight Issue 1 by Editor

COMMERCIAL REAL ESTATE

OFFICIAL PUBLICATION OF THE BUILDING OWNERS AND MANAGERS ASSOCIATION OF GEORGIA

JOURNAL

Page 6

www.bomageorgia.org www.creinsightjournal.com

Issue 1, 2022

Contents

Commercial Real Estate Insight Journal is published for:

ISSUE 1 , 2022

BOMA Georgia 5901 Peachtree Dunwoody Rd, NE Suite C-300 Atlanta, GA 30328 (404) 475-9980 info@bomageorgia.org www.bomageorgia.org www.bomalegacy.org www.bomageorgiafoundation.org www.creinsightjournal.com

06 2022 TOBY & 2021 Association Award Winners Introduction By: Jen Wright, Everclear Enterprises

Lessons Learned in Inclusive Leadership

Insights from Chonte’ Martin, City of Atlanta and Kinsey Hinkson, OA Management

20 A Watchful Eye

By: Katie Roberts, Fiveash Stanley

22 Outside the Envelope: How CID’s Benefit Our Commercial Real

Estate Industry

By: Dusty Muck, Rubbermaid Commercial Products

26 GOING UP: How the Elevator Industry is Helping Ensure a Safer, Healthier Experience for CRE

By: Kevin Robertson, TK Elevator

28 Utilities And You: Incentives and Rebates 30 Lighting Quality Definitions, Options, and Methods of Measure 32 2022 Medical Office Buildings ENERGY STAR® Update 34 Fundamentals for Industrial Real Estate By: Natalie Tyler-Martin, Duke Realty

36 Allied Member Product and Service Directory 39 Advertisers on the Web

The Wyman Company Advertising Representatives: Chris Chiccarello chrisc@thewymancompany.com Justin Olson jolson@thewymancompany.com Holly Patterson hpatterson@thewymancompany.com Katie White kwhite@thewymancompany.com Editor-in-Chief: Gabriel Eckert, FASAE, CAE geckert@bomageorgia.org Executive Editor: Jacob Wilder, CAE jwilder@bomageorgia.org 2022 BOMA GEORGIA OFFICERS President: Amanda Madrid, RPA, LEED GA, FMA President-Elect: Laurie Harper Vice President: Carla Moule Immediate Past President: Natalie Tyler-Martin, RPA DIRECTORS Casey Dixon Chonte’ Martin, BOMI-HP Constance Towles Hodges Devin Simon Hal Moore Jenifer Wright Jennifer Corbitt Melody Frcek, RPA Michael Knox, SMA, SMT, LEED GA Nikkia Russell, LEED GA INDUSTRY INSIGHT COMMITTEE Chair Scott Baker Vice-Chair Stephanie Scurlock Allison McLain Brittany Bobbitt Carrah Golightly Destiny Hubby Joe Murphy Josef Roberts Kinsey R. Hinkson Mike Ghinga Patti Brown © BOMA Georgia 2022

www.bomageorgia.org • www.creinsightjournal.com

TOBY AWARDS 2022 BOMA Georgia Board of Directors and Officer Installation at the TOBY & Association Awards Luncheon on Feb. 16 at the College Football Hall of Fame.

2022 TOBY & 2021 Association Awards Introduction By: Jen Wright, Everclear Enterprises The TOBY awards recognize The Outstanding Building of the Year in multiple categories. Winning a TOBY can bring recognition and prestige to a property. The Association Awards acknowledge BOMA Georgia members for excellence in several areas. When building teams commit to enter their properties into the TOBY competition, they get to work gathering information describing their property in detail from building specs to preventative maintenance schedules, including any features that make them stand apart from the competition. Everyone on the property team can be a play a role in providing information for the TOBY submission, which is a great method of team building. BOMA Georgia changed the way entries are submitted a few years ago, and the process is easier than ever. No more PowerPoint presentations and binders. By focusing the bulk of scoring online, BOMA Georgia has eliminated the ‘beauty contest’ aspect from the TOBYs and focuses on the heart of the property. Because of this, less money is needed for making the building look ‘attractive’ for the building tour, as the building tours are simply pass/fail, leveling the playing field for all building classes.

Insight • Issue 1, 2022

Once online submissions are completed, a team of TOBY judges review this information virtually and score each property based on a set of judging criteria from BOMA International. Following the online judging, the team then visits the property for a building tour to verify all information supplied online. It’s always an enjoyable experience to be a judge and get to see the ‘back of the house’ in properties around town. This year’s TOBY awards were held on February 16th in the inspiring College Football Hall of Fame in downtown Atlanta. All winners will move on to participate in BOMA’s Southern Region competition in Tampa, Florida at the end of March with seven categories representing BOMA Georgia. The winners are listed below in the TOBY and Association Awards feature. Congratulations to all the winners for exemplifying excellence within our BOMA Georgia organization! Past winners can be found at www.BOMALegacy.org. For more information about the TOBY Awards process, visit https://toby.boma.org and www.bomageorgia.org/toby.

100,000 to 249,999 Square Feet Winner: Northside Forsyth - 2000 Building Owner: Northside Hospital Management: Sue Hames, Realty Trust Group

Northside Forsyth’s 2000 Building is located at 2000 Howard Farm Drive, Cumming, Georgia. The facility has easy access from Georgia 400 and state highways. There are two entrances to the facility from Ronald Reagan Parkway; south entrance at Northside Boulevard and north entrance at Northside Forsyth Drive with surface parking available around the building. The property sits on 10.8 acres on the east end of the 50-acre Northside Forsyth Campus with professionally designed landscaping throughout the site, around the building and the two entrances which include a monument sign and a brick retaining wall identifying the Northside Forsyth Campus; both highlighted with beautiful seasonal colors. There are also concrete sidewalks, handicap accessible ramps, and extensive wayfinding signage. Other site amenities include a Terrace Level Garden with tables and benches available for employees and visitors; a beautifully landscaped pedestrian green parkway with Valynor

BOMA Georgia Vendors and Service Providers Everclear Enterprises Inc. HighGrove Partners Imperial Dade McKenney’s Inc. Mid America Specialty Services Prime Power Services Pritchard Industries SE

Maples lining the sidewalk and Elms, Oaks and flowering Crape Myrtles throughout the park. Park benches, decorative pole and bollard LED lighting, a large Gazebo with tables and benches and a rock wall fountain in the center of the parkway. The 131,496 square foot building was constructed in 2018 for 16 tenants. The exterior of the building has two aluminum automatic entrances with polycarbonate glazing canopy coverings with drive under drop-off lanes, 7.5” curtainwall system with insulated glazing, precast concrete panel system; and brick veneer façade with EIFS finishes. An aluminum-framed, storefront system with fixed insulating windows with horizontal sunshade above windows is present at the tenant spaces. The terrace level/garden has aluminum guardrails at ballasted roof extensions. The building roof is a TPO (Thermoplastic Polyolefin) system single ply membrane. LED lighting is provided by pole-mounted fixtures mounted on aluminum poles approximately 30 feet in height and spaced around the site, parking areas and along the main entrance drive. Building wall mounted LED light sconces provide exterior building lighting, and LED bollards light are located at the front and back of the building. The building has an outpatient surgery center and large rehabilitation swimming pool located on the terrace level; café located on the lobby level.

FOUNDATION Tribute Donors ABM Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Highgrove Partners Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur

Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

www.bomageorgia.org • www.creinsightjournal.com

TOBY AWARDS

250,000 to 499,999 Square Feet impressive eight large geometric white chandeliers that hover over the Plaza level.

Winner: Tower 15 at Piedmont Center Owner: The Ardent Companies Management: Danyl Adams, Cushman & Wakefield Tower 15 is a 16-story, prominent Class A office building rising above an established, well connected campus community called Piedmont Center (www.piedmontcenteratl.com). Piedmont Center is 52-acre campus of 14 Class A office buildings owned by The Ardent Companies and Managed by Cushman & Wakefield. With a variety of unlimited on-site amenities. Located in the heart of Buckhead, one of Atlanta uptown commercial districts and a major financial center of the Southeast. Built in 1997, the exterior of the building consists of beautifully polished granite, floor to ceiling high performance reflective glass and a secure 6 level parking garage managed by LAZ Parking. The impressive glass walled lobby was designed with 30’ vaulted ceilings. As you enter the building, you are met with beautiful cream color 18”x36” and 12”x12” Deco tile flooring, custom rugs, unique collaborative furniture, and beautiful mahogany walls surrounded by white upholstered panels. Walking through the six-passenger elevator lobby, you are drawn to the

BOMA Georgia Vendors and Service Providers Allied International Cleaning Services, Inc. Allied Universal Security Services LAZ Parking TK Elevator

Insight • Issue 1, 2022

Continuing to the back of the lobby, the balcony overlooks a large rocking chair veranda, outside seating areas and two-mile nature trail that surrounds the campus. Tower 15 location and amenities do not end offering the ultimate convenience to its tenants with a fitness center, showers, EV charging station, building conference and large training rooms and lounge. The building can be accessed using three different access roads from Piedmont Road. Convenient to GA-400, MARTA Rail and Bus Transit as well as The BUC transportation a local shuttle to other immediate local amenities & businesses. Tower 15 has achieved the prestigious BOMA360 certification and is in the process of renewing its LEED Gold Certified Building making Tower 15 a truly sustainable building.

FOUNDATION Tribute Donors Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting Hal Moore

Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur Russell Copeland Scott Doksansky

SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

500,000 to 1 Million Square Feet a tunnel that runs under Forsyth Street, the Luckie Street Garage containing 249 parking spaces, and the Cone Street Garage that contains 196 parking spaces.

Winner: 100 Peachtree Owner: Zeller Management: Michael Adams, Zeller 100 Peachtree is an iconic high-rise office building located in an urban environment in downtown Atlanta, Georgia and has three separate, standalone parking structures. The building was constructed in 1968 and developed by Equitable Insurance. The office building contains 622,084 rentable square feet. 100 Peachtree includes a basement level, ground floor, mezzanine, upper mezzanine, office floors 2 through 32, and a mechanical room penthouse level. The basement level contains tenant storage rooms, the mailroom, and mechanical equipment rooms. The ground floor includes the main lobby which has a security desk and several retail tenants’ spaces. The mezzanine originally included retail spaces but was renovated and is now occupied by a single tenant. Floors 2 through 32 are all office spaces occupied by both single-tenants and multi-tenants. The three parking structures are named Forsyth Street Garage which includes 417 parking spaces and is connected to 100 Peachtree by

BOMA Georgia Vendors and Service Providers ADDCO Metal Maintenance Co. Natural Stone Services Peachtree Pest Control ADT Commercial, LLC / Prime Power Services Critical Systems Allied International Cleaning Russell Landscape Group Services TK Elevator Building Cleaning Solutions, Inc. Valcourt Building Services LLC Waste Pro/Atlanta Century Fire Protection LLC E. Sam Jones Distributor Yardi Legacy Parking Company Mallory & Evans Service McKenney’s Inc.

The office building exterior is predominately clad with anodized aluminum frame curtain wall and dark glass windows. The office building consists of a main roof level and 2 lower roof levels within the cooling tower well. The main roof and the upper cooling tower well roof are covered with a single-ply thermoplastic polyolefin (TPO) roofing system that was installed in 2016 while the lower roof has a concrete deck coating system which was recoated in 2016. 100 Peachtree’s ground floor lobby, the interior common areas, the elevator lobby, the common area corridors, and the restrooms have all been renovated over the years since the building was originally built in 1968. The front lobby includes an 18-foot diameter LED bowl that floats off the main wall and features motion content. The office building includes 15 traction elevators and one hydraulic elevator. There are four low-rise elevators, four mid-rise elevators, six high-rise elevators, one freight elevator, one tunnel elevator and two parking garage elevators which are in the Forsyth parking deck.

FOUNDATION Tribute Donors Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting Hal Moore

Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur Russell Copeland Scott Doksansky

SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

www.bomageorgia.org • www.creinsightjournal.com

TOBY AWARDS

Corporate Facility

Winner: NCR Global Headquarters Owner: Cousins Properties Management: Ashley Simien, Cousins Properties Designed by Duda|Paine in conjunction with Gensler, NCR’s awardwinning headquarters is located on a 4.16-acre L-shaped site that is comprised of two next generation office towers (North and South Towers). The campus fronts Spring Street, 8th Street and Williams Street in Midtown Atlanta close to the Georgia Tech campus and its Gold Tech Trolley line. It is also in direct proximity to the 5th and 10th street pedestrian bridge, the Georgia Tech conference center, and the Midtown MARTA station, just two blocks away. The Premiere Class-A campus has a total of four vestibule entrances that span across Spring Street for public entry as well as an entrance on 8th Street for employees only. A soaring, glass gallery extends to the sixth floor of the Spring Street building shows the stunning artwork that can been seen by as people pass by. The main entrance is surrounded by striking raised planter beds that are filled with blooming seasonal flowers and contrasting foliage of various textures and heights.

BOMA Georgia Vendors and Service Providers ADDCO Metal Maintenance Co. Allied International Cleaning Services, Inc. Allied Universal Security Services Cumberland Landscape Group Imperial Dade SOLID Surface Care Stone Specialty Services TK Elevator Valcourt Building Services LLC Waste Pro/Atlanta

Insight • Issue 1, 2022

The building is surrounded by Nuttall Oak, Ginkgo, Sweet Bay Magnolia and Maple trees with winter creeper in the plant beds. The doubleLEED platinum campus also features terraced seating on IPE decking surrounded by turf. Ping-pong tables and solar mobile device charging stations are available to encourage community gatherings. This area also gives onlookers a chance to view the interior Tech Talk area from the exterior seating areas. Starting at South Tower main entrance, brick extends past the glass doors and reaches all the way to back of the building. Directly in front of the building, a pet area is provided for the building neighbors. The parking garage is attached to the building and perfectly disguised with brick and tinted glass. The strategically placed artwork is attached the brick facing on Spring Street on the South Tower building, titled “Pangaea”. It shows a series of painted aluminum ribbons that assemble into a singular, 3-story composition. The artwork leads to a lit path surrounded by beautiful river rocks and stunning plants which ends at the side of Tech Square on Abercrombie.

FOUNDATION Tribute Donors Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting Hal Moore

Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur Russell Copeland Scott Doksansky

SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

Suburban Office Park Mid-Rise Winner: The Collective at Concourse Owner: CBRE Management: Sara Grooms, CBRE The Collective at Concourse is located on the trophy mixed-use development Concourse Corporate Center in the epicenter of the highly coveted Central Perimeter submarket of Atlanta. Nestled on +26 acres, the property is surrounded with immaculately manicured grounds, encompassing a lake and 5 acres of undeveloped green space. The grounds are a natural seasonal nesting place for various wildlife species. Built in 1984, The Collective at Concourse is 764,649 RSF, consisting of 20 stories spread across 3 Class-A office buildings. The buildings were designed by tvsdesign and developed by The Landmarks Group: Concourse 1 (8 stories), 2 (8 stories) and 4 (4 stories). Each building offers large floorplates ranging from 37,000-41,000 RSF, with full height glass window lines, clad with an aluminum framed, insulated glass curtainwall system. The glass curtainwall system utilizes tinted vision glass units and opaque spandrel glass units.

BOMA Georgia Vendors and Service Providers ABM Allison Smith Company HighGrove Partners Imperial Dade Mayberry Electric, Inc. Mitec Peachtree Pest Control PENTA Engineering Group Inc. Roof Partners LLC Valcourt Building Services LLC

Upon entering the newly renovated collaborative lobby of Concourse 1, customers and guests enjoy an open, 8 story atrium, lined with tinted glass, new white terrazzo floor and upgraded LED lighting systems, all with views to the lake and outdoor living areas. Newly created collaborative areas have been installed throughout to meet our customers’ every need. Creating a welcoming environment, the more than 6,500 square feet, state-of-the-art A&B Conference Center opens to the lobby and includes catering facilities, tech enhanced large meeting rooms, collaborative lounge-style gathering spots and the management office. In each building, tenants enjoy the added luxury of private balconies overlooking the atriums. The Collective at Concourse truly boasts a center-of-market position with an extraordinary walkable amenity base and superior transportation options such as immediate access points to GA 400 and I-285, free rides via our Concourse Shuttle to the nearby MARTA rail station, dedicated bike lanes and bike-friendly roads. The buildings were awarded their fourth consecutive Energy Star labels in 2021, LEED EB O+M Silver Certifications (1 & 4) and LEED EB O+M Certification (2) in 2019, and IREM Certified Sustainable Properties in 2021. The buildings earned BOMA 360 designation in 2021.

FOUNDATION Tribute Donors ABM Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Highgrove Partners Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur

Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

www.bomageorgia.org • www.creinsightjournal.com

TOBY AWARDS

Earth

Winner: The Palisades Office Park Owner: POP Property Owner LLC Management: Joe Crawford, Atlanta Property Group Palisades Office Park comprises four multi-tenant LEED Gold certified office buildings totaling 639,000 square feet, ideally located in the heart of the Central Perimeter submarket, with immediate access to I-285 and GA-400. These four buildings stand within a mixed used development featuring apartments as well as 15,000 square feet of restaurants and convenience retail, which complement the rapidly expanding walkable area nearby. The recent redevelopment around the site includes approximately $5 million in road improvements, multiuse trails/sidewalks, enhanced property access and additional green space. A host of amenities provides tenants of Palisades Office Park an unmatched experience of wellness, connection and service: from a daylit fitness center, food trucks and 100% onsite management, to holiday gatherings, charitable service opportunities and even organic foods grown on site. Palisades Office Park continues to evolve beyond the common, carbon-intensive commuter office, towards its future as an unmatched expression of environmental and social sustainability in Atlanta’s multi-tenant office building space.

BOMA Georgia Vendors and Service Providers Allied International Cleaning Services, Inc. Georgia Pacific Corporation Phoenix Elevator of Georgia Walden Security

Insight • Issue 1, 2022

The iconic buildings A, B & C encapsulate the final wave of Brutalist architectural style in the early 1980s, hinting towards the coming postmodern aesthetic and clearly influenced by the Japanese styles evoked in the geometry of the buildings’ cast concrete levels, geometric lines and exaggerated slabs. This architectural heritage laid the foundation for its unique sustainability journey. Further renovation includes re-imagined community gathering spaces outdoors, water-efficient perennial landscapes, night-sky friendly LED site lighting, and the iconic brightly colored monument letters identifying each building. Overall, 9 elevators have been modernized throughout the Palisades Office Park, and the entire property earned Energy Star Certification in 2020 with the D Building earning a score of 93. Infrastructure upgrades provide tenants with efficient electrical and cooling power, modern IT infrastructure, building controls and more, translating Palisades Office Park into a space that fosters community, offers flexibility and supports work-life balance in tomorrow’s workplace. In 2021 APG made a major investment to upgrade the HVAC distribution system to include an industry-leading Trane Agility Magnetic Bearing Water-Cooled Chiller, delivering over 40% better IPLV than the ASHRAE 90.1-2016 requirement with a 25% lower refrigerant charge than other medium pressure chillers.

FOUNDATION Tribute Donors Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting Hal Moore

Highgrove Partners Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur Russell Copeland

Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

Medical Office Building Northside practices include perinatal medicine, colon and rectal care, primary care, physical therapy, imaging, oncology, and urgent care. Third-party medical tenants include the specialties of OBGYN, plastic surgery, primary care, gastroenterology, ophthalmology, and a pharmacy.

Winner: Northside Medical Midtown Owner: Physicians Realty Trust Management: Jaime Nance, Realty Trust Group Northside Medical Midtown opened its doors for business on July 23, 2018. With 12 stories and nearly 169,000 square feet, a parking deck totaling over 860 spaces, this property marks Northside Hospital’s largest urban location serving Atlanta’s healthcare needs. With the addition of Northside’s Advanced Surgery Center at 29,659 square feet scheduled to deliver in January 2022. The property is projected to serve up to 500,000 patients annually through an optimal mix of convenient healthcare services for the residents and commuters of Midtown. This Class-A building offers a 24/7 security, full-service fitness center, EV charging stations, onsite property management team, conference room, onsite Asian E-Ramen noodle restaurant, lush interior plants, lobby moss wall, local artwork and modern interiors throughout. Successfully meeting the needs of patients, healthcare providers and ownership.

BOMA Georgia Vendors and Service Providers Bug Busters, Inc. Fire & Life Safety America Inc. Gibson Landscape Services Imperial Dade LandCare LLC Marksman Security Corporation McKenney’s Inc. Mid America Specialty Services Pritchard Industries SE Sedgefield Interior Landscapes, Inc

Northside Medical Midtown is constructed of architectural pre-cast concrete with vision glass/VRE 1-46, 1/4 inch tempered, tent clear, VRE 1-46 on #2 TPO roof. The building provides several access points for entry including ramps for ADA access on West Peachtree Street and street level access on Spring Street. There are also three parking garage gates which are operated and secured by security daily. Midtown, known as Atlanta’s “Heart of the Art” is a thriving community with 20,000 residents and growing. With a mix of traditional neighborhoods, to apartments, lofts and hi-rises Midtown offers award winning dining, world class arts, entertainment, green space, and shopping for everyone. Just a short walk from Northside Medical Midtown is Starbucks, Einstein Bros Bagels, McCray’s Tavern, Whole Foods and Publix.

FOUNDATION Tribute Donors ABM Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur Russell Copeland

Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn/ North Lawrenceville Shawn Benjamin Tiffany Wilson

www.bomageorgia.org • www.creinsightjournal.com

ASSOCIATION AWARDS

BOMA Georgia Honors the Best and Brightest with Association Awards

While paying tribute to building excellence through presentation of the TOBY Awards, BOMA Georgia also recognized top association leaders at its annual awards luncheon, held on Feb 16, 2022 at the College Football Hall of Fame. Association awards are among the most prominent honors presented by BOMA Georgia. Congratulations to the following individuals who received 2021 Association Awards for Foundation Philanthropic Leadership, Committee Chair of the Year, Engineer of the Year, Allied Member of the Year, Young Professional Award, Manager of the Year and the Huey Award. To learn learn more about this year’s winners and to see previous BOMA Georgia Association Award winners, visit www.bomalegacy.org/legends.

Foundation Philanthropic Leadership Award: Mark Gallman Given at the discretion of the Foundation trustee chair, the award, which may be given to individuals or companies, recognizes leadership in supporting real estate education and research through the BOMA Georgia Foundation. BOMA Georgia Foundation Donors in His Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Committee Chair of the Year: Paula Petakos, JLL This award is designed to show appreciation to an outstanding committee chair. The award recognizes job performance as committee chair, ethics, credibility, professionalism, team building, ability to lead and influence the committee, and support of BOMA during the past year. BOMA Georgia Foundation Donors in her Honor:

Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Engineer of the Year: Chris Lelle, Lincoln Property Company The award is designed to recognize an engineer who has provided innovative ideas to their building/facility in saving energy, time and/or money. Award nominees are evaluated on job performance, ethics, credibility, professionalism, community service, team building, industry training, and support of BOMA. BOMA Georgia Foundation Donors in His Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Insight • Issue 1, 2022

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Allied Member of the Year: Carrah Golightly, Mayberry Electric The award may be presented to any allied member, recognizing outstanding achievement or contributions to BOMA and to the office building industry during the preceding year. The Allied Member Resource Group chair and vice chair are not eligible to receive the award. BOMA Georgia Foundation Donors in her Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Young Professional Award: Morgan Cohen, Natural Stone Services The award is presented to an individual in any category of BOMA membership who has been active in BOMA Georgia for four years or less and has demonstrated excellence in serving the commercial real estate industry in their area of expertise. BOMA Georgia Foundation Donors in her Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Brittany Bobbit Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Prosegur

Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Winners continued on page 16

We can’t wait to transform your yard!

We found a gem in Georgian Landscape Design. The knowledge the owner has is impressive and the quality of work their employees provide is first-rate. We finished up a huge project this past summer with an entire over-haul of our backyard. But wait, we aren’t finished with them. We are having them return for more work in our front yard, too! What they did was absolutely magical. – Chrisanne

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Manager of the Year: Anita Scarborough, Lincoln Property Company The award recognizes a property or facility manager who has demonstrated leadership in building operations and management. During the past year, this may be exhibited through some of the following: exemplary leadership; teamwork with coworkers and vendors; reduction of energy and/ or water use; implementation of environmental sustainability practices; achievement of LEED, BOMA 360 or ENERGY STAR® designations for their property; improvement in operational efficiency, tenant relations or best practices; and/or active involvement in BOMA Georgia. BOMA Georgia Foundation Donors in her Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting

Hal Moore Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

Huey Award: Russell Copeland, Cushman & Wakefield Presented to an individual only once in their lifetime, the award honors years of dedicated service to BOMA. It may be awarded to any BOMA member or staff member who has been active for at least seven years. In essence, the award is presented to an individual who has tirelessly given their time in service to BOMA. BOMA Georgia Foundation Donors in His Honor: Billy Gray Bo Reddic BOMA Georgia Brenden Welch Christine Bailey Dusty Muck Full Circle Restoration, A Cotton Company Gabriel Eckert Gray Contracting Hal Moore

Highgrove Partners Jacob Wilder Marie Worsham Mark Dukes Mark Gallman Melody Frcek Natalie Tyler-Martin Natalie Tyler-Martin Orlando Ojeda Patti Brown

Prosegur Russell Copeland Scott Doksansky SERVPRO of Decatur SERVPRO of North Lilburn North Lawrenceville Shawn Benjamin Tiffany Wilson

BOMA Georgia Foundation Leadership Society INDIVIDUAL MEMBERS

Emerging Professionals ($125) Casey Dixon Jacob Wilder Lauren Armistead Roni Page-Dowdy Sarah Francis

Billy Gray Bo Reddic Gabriel Eckert Marie Worsham Mark Dukes

Sapphire ( $250) Aaron Moriarty Amanda Bare Amanda Madrid Andrea Allen Anita Scarborough Carla Moule Chonte’ Martin Constance Hodges Chris Allen Debi Gilbert Elaine Bare Emily M. White Ian Hughes Jenifer Wright

Diamond ($1,000)

Diamond ($10,000)

Melody Frcek Orlando Ojeda Tiffany Wilson

CORPORATE MEMBERS Jennifer H. Cooper Jessica Nix Jimi Broderick Judi Sponsel Kinsey Hinkson Laure Biel Laurie Harper Neschune Henry Russ Hazlewood Stacy Abbate Stephanie S. Scurlock Tammy Weeks Trent Patterson

Ruby ($1,750) BCJ Building Services C.L. Burks Engineered Restoration Everclear Enterprises Landmark Landscapes

Emerald ($5,000)

Emerald ($500) Brenden Welch Christine Bailey Dusty Muck Hal Moore

Mark Gallman Natalie Tyler-Martin Russell Copeland Shawn Benjamin

Donor List Updated 2/25/2022

THANK YOU!

2022 BOMA Georgia Sponsors Platinum

GOLD

cre insight journal

Silver Allied Universal Security Services Arborguard Tree Specialists BMS CAT Capital City Mechanical Services

Empire Roofing EPIC Georgia Paving PM&A

Pritchard Industries Roof Partners

Professional Pathways ENTEK

P3 Painting & Renovations

OVerall BTO Everclear Enterprises

The Surface Masters

NExtGen SERVPRO of Decatur

Russell Landscape Group

Sesmas Tree Service

The Morley Companies

Sustaining Partners America’s Capital Partners Banyan Street Capital Brand Properties CapRidge Partners Colliers International Cousins Properties

Cushman & Wakefield Duke Realty Granite Properties Highwoods Properties Lillibridge Healthcare Services Lincoln Property Company

Madison Marquette OA Management Physicians Realty Trust Piedmont Office Realty Trust Pope & Land Enterprises Portman Management

Prologis The RMR Group The Simpson Organization Zeller

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EDUCATION, DIVERSITY & INCLUSION

Lessons Learned in Inclusive Leadership

Insights from Chonte’ Martin, City of Atlanta and Kinsey Hinkson, OA Management

CRE Insight Journal’s new Inclusive Leadership Certificate Program features a series of four, two-hour, interactive webinars designed to help individuals build skills that are essential to become inclusive leaders. The four webinars that comprise the series focus on the vital skills that today’s leaders need to empower others, strengthen the organization they serve, and enhance team member dynamics. The program features instructions, discussion and activities to enhance leaders’ skill sets in generational fluency, intercultural competency, emotional intelligence and intentional cultural creation. environment where all people of diverse backgrounds and viewpoints can have the opportunity to thrive. The interactive sessions throughout the program teaches you how to approach potential conflict and break down barriers that have the potential to divide us.

Chonte’ Martin, BOMI-HP Director Of Facilities Operations City of Atlanta CRE Insight Journal’s Inclusive Leadership Certificate Program came at the right time when we are challenged with an unprecedented multigenerational workforce. While many have come to realize their value and sense of purpose, especially during the pandemic, their expectations were heightened on how they should be treated in the workplace. Retirement is on the rise; leaving a gap in the skilled trades industry, causing leaders to reevaluate and focus closely on how we are leading teams to achieve results. How we optimize talent. The program was a refresher and reminder that as a leader you must continuously put people first in order to build trust and create a safe 18 Insight • Issue 1 2022

Going through the program with my team members was a rewarding journey. There were many take away nuggets that allowed each of us to see the bigger picture in how we relate to each other and what factors may be holding us back in going to the next level. Most importantly, the deep dive into the role that emotional intelligence plays in our success as inclusive leaders was a tool that we found most valuable. In order to improve our performance, we have to be open to constructive criticism without speaking defensively and controlling any negative emotions. There has to be a level of empathy and self-awareness when we communicate as leaders to create a positive environment and experience for us all. The emotional intelligence module in the program was profound in that it provided the tools and techniques for us to navigate through negative emotions, stressful situations, the inability to see situations from different perspectives, as well as conflict management. There was a realization that instead of spending time passing blame, we have the capability of taking responsibility for our actions and the ability to be solutions oriented leading to intelligent conclusions. Completing the inclusive leadership program has allowed me to strengthen my team through improved communication skills internally and externally. The leadership team is finding creative ways for everyone’s voice to be heard while removing fear and doubt. By doing so, we are able to create more internal growth opportunities for team members.

kinsey’s Takeaways for inclusive leaders • Self awareness is the difference between curious and critical. • Think of solutions before problems. • Creating a sense of belonging can help your team perform at their best. Kinsey Hinkson, RPA, BOMI-HP Senior Portfolio Manager OA Management I took the Inclusive Leadership course because I enjoy learning and was interested in sharpening my leadership skills. Although the program was virtual, the facilitators did a phenomenal job of engaging the participants and covering a variety of relevant topics. After completing the course, I have three primary takeaways. First, focusing on selfawareness is very important. We learned the difference between being curious and critical, and also how pausing in the midst of a conversation can be positive. The pause will allow time for listening to others and truly hearing what they are conveying. Another applicable theme is centered around solutions-based thinking. Instead of using the answer ‘Yes, But….,’ we learned to say ‘Yes, and have you considered….’. This response will honor the person and also proposes a new solution instead of shooting down their idea. We often use the filter of our past experiences, which can either positively or negatively impact our current views. Being aware of our filters and making a concerted effort to give your team the benefit of the doubt can build up trust. Lastly, we discussed the concept of belonging, which is the innate human desire to be part of something larger than ourselves. People want to work in an environment that allows them to present their authentic, imperfect selves and be accepted. When one feels a sense of belonging, they are more likely to perform at a higher level. After taking this course, I am energized and inspired to apply some of these ideas to build a dynamic team environment that is accepting and encouraging.

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ADVOCACY

A Watchful Eye

By: Katie Roberts, Fiveash Stanley The Georgia General Assembly convened on January 10. The session will last forty working days, likely adjourning on April 4. 2022 is the second year of a two-year legislative cycle. Therefore, all legislation not enacted during the 2021 session remains viable for consideration. This year’s session is particularly unique as it comes on the heels of a 2021 special session for legislative and congressional reapportionment. This once-in-a-decade constitutionally mandated activity is one of the most critical actions taken by the legislature. While the US Congress and state House and Senate redistricting process made headlines in November, county commission districts, school board districts, and other local boundaries must also be redrawn following the census to ensure approximately the same number of people reside within each district. This process happens within the regular meeting of the General Assembly and typically follows the process for local acts. A local act is a legislative measure that applies to a specific city, county, or special district. This type of bill is commonly used to create cities, changes city boundaries, alter forms of local government, create local authorities or special districts, and make other changes that apply only to the political subdivision named in the act. In postcensus sessions, local legislation typically accounts for about 55% of all bills adopted and signed into law. The vast majority of local bills have the support of the representatives and senators whose districts include the city or county affected by the local act. Local bills are drafted by legislative counsel with the assistance of the Legislative and Congressional Reapportionment Office. They are properly advertised in their local community. Then they are introduced and assigned to the Intragovernmental Coordination Committee (in the House) or the State and Local Governmental Operations Committee (in the Senate). These committees focus almost exclusively on the consideration of local legislation.

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After they are vetted by committee, these measures are generally grouped and considered by the full House and Senate each legislative day as part of the local calendar. They are not debated and voted on individually. “Local courtesy” typically prevails – so long as the legislative delegation from the impacted city or county agrees on the need for the measure, other members will generally defer to them and support passage. There are exemptions to this standard practice, and they have been on full display this year as partisan politics have entered this generally passive process. There have been several instances this year when a delegation lacks a sufficient majority to advance a local measure through the standard practice. Local legislators have been unable to agree, within their own delegation, to redrawn boundary lines for school boards and county commissions. This has happened in Gwinnett, Cobb, Chatham, and Augusta-Richmond Counties. In the House, these bills have been rerouted to the House Government Affairs Committee, where they have been considered like any other general bill. The Government Affairs Committee has twenty members from all over the state and bills must simply garner the support of a majority of members, not just those representing the impacted local area. When the time comes for consideration by the full House or Senate, the process deviates again for local legislation that presents as a general bill. While uncontested local bills are voted on as a group, these general bills are called for a vote, debated at length, and voted on one by one. Bills pertaining to Cobb, Gwinnett, and other communities have been adopted along party lines and Governor Brian Kemp has already signed several into law in advance of the upcoming election season. While these lingering effects of the redistricting process make their way through the General Assembly, the Association continues to monitor several other measures of interest to the commercial real estate industry.

The first is House Bill 961. In August 2021, the Georgia Supreme Court upended Georgia’s longstanding apportionment statute. In the opinion, the court ruled that only named defendants could be apportioned fault. This increases exposure and liability for “deep pocket” defendants. HB 961 restores the statute by allowing apportionment of damages in single-defendant lawsuits. The law would become effective for all cases filed after the signature of the Governor. The measure is House Bill 961; the Association is part of the Legal Climate Coalition, which has worked at length to support passage. Senate Bill 511 reduces the time a county board of equalization must notify the taxpayer of corrections or changes to the assessment after reviewing the appeal. Current law allows 180 days after receipt of the appeal notice; SB 511 allows 90. Current law gives the board 15 days to set a hearing date; SB 511 requires the hearing to take place within 90 days. If the hearing fails to take place within 180 days from the date of appeal, the taxpayer’s asserted value stands. Similar changes are made to the timeline specific to appeals to hearing officers.

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The Association is also watching the debate surrounding House Bill 1133 and House Bill 1322. They aim to encourage the deployment of electric vehicle charging infrastructure by allowing chargers to bill customers by the kilowatt-hour (instead of by the minute) without being regulated as a utility by the Public Service Commission. If adopted, this may have long-term implications for the necessity of having charging infrastructure at commercial and retail properties. Lastly, House Bill 994 calls for increases to civil penalties for failure to inspect elevators from $500 to $2500 per elevator, dumbwaiter, escalator, manlift, or moving walk not inspected. Fine increase again, up to $5,000 per unit, if inspections are further delayed. The legislation follows a deadly elevator accident last August in which a property owner failed to request a timely inspection. The Association intends to work during the interim to identify ways the industry can support timely, risk-based elevator inspections. BOMA Georgia will continue to monitor all bills – both local and general – through the end of the legislative session and through the Governor’s signing window. The viability of commercial real estate in Georgia depends on maintaining productive relationships with elected officials and continuing to serve as a resource when issues arise that impact our industry.

About the Author Katie Roberts serves as Director of Government Affairs at Fiveash-Stanley, Inc. In this role, she is critical in managing legislative and regulatory issues specific to the industry. Fiveash-Stanley is recognized as one of Georgia’s leading government and public affairs consulting firms and has represented BOMA Georgia since 2000.

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the Gold Dome Dispatch Stay briefed on the latest legislative and advocacy activity that the association is watching by reading BOMA Georgia’s weekly newsletter, the Gold Dome Dispatch. To see past issues of the Gold Dome Dispatch, visit www.bomageorgia.org/issues.

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COMMUNITY INVOLVEMENT

Outside the Envelope How CID’s Benefit Our Commercial Real Estate Industry By: Dusty Muck, Rubbermaid Commercial Products

Property Managers and their professional teams across Atlanta work hard to create innovative and creative spaces inside their buildings. Constant monitoring of their building and the property environment is what they do very well. They are the professionals when it comes to building an atmosphere of collaboration, teamwork, creativity, and performance. They ensure their air quality is optimal, noise is minimal, amenities are available, and security is present. They create not just a place where people go to work but create a place where employees can work toward a common goal of doing something good. They create places where companies trust their newest talent will be happy and engaged. It shows in the overwhelming year over year growth in the Atlanta commercial real estate market. This growth, in some cases, creates challenges outside of the building envelope, which may need addressed to improve the lives of those inside it. That is where the idea for Community Improvement Districts (CIDs) developed. Kevin Green, CEO Midtown Alliance has a good view of the growth and the need for planning CID’s offer. Green said there has been more than 4 million square feet of office space delivered over the last year, or currently under construction in 1 square mile of Atlanta, and more than 5 thousand residential units and 1 thousand hotel keys. “Crane watching has not been boring. We work with developers their design teams early in the project, and we staff the Midtown Development Review committee. We have previously worked with the city to put a special zoning district in place in Midtown and that helps but zoning is a blunt instrument. We are primarily interested in how buildings meet and engage at the street level, because that’s where people experience their city,” Green said.

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With more than 60 buildings delivered in just the last 10 years, Green has seen what works and what doesn’t work as well. Community Improvement Districts are designated areas where commercial property management companies, retail shop owners, and industrial property management companies utilize self-imposed taxes to build or improve infrastructure in their local area for the betterment of the community. A self-taxing zone, in other words. Georgia CID’s can, per an Amendment to the state constitution, develop these services: Street and road construction and maintenance; Parks and recreational areas and facilities; Storm water and sewage collection and disposal systems; Development, storage, treatment, purification and distribution of water; Public transportation; Terminal and dock facilities and parking facilities; and such other services and facilities as may be provided for by general law. “In simple terms, we exist to create an exceptional urban experience in Midtown – on every level. We employ professionals ranging from urban designers and city planners to transportation and public safety pros, maintenance teams and activation specialists. We work as implementers, advocates, partners and cajolers- whatever it takes to make things happen on the ground,” Green said. Green stated that his group also designs and builds transportation and infrastructure projects and have more than $30 million of fullyfunded projects that we are currently advancing.” Natalie Tyler-Martin, Vice President of Leasing & Development with Duke Realty said it is a growing concept for commercial property owners to be able to control their own destiny around their properties. She said that so often, for commercial properties owners, they pay the majority of the taxes, but they have zero say, per se of what

goes on around their building. The majority of the benefit goes to the residents. And elected officials pay more attention to the residents as that is their voter. “Creating a CID gives property managers the opportunity to control things around their property. If left to the government, the benefit would take forever and not be a priority,” TylerMartin said. CIDs in Atlanta came into fruition in 1984 when there was an amendment (Article 9, Section VII) added to the state constitution. The growth of the Cumberland area sparked a need for changes based on the increased traffic. “The Cumberland Improvement district was formed. It was the first one in Georgia and it includes the Battery and the Cumberland Area. They used the money they collected for streetscapes, islands and fund traffic management changes,” seasoned building engineer Mark Gallman said. Since the introduction of CID’s, Atlanta now has 25 separate CID’s, each with a unique focus on community improvement for their area. “Our CID was developed in 2014, for the purpose of dealing with infrastructure projects, public safety, the beautification and way-finding for the Fulton County area west and east of Atlanta Airport,” Tyler-Martin said. She explained how Midtown Alliance is a CID, they are focused, not so much infrastructure related (projects), but public safety, and beautification related projects. Perimeter CID is focused on their infrastructure and brand placement. Each CID has its own energy, perspective, and focus. And it’s all driven by the commercial property owners, who consent their properties into that district,” Tyler- Martin said. Of the many topics a CID will discuss, study, plan and implement, policing is one of the very first topics talked about with CID managers according to Gallman. In fact, in January of this year, The Buckhead Community Improvement District (BCID) announced through their partnership with Cousins Properties, Buckhead Coalition and the Atlanta Government, they were able to fund a new police station for Zone 2 in the West Village. The BCID and Buckhead Coalition were able to fund $150 thousand to contribute to this welcome addition for residents, tenants and property managers in the area.

Article continued on page 24

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CIDs work with local and state governments and provide a lot of value in the ideas and the development of those ideas. “From a local government perspective, we really work as a partner to supplement what they are doing. We are not there to take over what they are doing, because we are still paying taxes for them to do things, but what we do with the dollars we raise is we supplement with extra public safety and security, landscaping, and we can go out and apply for state, local and federal grants cities may have a hard time applying for, because of red tape,” Tyler-Martin said. Tyler-Martin explained that CIDs are a kind of pseudo-government agency, because the government receives their own funds via taxes, but CIDs have the autonomy where they can hire their own engineers and execute on projects way quicker than a city can move. CIDs partner with the city.

“Right now, we’re looking forward to getting Midtown back to full strength by welcoming more office workers back to our district. We have missed seeing their smiling faces and our street-level restaurants and retailers have missed them as well,” Green said. Green said technology has gotten us further than many would imagine over the last two years, but screens and virtual communications have real limits. While they can’t control employer policies or what happens inside offices, CIDs can work to further enhance streets, sidewalks, plazas and the public right-of-way, and add more art, activations, activities and events to add a sense of delight and camaraderie that people can’t get working from a home office.

A large benefit of a CID’s involvement in particularly large-scale projects is the amount of work that must be done years before a project is ready to be developed. “What a lot of folks don’t realize is before projects magically appear, there are years of design work that has to happen. That is the beauty of CIDs. We will go ahead and design that project, so that project is what they call “shovel ready” and so when an agency, like the Federal Government or Georgia Department of Transportation or there is a TSPLOST, and there is money available, we already have shovel ready projects that are ready to go,” Tyler Martin said.

About the Author Dusty Muck is an Account Manager for Rubbermaid Commercial Products, providing washroom solutions, cleaning, waste/recycling, material handling, and foodservice products to commercial real estate, healthcare, travel/ entertainment, manufacturing, and education facilities in Georgia. Dusty is currently the allied member director on the BOMA Georgia Foundation Board of Trustees.

This will be an important part of the journey of commercial as its workers begin to return to their buildings. As they look at solutions to help grow the number of people returning back to the office, there will be opportunities for CIDs to assist with their current and future projects, in drawing more people in to the city and commercial spaces. When it comes to attracting talent, CID’s can help with the expansion or addition of green spaces, increasing security, and easing traffic congestion. All of these things will help cities and the commercial real estate industry continue to be a national leader in talent recruitment and retention for years to come.

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Insight • Issue 1, 2022

BOMA International Releases 2021 Guide for Mixed-Use properties BOMA 2021 for Mixed-Use Properties: Standard Method of Measurement is the update to the 2012 Mixed-Use Standard and is intended exclusively for Mixed-Use Properties and their associated structures. The standard is chiefly designed to generate Mixed-Use Common Area allocations on a proportionate basis according to the relative sizes of each Mixed-Use Component for integration with applicable single-use BOMA Standards. It also produces area figures which may be of interest to those examining space utilization, valuation, benchmarking and the allocation of building expenses to various cost centers. To establish the proportionate allocation of mixed-use common areas to the mixed-use components, the 2021 Mixed-Use Standard relies upon the BOMA 2018 Gross Areas Standard (ANSI/BOMA Z65.3— 2018) as its foundation. Once established, the apportioned mixed-use common areas may be applied to a compatible single-use BOMA Standard or non-BOMA methodology that corresponds to each mixeduse component.

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Features of the 2021 Mixed-Use Standard: • Follows the new format introduced with the 2017 Office Standard—published in landscape to align the standard’s language with the accompanying illustrations, presented in a stepby-step format to make it easier to follow and rewritten to make it easier to understand the concepts and methodologies, including helpful hints. • Incorporates best-practice guidance developed after the publication of the 2012 Mixed-Use Standard to address ambiguities and inconsistencies in the 2012 standard. • Provides for a single, simplified methodology for determining Mixed-Use Common Area allocations. • Features a Global Summary of Mixed-Use Areas spreadsheet and a generic Global Summary of Areas spreadsheet to apply nonBOMA methodologies to mixed-use components. • Allows flexibility to separately disclose areas of interest. • The Interior Gross Area (IGA)/Exterior Gross Area (EGA) ratio has been removed. • The 2021 Mixed-Use Standard is compatible with most legacy BOMA standards.

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ELEVATORS

GOING UP

How the elevator industry is helping ensure a safer, healthier experience for CRE By: Kevin Robertson, EVP Sales, North America, TK Elevator According to a McKinsey Global Survey of executives, COVID-19 increased the adoption of digital technologies by several years, and many of these technological changes are here to stay. And just in time. In order to ensure a healthy return to buildings, property managers have needed to demonstrate a healthy commitment to those tenants, occupants and visitors relying on them to keep them safe. Prior to the pandemic, the elevator industry began implementing digital technologies that limited touch points. Dispatching systems were being adopted where tenants and guests would simply input their floor destination into a lobby kiosk, and the elevator would be selected for them and other passengers with similarly located destinations. Now, as property managers seek to eliminate touch points, passengers can simply use an app via their smartphone or wearable device to make their floor selection. The technology has the capability to recognize a specific tenant once they enter a building and, based on the information previously provided to their profile, will have an elevator automatically selected for them and take them to their destination. The elevator industry is also prioritizing data and IoT to ensure smarter building management by providing actionable intelligence that improves operational efficiency. The most prevalent is the increased acceptance and inclusion of predictive maintenance technology that can diagnose a building problem or elevator issue before one occurs, while also providing elevator usage data that helps property managers understand building traffic patterns to run their facilities more efficiently. For example, according to data from TKE’s IoT connected elevators in the greater Atlanta area, elevator traffic in office buildings was up 26% in January 2022 compared to January 2021, but still was 61% below pre-pandemic levels. By comparison, elevator traffic in residential buildings in the greater Atlanta area was up 18% in January 2022 compared to January 2021 but only 16% below prepandemic levels. This insight, not possible as recently as five years ago, has forever changed how buildings will be managed moving forward.

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And while the pandemic has inspired a variety of tech enhancements in the elevator industry, it also exposed another area that needed heightened focus – health and wellness.

A HEALTHIER APPROACH An AIA report from 2020 found that 79% of architects want to specify more sustainable materials than they do today – 97% among millennials. And while these architects recognize they hold responsibility for sustainability in the built environment, yet only onethird feel they are meeting that responsibility today. Also, less than two-thirds of architects use product certificates and disclosures like Cradle to Cradle, Declare labels, Health Product Declarations (HPDs) and Environmental Product Declarations (EPDs) to determine whether a product is sustainable. That number should be higher, especially at a time when building health and safety is being so closely scrutinized worldwide. Every commercial and residential building supplier and owner should be challenging themselves to provide and implement the healthiest and safest products possible. For elevator companies, that starts with gaining a better understanding of the material ingredients used to create their products and their impacts on human health and the environment. One positive step is for elevator companies to disclose the materials within their products. Material ingredient disclosure begins with a discovery process of truly learning about what chemicals and components are in the products a manufacture creates and from where those materials are coming. With the information, manufacturers can compare to hazardous chemical lists to understand how their product may be contributing to the overall health of the building and take action to improve. Congruent with material transparency, elevator companies can drive environmental transformation by developing an EDP on their products. An EPD is a third-party verified objective report that communicates what a product is made of and how it impacts the environment across its entire life cycle – from material extraction and production to shipping, use and disposal. EPDs are meant to help better inform companies on how they can improve product design,

material selection, and industrial processes to and make products that result in a healthier planet. Both EPDs and material ingredient disclosures (in approved formats) on products can help buildings earn credit toward LEED v4, the most rigorous version of Leadership in Energy and Environmental Design from the U.S. Green Building Council. And in Georgia, the future of the elevator industry will be reimagined in a LEED certified building like no other.

A BEACON OF INSPIRATION TK Elevator’s recently opened Innovation and Qualification Center (IQC) at The Battery Atlanta features the tallest elevator test tower in North America, along with numerous tech- and sustainability-focused components that exemplify the industry’s bright future. The building will not only test some of the fastest elevators in the world under numerous intense environments, but it will also test TKE’s unique elevator system featuring two cabs operating independently in the same shaft, coined TWIN. The building also has the capability to test the world’s first and only rope-less and sideways-moving elevator for high-rise buildings. In its pursuit of LEED Gold certification, TKE’s IQC recognized a 12% reduction in embodied carbon compared to typical construction through concrete mix optimization – using ground granulated blast furnace slag and fly ash. This approach saved 2.36 million pounds of carbon-dioxide emissions. The IQC also achieved more than 40% reduction in potable water use compared to baseline buildings through the selection of efficiency flush and flow fixtures that will save 60,000 gallons of water annually.

The IQC also utilizes a Smart Building metering system, which fully integrates specialty equipment such as HVAC and lighting. The Department of Energy estimates that a building employing this system can realize up to 45% energy savings. Also, the elevators in the test tower feature energy-friendly components that feed energy back into the building, including regenerative drives, LED lights and controllers with deep-sleep or hibernation mode. TK Elevator also prioritized the materials used throughout the IQC, installing products that were produced with a high recycled content, reducing the need for raw materials and ensuring natural resources could be preserved. This includes using carpet comprised of recycled PET plastic, flooring tile verified to have the lowest global warming potential among comparable products, as well as finish materials tested and proven to have low VOC emissions, contributing to a healthier indoor air quality. Property managers and building owners continue to focus on the health and safety of their tenants, and now the elevator industry has brought numerous touchless technologies to market to improve rider experience while focusing on how they can make their elevator systems and, by extension, buildings healthier for future generations.

About the Author Kevin Robertson is the EVP Sales, North America for TK Elevator. He has held various management positions throughout his 20-year career with TK Elevator. He previously served as the Senior Vice President of Sales and Marketing and prior to that was the Senior Vice President for the Northeast region. Mr. Robertson currently lives with his wife in Alexandria, Va.

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FINANCIAL MANAGEMENT

Utilities And You: Incentives and Rebates From the western coasts of the Pacific to the eastern shores of the Atlantic, and everywhere in between, utility companies manage the energy, water, and gas used by the commercial real estate industry. Utility companies across the United States of America offer numerous ways to save at the meter, through custom rebates, special programs, and more.

Incentives and Rebates Many gas, energy, and water utility companies offer rebates and savings to encourage sustainable options for building owners and managers. These programs can generally be broken into two main categories – prescriptive rebates, and custom rebates. Prescriptive rebates are more generic and apply to qualified utility customers. These programs generally base rebates and savings on the usage of high-efficiency equipment like LED lighting, variable frequency drives, HVAC systems, and others. Prescriptive programs are simple to enter, and equipment can be pre-approved for a rebate prior to it being installed depending on the program and company. Custom rebates are specific to each building. If new construction or facility improvement does not fit into the prescriptive rebates or any other utility rebate program, a custom rebate can be designed based around the energy-savings your new construction or facility upgrade would bring. Depending on the utility company, a custom rebate may be completely separate from prescriptive or other rebates, so buildings may apply for multiple types of rebates and receive all of them. In the case of the utility company Georgia Power, custom rebates can apply for up to $75,000 per building per year up to 50 percent of the project cost. Prescriptive and custom rebates are important programs for assisting building upgrades and new construction, here are a few examples of rebate programs from around the country.

Insight • Issue 1, 2022

NORTHWESTERN ENERGY NorthWestern Energy is an energy and gas utility company primarily servicing most of Montana, eastern South Dakota, and Yellowstone National Park. They also provide gas to portions of Nebraska. With 743,000 customers, NorthWestern Energy serves a wide swath of the northwestern United States. NorthWestern Energy provides multiple savings and rebates programs for buildings to take advantage of. One of these programs is the E+ Commercial Electric Lighting Rebate Program. These rebates are offered to NorthWestern Energy customers in Montana and require the submission of a completed rebate application. The E+ Commercial Electric Lighting Rebate Program helps to encourage sustainable lighting by directly giving money back following a retrofit. These rebates range from $2.00 all the way to $200 depending on the fixture, lamp, or tube upgraded. These upgrades must be ENERGY STAR® or Design Light Consortium (DLC) qualified to apply but upgrading your building’s lighting will already save energy and money. Current rebate prices are valid through June 30, 2022. Work completed prior to August 1, 2021, may not be accepted. The incentives available under this program will be paid 4 – 6 weeks after the project is completed, verified, and your rebate application has been processed.

SOUTHERN CALIFORNIA EDISON Southern California Edison (SCE) is an energy, water, and gas utility servicing over 15 million people in central, coastal, and southern California. SCE is the largest subsidiary of Edison International and SCE was incorporated in 1909. SCE offers numerous rebates and savings for commercial buildings under their Customized Solutions program. The Customized Solution program covers a wide range of products

and sustainable solutions (explained fully in SCE’s Solutions Directory). These programs give rebates to qualified SCE customers for high-efficiency lighting, refrigeration, pumping, building envelope, HVAC, and much more. In their HVAC rebates, SCE offers up to $0.12 per kWh saved with energy efficient fan blade retrofits, data center economizer add-ons, HVAC zone controls, and HVAC chilled water pump system upgrades, to name a few. These rebates cover 50 to 100 percent of project costs and are given per item. There are many custom and prescriptive rebates, and these savings add up quicky. SCE rebates are distributed on a first-come, firstserve basis and pull resources from an annual budget. Securing your sustainable solutions early in the fiscal year will ensure your building receives the rebates you apply for.

GEORGIA POWER Georgia Power is an electric utility company that began operations in 1902. It is the largest subsidiary of the Southern Company, and services over 2.6 million customers, 328,000 of which are commercial or industrial customers. Georgia Power offers many custom and prescriptive rebates for lighting retrofits, high-efficiency equipment installation, new construction, and much more. The Make Ready program is centered around installing Electric Vehicle (EV) charging stations throughout Georgia at a significantly reduced cost. This program covers EV charging infrastructure for passenger vehicles, transit buses, various delivery trucks, airport ground support equipment, and forklifts. Through the Make Ready program, Georgia Power supplies the conduit, wiring, and associated infrastructure for both the utility and customer side of an EV charger. This program does not cover the cost of the charger itself, but the installation of EV charging infrastructure and its associated costs are normally higher than the cost of an EV charger. Old construction benefits greatly from this, as installing infrastructure for EV can be prohibitively expensive for commercial properties.

Utilities and You Local utilities offer multiple saving and rebate programs, many of which are underutilized by the communities these utilities service. The first step to applying for a rebate is identifying how you can save, and utility staff can help with this. Utility companies have engineers on staff to assist in identifying possible energy savings and provide rebates on sustainability projects. Once possible savings are identified, a building must utilize them. “The savings are out there, customers simply need to take advantage of them,” states Tom Brooks, program manager with Georgia Power. “The rebate process is straightforward and easy, and Georgia Power staff and engineers are available to help calculate custom rebates and assist you through the process.” Fostering a relationship with your utilities provider can bring immense benefits to property managers, building owners, and other CRE stakeholders. Utilities offer custom energy rates, prescriptive and custom rebates, and sustainability programs to assist in enhancing a building’s value. The savings are out there, they simply need to be pursued.

www.bomageorgia.org • www.creinsightjournal.com

LIGHTING

Lighting Quality

Definitions, Options, and Methods of Measure Lighting quality is an important issue affecting much of the American populace. How do lights affect us? How is that measured? Knowing the terms and information surrounding light quality and measurement can assist property managers and building owners in finding the best light sources for their spaces.

LIGHTING QUALITY What is Lighting Quality? This nebulous term is defined in the 1986 Mechanical and Electrical Equipment for Buildings as “a term used to describe all of the factors in a lighting installation not directly connected with the quantity of illumination.” Lighting quality is defined as “lighting that allows you to see what you need to see quickly and easily and does not cause visual discomfort but raises the human spirit” by P.R. Boyce in Human Factors in Lighting, 2014. The International Commission on Illumination defines lighting quality as the “degree of excellence to which the totality of lighting characteristics fulfils user need and expectations or other applicable requirements.” (International Lighting Vocabulary 17-29-029). There are important takeaways in these definitions. First, lighting should be easy on the eyes while keeping things visible. Second, it’s not necessarily how much light there is, but how that light it used. And finally, good lighting ought to “raise the human spirit.” The usability, brightness, and effects on mental health of light are all factors to consider when thinking of indoor lighting quality. Lumens and Watts are the primary metrics used in lighting. Lumens refer to the brightness of a light source, while Watt refers to the amount of energy used. These two measures are combined to describe lights as lumens per watt, notated lm/W. So, an incandescent light may be 16 lm/W, giving off 1600 lumens and drawing roughly 100 watts. This the most quantitative way to measure lighting, but it does not necessarily describe a light quality, only its illumination quantity and energy consumption.

Insight • Issue 1, 2022

FORMS OF LIGHTING The first, and most efficient, light source is the Sun. Our local star generates roughly 3.846×1026 Watts (or 384.6 Septillion watts) per second. Luckily, most of this energy dissipates into space or is blocked by the ozone layer and other protections, so we get about 105 lm/W on Earth rather than the 3.573×1028 (or 35.73 Octillion) total lumens the Sun puts out. Humans have yet to create a more efficient light, but there are a few reasonable and efficient options available. Compact Fluorescent (CFL) bulbs produce light by driving an electric current through a tube containing argon gas and a small amount of mercury vapor, generating ultraviolet light and exciting the fluorescent coating. CFLs take 30 seconds to three minutes to get going, but once they do, they use roughly 70 percent less energy than incandescent bulbs. Light-Emitting Diodes (LEDs) are another option that have become more efficient and long lasting in recent years. LEDs produce around 80 to 90 lm/W. An ENERGY STAR® Certified LED bulb is about 88 lm/W (800 lumens/9 watts) and is estimated to cost $1.26 in energy each year. A 43W halogen incandescent bulb produces the same lumens and has an energy cost of about $6 each year. The switch to LED lighting began in 2008 with the United States Department of Energy’s L-Prize competition, which was won by Philips in 2011 with a 940 Lumens, 10-watt LED Bulb. The L-Prize Competition began again in May of 2021, with the concept phase currently in progress.

MEASURING LIGHTING QUALITY

2/14/2019

BOMA Ad 112818.jpg

Measuring the brightness and energy use of light sources is straightforward. Divide the lumens by watts and you have the amount of light produced per unit of energy expended, or lm/W. Measuring lighting quality is a whole other story. There is no universal measure for lighting quality. Lighting quality itself is quite nebulous and the true effect of artificial light on humans is not fully understood. How do LEDs affect people in an office environment over five years? 10? What about over someone’s career? These are some of the unknowns surrounding lighting, but there are multiple factors that can be measured, either quantitatively or qualitatively. The simplest measure to explain is light temperature. This is not temperature as it appears on a thermostat. Lighting temperature refers to the color of the light, measured in Kelvin (K). Light temperature works along a spectrum from lower color temperature (warm, redder light) to high (cooler, bluer lights). A candle sits around 1,900K, and the cool white of LED bulbs are around 7,000K. Different light temperatures have distinct effects, with warmer temperatures appearing more intimate and cooler hues giving a clean or sterile appearance.

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A few of the other factors in lighting quality include glare, light quantity, the spectral power distribution of light, and lighting direction. Some of these factors are straightforward, such as direction, quantity, and glare; however spectral power distribution requires special consideration. Spectral power distribution (SPD) can describe the color of the light (like temperature), and the quality of the color. Color quality is defined by color rendering and discrimination. Rendering is the illuminator’s effect on the perception of an object’s color, such as a dress appearing as blue in daylight and black in dim light. Color discrimination is a light source’s ability to differentiate colors, such as the different shades of red or green in apples under an illuminant. Lighting quality is highly subjective. A warm light for some may be painfully bright to others and receiving wide feedback on lighting changes is best in an office setting. Creating a space people want to enter and work in is important in attracting tenants and remembering to factor in lighting quality, as nebulous a concept as it is, can make a major difference when designing a space.

Sources:

International Lighting Vocabulary Photometric Measurements of Lighting Quality: An Overview, Kruisselbrink et al, 2018 How does the sun produce energy? (www.phys.org) Learn about CFLs (www.energystar.gov) Learn About LED lights (www.energystar.gov) L-Prize Competition (www.energy.gov) www.bomageorgia.org • www.creinsightjournal.com

MEDICAL OFFICE BUILDINGS, ENVIRONMENTAL SUSTAINABILITY

2022 Medical Office Buildings ENERGY STAR® Update In January 2014, ENERGY STAR stopped certifying medical office buildings. Medical offices could still have ENERGY STAR scores, but scores over 75 did not receive certification. This was due to a scarcity of useable data on medical offices from the 2002 and 2012 Commercial Building Energy Consumption Survey (CBECS), which is used to calculate ENERGY STAR scores. Since 2014, ENRGY STAR has worked with the American Society for Health Care Engineering (ASHE) to develop a new scoring model for medical office buildings, which will come into effect February 7th, 2022.

ASHE Energy and Water Survey Between 2016 and 2017, ENERGY STAR and ASHE collected data on medical office buildings. In the following years, ENERGY STAR developed a new scoring model with input from industry experts and began programming and evaluating the new model in ENERGY STAR Portfolio Manager during the summer of 2021. The 2015 ASHE Energy and Water Survey data will replace the 1999 CBECS data ENERGY STAR uses to calculate medical office scores. ENERGY STAR used building size, use data, and energy usage to identify 153 relevant medical offices to define the new scoring model. Scores generated with 2015 ASHE do not apply to veterinary offices or standalone ambulatory surgical centers. Medical offices are defined by the Environmental Protection Agency (EPA) as “buildings used to provide diagnosis and treatment for medical, dental, or psychiatric outpatient care.”

Updates and Changes There are two new criteria for ENERGY STAR scoring in medical offices, MRI machines per 1,000 ft2 and surgical operating beds per 1,000 ft2. MRI machine counts do not include CT, CAT, XRAY or any other imaging equipment. Additionally, Surgical operating beds are defined by the EPA as “beds where outpatient surgical procedures, similar to those which would be conducted in a hospital, are performed. These beds are located in dedicated operating rooms and do not include chairs or tables in exam rooms which might occasionally be used for minor surgical procedures.” The criteria carried over from the previous scoring model are: • Gross Floor Area • Workers per 1,000 ft2 • Cooling Degree Days • Heating Degree Days • Weekly Operating Hours

Insight • Issue 1, 2022

Gross floor area in medical offices is defined as “all space within the building including offices, exam rooms, operating rooms for outpatient surgical procedures, laboratories, lobbies, atriums, conference rooms and auditoriums, employee break rooms and kitchens, restrooms, elevator shafts, stairways, mechanical rooms, and storage areas.” Information on calculating gross floor area for restaurants, retail pharmacies, and other services can be found under When should I create separate Property Uses? on the ENERGY STAR website. These changes to medical office score modeling are expected to increase ENERGY STAR scores for medical offices by +4 on average. Properties without MRI machines or surgical operating beds are expected to see an average increase of +2 points. Properties with surgical operating beds are expected to see an average increase of an impressive +17 points, and properties with MRI machines are expected to gain an astounding +24 points on average.

Important Information for 2022 In previous years, entering the total number of surgical operating beds and MRI machines was optional. Under the new model, any blank entries for total MRI machines and total surgical operating tables will default to zero. Make sure your medical office has entered the total number of MRI machines and surgical operating tables. Without this data, your score may be artificially low and inaccurate. This year, medical offices have a unique opportunity for certifications. From February 7th to March 7th, medical offices that receive a postupdate score of 75 or higher may choose to receive either a 2021 or 2022 certification. Certification can be earned for both years by using an end date of October, November, or December 2021, then applying for a 2022 certification using an end date after July 2022. With a 2 to 24-point average gain from these model changes and the possibility of two certifications in a year, 2022 will be an excellent time to apply for medical office ENERGY STAR Certification. Sources: ENERGY STAR Medical Office Building Model Update, webinar and slides by Matt Burgess and Clark Reed, USA EPA ENERGY STAR Updates to ENERGY STAR Scores | ENERGY STAR Buildings and Plants | ENERGY STAR

Thank you to our 2022 BOMA Georgia Foundation Donors Since the Foundation was created in 2014, it has awarded over 550 scholarships to individuals seeking a certificate or professional designation in real estate. The Foundation has also conducted more than 12 research projects and white papers, all designed to give real estate owners and managers new tools to add value to their properties.

INDIVIDUALS Associate

COMPANIES Associate

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ABM

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Atlanta Property Group

P3 Painting & Renovations

Jacob Wilder

Banyan Street Capital

Parker Young Construction,

Judi Clements

BMS CAT of Georgia

A RESCON Company

Michael Knox

Brand Real Estate Services

Physicians Realty Trust

Natalie Tyler-Martin

Capital City Mechanical Services

PM&A

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Full Circle Restoration, A Cotton Company

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Georgia Paving

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Gray Contracting

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Highwoods Properties

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Join our growing list of annual donors

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INDUSTRIAL REAL ESTATE

Fundamentals for industrial Real Estate

By: Natalie Tyler-Martin, Duke Realty As I reflect on my career in commercial real estate, there have been a few critical takeaways to my success. Our roles as asset and property managers are to maintain our buildings to be solid long-term assets and keep our tenants in them… as happy as possible! Our customers are a building’s lifeblood and having the customer service mindset is essential to success. Here are five lessons that have helped me in my career:

Relationships Matter Building solid customer and vendor relationships are critical. Starting them early in your career will allow these relationships to grow and blossom into supportive life links for the needs of your tenants, teams, clients, and vendors. The relationships we build grow beyond our understanding and can surprise us at the most unexpected moments. Focusing on your customer relationships will help keep them in your building for the long-term and add to the long-term value of the asset.

Spend quality time with your maintenance engineers Our Maintenance Engineers are the backbone of our buildings’ operations. Hang out in the pump room, climb up to the roof, walk the mile to the other end of the building and back again. Ask questions, learn family member names, and check-in with them.

Insight • Issue 1 2022

Building a solid foundation with your maintenance engineers will help enormously during the storms and random times. And it’s always great to be able to celebrate the wins together.

It’s not just a box Our buildings are much more than they appear, it is amazing to see what happens and is produced within them. As owners and managers of industrial facilities, we have to understand our customer’s operations to make sure the box works for their needs while maintaining the building’s value. Building up that box, and helping the organization inside of them grow, is an investment that will compound in value the longer it goes. Some of our greatest challenges come as a result of our customer’s evolving businesses and operations. Working to solve our tenant’s needs is one of the best parts of watching and fostering its growth.

Always Be prepared I’m a Girl Scout through and through, and this motto has served me well from being a Daisy Girl Scout to leading a troop at Florida A&M University and beyond. You never know what kind of emergency may happen so keep a pair of boots or flats, hard hat and safety vest in your car, or be ready to attend a last-minute meeting with your stakeholders in the boardroom.

It means, creating systems and processes that help you answer the call at any time, whether it’s for a flood, emergency tenant request or last-minute accounting meeting. Find a system that works for you to keep and track, critical vendor and tenant information, building information and budget & variance documents. You never know when you are going to need it, but you would rather have it and not need it vs. need it and not have it. Being ready to jump into any situation to help your company, team and tenant solve the problem always leads to success.

Be flexible and don’t take it personal When solving a tenant’s issue, you may meet them on their worst day. You might even take flak from them as you offer support and solutions. But don’t let it get to you, have thick skin and a big heart. Be flexible and creative in solving tenant concerns, even under pressure. Being attentive to a disruption in a customer’s operations always makes a difference in how they respond to you in the moment and in future events.

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Sometimes it helps to step outside of the contract and just solve the problem. Wondering “who’s responsible for what” can lead to delays when time is of the essence. Tenants remember what you do for them and how you treat them. Being flexible doesn’t just mean bending over backwards for tenants, it means being prepared for whatever can and will happen. Customer service is the backbone of what we do, but focusing on relationships, supporting your maintenance engineers, thinking outside of the box, and being prepared and flexible will always help you succeed.

About the Author Natalie Tyler- Martin is VP- Regional Asset Manager with Duke Realty Corporation where she oversees the Property Management group and operations for the more than 21 million square feet industrial in Atlanta, Raleigh and Savannah. She is an active member of the Building Owners and Managers Associations (BOMA) of Georgia where she serves as Immediate Past President. She is a member of Commercial Real Estate Women (CREW) of Atlanta and 2016 CREW Atlanta Leadership Class. She serves as the Board Chair for the Aerotropolis Atlanta CIDs- Airport West, on the Board of Directors for the Atlanta Aerotropolis Alliance and WellStar Atlanta Medical Center Regional Health Board.

Building Facade Specialist High Performance Solutions over 30 yyears ears Serving Atlanta for over

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Insight • Issue 1, 2022

EMERGENCY

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LIGHTING Blue Frog Lighting.......................... (404) 569-7995 E. Sam Jones Distributor Inc........... (404) 307-8504 Voss Lighting................................. (770) 438-8557

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METAL FINISHING ADDCO Metal Maintenance Co....... (770) 985-5611 Mid America Specialty Services....... (800) 544-4576

OFFICE FURNITURE Atlanta Office Liquidators Inc.......... (404) 505-9623

PAINT/WALLCOVERINGS A & D Painting Inc.......................... (404) 376-7076 American Painting & Renovations Inc.......................... (770) 995-8787 Atlanta Painting Company............... (404) 550-0101 Burke Painting, Inc......................... (770) 582-0847 CertaPro Painters of Atlanta............ (404) 548-7940 CertaPro Painters of Roswell........... (678) 878-4088 Freeland Painting........................... (770) 289-0887 Horizon Painting and Renovations Inc.......................... (404) 447-0385 Integrity Finishes Inc....................... (678) 401-8969 Oakcliff Painting............................. (404) 867-3707 P3 Painting & Renovations.............. (470) 350-2452 Paint Applicators............................ (404) 487-5257 Painters on Demand....................... (813) 498-9751 Spectrum Painting Inc.................... (770) 497-0101

PAPER PRODUCTS Essity Professional Hygiene............ (678) 642-6042 Georgia Pacific Corporation............. (770) 815-9552 Imperial Dade................................ (404) 388-2939

PARKING Amano McGann............................. (678) 897-1734 Kaney & Lane, LLC....................... (404) 892-8246 LAZ Parking.................................. (404) 942-3900 Legacy Parking Company............... (404) 317-0638 ParkSimple.................................... (404) 217-4024 Universal Parking & Transportation.. (404) 798-6327

PARKING DECK Ecosweep...................................... (404) 904-1003 Spectrum Painting Inc.................... (770) 497-0101 Wildcat Striping, Sealing & Paving... (678) 937-9525

PAVING PRODUCTS Benning Construction Company...... (404) 792-1911 Georgia Paving, Inc........................ (770) 623-0453 GWP Paving.................................. (678) 377-3113 PKS Paving & Concrete Construction............................... (404) 401-8551 Rose Paving Company.................... (678) 303-2500 The Surface Masters Inc................. (404) 821-2388 Wildcat Striping, Sealing & Paving....................................... (678) 937-9525

PEST CONTROL Bug Busters, Inc............................ (770) 517-0200 Northwest Exterminating Co., Inc...................................... (770) 713-5064

Insight • Issue 1, 2022

Peachtree Pest Control.................. (770) 931-9099 Pest USA...................................... (678) 287-6674 Rooter Plus!................................... (770) 888-1931

STORAGE

PLUMBING

Fellers, Schewe, Scott & Roberts, Inc............................... (770) 621-9548 Graham Group............................... (404) 634-4652 Windham Brannon, LLC................. (678) 510-2735

Addison Smith Mechanical Contractor Inc............................ (770) 832-9006 Art Plumbing Company................... (678) 486-2525 HM Plumbing................................. (770) 792-1200 Keever, Dalton, & Johnson, Inc....... (770) 717-1945 Legacy Mechanical Services Inc...... (770) 432-1171 Southeast Pump & Equipment Inc... (770) 329-1417

PRESSURE WASHING Ecosweep...................................... (404) 904-1003 Everclear Enterprises Inc................. (404) 876-9408 Kaney & Lane, LLC....................... (404) 892-8246 SunBrite Services........................... (770) 277-6363 Top Of the Line High Rise Service LLC........................ (404) 569-9544 Valcourt Building Services LLC........ (770) 971-2000

PUMP SERVICE AND REPAIR Monumental Equipment, Inc............ (770) 490-4001

PODS for Business........................ (470) 367-9595

TAX CONSULTANTS

TELECOMMUNCIATIONS Ecycle Atlanta................................ (678) 324-9760

TENANT AND WORKPLACE EXPERIENCE SOFTWARE HqO.............................................. (404) 403-1850

TRANSPORTATION Universal Parking & Transportation.. (404) 798-6327

TREE CARE/TREE SERVICES Arborguard Tree Specialists............. (404) 299-5555 BrightView Landscape Services....... (678) 441-4170 Jarvis Tree Experts......................... (678) 430-6216 Sesmas Tree Service LLC............... (770) 655-9257

TROPICAL PLANTS

PODS for Business........................ (470) 367-9595

Foliage Design Systems................. (770) 451-0885 Life on Earth, LLC......................... (404) 630-9611 Plant Peddler, Inc........................... (770) 432-2649

RESTORATION

URBAN FARMING

Addco Restoration and Preservation Group, LLC............. (770) 688-5419 American Property Restoration Inc... (770) 733-3584 Southern Preservation Systems....... (770) 982-9970

Copiana, LLC................................ (404) 313-4903

RELOCATION SERVICES

RISER MANAGEMENT IMG Technologies, Inc.................... (630) 737-9800

ROOFING All Roof Solutions Commercial Inc... (404) 697-9294 Ameristar Roofing.......................... (470) 680-9330 ApolloPrimm Commercial Roofing.... (770) 751-6191 C.L. Burks Construction................. (706) 372-0509 Commercial Roofing Group LLC...... (770) 831-9440 Core Roofing Systems.................... (678) 514-2846 Empire Roofing Company Inc.......... (770) 948-7663 ENCORE Roofing Inc..................... (770) 945-0100 Innovative Roofing Group................ (404) 351-8797 Parsons Roofing Company.............. (678) 294-0002 Roof Partners LLC......................... (404) 490-4647 Tecta America................................ (404) 392-1367 Tower Roofing................................ (770) 592-9889 Zurix Roofing Systems.................... (706) 587-2009

SEALCOATING The Surface Masters Inc................. (404) 821-2388

SECURITY ADT Commercial, LLC / Critical Systems.......................... (770) 612-9172 Alscan Inc...................................... (813) 486-2853 DataWatch Systems....................... (470) 503-6077 GuardOne Security......................... (941) 565-1589 Marksman Security Corporation....... (678) 923-5775 Mitec Controls Inc.......................... (770) 813-5959 Planned Companies....................... (571) 220-7475 Prosegur....................................... (404) 312-6162 Securitas USA............................... (404) 633-1140 Walden Security............................. (404) 937-1748

SIGNAGE NGS Films and Graphics................. (470) 523-0014 Riot Creative Imaging...................... (404) 797-6785 Sign Systems................................. (678) 765-8290

WASTE REMOVAL American Disposal Services............ (678) 736-0140 Waste Pro/Atlanta......................... (770) 777-1447

WATER DAMAGE/STRUCTURE DRYING BELFOR Property Restoration......... (770) 939-0128 BMS CAT...................................... (770) 614-3248 Capital Restoration......................... (770) 973-1666 EPIC............................................. (770) 516-3491 Full Circle Restoration, A Cotton Company..................... (770) 232-9797 Parker Young Construction, A RESCON Company................. (678) 634-8538 Remediation Group/ RGI Commercial......................... (404) 214-1470 SERVPRO Of Decatur.................... (404) 378-9998 SERVPRO of North Lilburn/ North Lawrenceville.................... (770) 997-5689 SERVPRO of Panthersville.............. (470) 257-1716

WATER LEAKAGE PROTECTION WaterSignal LLC............................ (626) 222-7370

WATER TREATMENT Blackmore Enterprises Inc.............. (404) 474-4352

WATERPROOFING Engineered Restorations Inc............ (770) 682-0650 Everclear Enterprises Inc................. (404) 876-9408 Southern Preservation Systems....... (770) 982-9970 The Morley Companies................... (770) 569-1100 Waterproofing Contractors Inc......... (770) 449-5552 Western Specialty Contractors......... (678) 553-0170

WINDOW CLEANING Top Of the Line High Rise Service LLC............................... (404) 569-9544 Valcourt Building Services LLC........ (770) 971-2000

Advertisers on the Web ASPHALT PAVING PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com

DEMOLITION The Morley Companies www.morleycompany.com/

BUILDING SERVICES & MAINTENANCE PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com

ELECTRICAL CONTRACTORS Eckardt Group www.eckardtgroup.com/ Mayberry Electric, Inc www.mayberryelectric.com

COMMERCIAL CLEANING Pritchard Industries, inc www.pritchardindustries.com/

ELEVATORS Phoenix Elevator of Georgia www.phoenixelevatorofga.com/

CONCRETE/MASONRY/STRUCTURAL REPAIRS Engineered Restorations Inc. www.er-inc.net Everclear Enterprises Inc. www.everclearenterprises.com PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com The Morley Companies www.morleycompany.com/ Western Specialty Contractors www.westerngroup.com CONSULTING Fair Assessments, LLC www.fair-assessments.com/ CONTRACTORS Cork Howard www.corkhoward.com

The Morley Companies www.morleycompany.com/ Western Specialty Contractors www.westerngroup.com PAVING Georgia Paving, Inc www.georgiapaving.com PLUMBING PRODUCTS & SERVICES Art Plumbing Company www.artplumbing.com

PRESSURE WASHING ENVIRONMENTAL CONSULTANTS Specialty Roofing & Coatings, Inc. NOVA Engineering & Environmental www.src-roofing.com www.usanova.com Top of the Line High Rise Service ENVIRONMENTAL PRODUCTS & SERVICES www.highriseservice.com/ Western Specialty Contractors The Morley Companies www.westerngroup.com www.morleycompany.com/ Everclear Enterprises Inc. LANDSCAPE www.everclearenterprises.com North Georgia Landscape PUMPING EQUIPMENT Management Monumental Equipment Inc www.northgeorgialandscape.com/ www.monumentalequipment.com PAINTING RESTORATION & PRESERVATION Top of the Line High Rise Service Everclear Enterprises Inc. www.highriseservice.com/ www.everclearenterprises.com PARKING DECK MAINTENANCE The Morley Companies PKS Paving & Concrete www.morleycompany.com/ Construction Western Specialty Contractors www.pksasphaltpavingatlanta.com www.westerngroup.com

SEALCOATING PKS Paving & Concrete Construction www.pksasphaltpavingatlanta.com Wildcat Striping & Sealing www.wildcatstriping.com TREE CARE/TREE SERVICES Arborguard Tree Specialists www.arborguard.com/ WATERPROOFING Engineered Restorations Inc. www.er-inc.net The Morley Companies www.morleycompany.com/ Top of the Line High Rise Service www.highriseservice.com/ Waterproofing Contractors www.wcinc.com/ Western Specialty Contractors www.westerngroup.com WINDOW CLEANING Everclear Enterprises Inc. www.everclearenterprises.com Top of the Line High Rise Service www.highriseservice.com/

2022 Insight Issue 1

Articles inside

2022 Medical Office Buildings ENERGY STAR® Update

A Watchful Eye

GOING UP: How the Elevator Industry is Helping Ensure a Safer Healthier Experience for CRE

Fundamentals for Industrial Real Estate

Utilities And You: Incentives and Rebates

Lighting Quality Definitions, Options, and Methods of Measure