Bridging the Gap: CREATE Alliance Expands & Diversifies Talent Pipeline BOMA Member Profiles Get to know principal member, Lucinda Alipio, CBRE, and associate member, David Henry, ABM. (See pages 4 and 5.)
Green Certifications An expert panel enlightened BOMA members about the various certifications for sustainable buildings. (See page 7.)
Investing in Janitors BOMA teams up with the Building Skills Partnership which trains janitors and enhances the tenant experience. (See page 9.)
Golf Tournament Scenes BOMA members and guests enjoyed the Walter Finch Golf Tournament. (See page 11.)
Sharing a vision for “Bridging review are nearing completion. More the Gap” from today’s workforce to than 1,100 students have taken courses an expanded and diverse talent pipeline, since CREATE’s inception, giving them commercial real a direct connection estate insiders to our industry. “As gathered for boomers are retiring, the 5th annual the talent drought CREATE Gala affects everyone in this on May 16. room,” he noted. The elegant Nicole Hom, JLL soirée at the Senior Vice President Bently Reserve raised funds and co-chair of the for CREATE CREATExperience, (Commercial Real which coordinates Estate Alliance internships, described for Tomorrow’s the real-life lessons Employees), an that students gain alliance of BOMA San through internFrancisco, BOMA Oakland/ ships. “It’s also East Bay, IREM San great for employFrancisco Bay Area and ers and flexible,” NAIOP San Francisco she said. “PartChapter. time or full-time A record number of students can Champion and Supporting work with your Sponsors joined Legacy Kim Snyder (top) and Brandon Sponsor Kilroy in lendWang, address the Gala attendees. organization.” Kilroy’s Vice ing support for the Gala. President, Asset Management Eileen Contributions fund the Fellows Kong, whose firm has hired three canprograms at SF State and didates from the CREATE program, Merritt College in Oakland. introduced the Gala’s honoree, Prologis. Brandon Wang, Executive Vice A global leader in logistics real estate, President, Lincoln Property Company, the company operates a global logistics shared some of CREATE’s successes: center in Oakland. Prologis strives to In the past year, the Fellows 2.0 strengthen communities through partprogram was rolled out, and Fellows 1.0 nerships and encourages women and launched at Merritt College. In addiminorities to enter logistics. tion, strategic planning and curriculum (Continued on page 10)
2 President’s Corner with Marc Barkdull
Recruiting New Leaders & Building Our BOMA Board Hello BOMA OEB members. So far, so good. I haven’t sunk the ship yet thanks to the guidance and care of our competent professionals, Julie and Noelle. As you know, the board and officers are just normal everyday real estate professionals like yourselves who have volunteered their “free time” to help administer this organization that we know and love. Scary right? The good news is that we just attended a training seminar called “Exceptional Boards, Strengthening the Governance Team” put on by the American Society of Association Executives (ASAE). Yes, there is even an association for associations! Our goal is to have a well-trained, efficient and competent board that serves the BOMA OEB membership in the best possible way for years to come. During the seminar we were instructed on association trends and challenges, our fiduciary obligations, how to run effective board meetings and characteristics of strong boards. We also discussed how to assess the strengths and needs of our board and how to effectively communicate and express expectations between the board and the board executive. During breaks in instruction, we would work on our Leadership Team Action Plan with exercises specifically designed to apply our newly acquired knowledge to BOMA OEB. Some of the most valuable discussions and insights came from hearing from other attendees about their challenges, solutions and best practices. Turns out the challenges faced by boards of ski instructors in the Rockies, pig farmers in Nebraska and real estate professionals in the Bay Area aren’t that different. I came away from the seminar with the realization that we are on the right track. Those who have come before me have done a great job in setting a course. One thing that we want to improve on is transparency. Transparency in communication to the membership about the board, its decision-making process, its composition and recruitment. We don’t want the board to be perceived as “them” but as “us” by the general membership, and we want to eliminate any mystique that may exist with regards to the board. Hand in hand with this, we also want to improve the recruiting process for future board members. We have started the Leadership Academy for those members who have an interest in what leadership opportunities exist in the association, and reports indicate that it is well received. In the upcoming weeks look for communications regarding the recruitment for next year’s vacant board seats. They will be explicit in what needs the board has to better reflect the diversity of its membership, what expectations are for serving on the board and the process of nominating or applying to be considered.
Thanks to Our 2019 Partners Platinum Partners ProTech Security Metcon Gold Partners Able Services ABM Allied Universal AT&T Century Commercial Service Gidel & Kocal Kastle Systems Thorpe Designs Silver Partners Arborwell CBRE First Security Services HARBRO Legacy Mechanical & Energy McNevin Bay Area Cleaning Specialists Peacock Construction Metro Services Group RS Designs Securitas SupplyWorks WCI-GC Bronze Partners BSM Facilities Services Group CIM Group Cushman & Wakefield Georgia Pacific Harvest Properties Jensen Landscape LAZ Parking Next Play Consulting PJMB Commercial Restoration Management RiverRock Real Estate Group Rossi Builders Inc. For Partnership opportunities, contact Julie Taylor at julie@bomaoeb.org. I encourage you to participate and promise you, based on my own experience with serving on the board, that you will have a rewarding experience both professionally and personally by serving with like-minded professionals of the highest quality. Barkdull is President of BOMA OEB and President of PJMB Commercial, Inc.
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Tour Gives Inside Look at TOBY Winner 555 City Center Curious about what it takes to win a TOBY (The Outstanding Building of the Year) award? At a recent luncheon, BOMA members got some insight, as well as a behind-the-scenes tour of 555 City Center in downtown Oakland. Owned and managed by Harvest Properties, the building won the local TOBY this year for best office building in the 250-499K square-foot category. Craig Peterson, the building’s property manager, shared some of his team’s experiences. “We went to the TOBY workshop, which was very helpful...You have the systems in place, such as waste management and energy efficiency. It’s a process of writing it all out. We delegated parts (of a document) to different team members. It was not overwhelming.” Peterson offered some tips on the application process: w Keep style consistent and write in third person. w Be concise. There is a word count for each category, so don’t overdo it. w Parts of the application are vague: choose what you want to talk about. Don’t sell yourself short. Talk up your building!
You are allowed a one-hour TOBY coaching session. Take advantage of it. It really helps. w Community outreach is very important in the judging of the awards. 555 City Center teams up with its neighbor hood association and other groups to give back. w
Peterson said the decision to enter the TOBY contest was driven by property management, and it was not expensive to apply. “The TOBY trophy, which sits on the security desk, makes tenants and employees proud,” he said. The tour highlighted some of 555 City Center’s features: a bike locker room and repair station; EV charging stations; a well-trained engineering staff and robust BMS systems; mechanized shades that control daylighting and save energy; and lobby improvements that include a collaborative meeting space, various seating areas, abundant natural light and plants.
Above left: Lobby of 555 City Center. Above right: Property Manager Craig Peterson conducts a building tour. Photo credit: Kent Goetz.
Mark Your Calendar...
Visit www.bomaoeb.org for a listing of all events, seminars & committee meetings.
August 8 – Luncheon: Leadership Development August 9 – BOMA Field Day August 21 – Summer Fireside Chat: Leasing 101 Sept. 5 – Innovation Showcase Sept. 10 – Fall TOBY Competition Workshop Sept. 17 – Lunch & Learn: Green Janitor Education Program Oct. 2 – Fall Membership Mixer Oct. 10 – Luncheon: Cannabis 2.0 Oct. 10 – Bay Area Emerging Professionals Boat Cruise with BOMA San Francisco Nov. 14 – Luncheon: BOMA 2020 Elections Dec. 12 – Holiday Party
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Principal Profile
Lucinda Alipio, RPA® Real Estate Manager, CBRE
In managing an industrial portfolio with properties in San Bruno, South San Francisco and Richmond, CBRE Real Estate Manager Lucinda Alipio says she “gets to build great relationships with a lot of amazing people. The day-to-day activities of running any project are ever changing. That’s why I’m still so excited about my career in property management. You are a jack of all trades, master of none.” In just under seven years, Alipio has experienced working for an owner/operator, third party, Class A, industrial, institutional and single building owners at buildings all around the Bay Area. Prior to her current position, she managed Old Oakland in downtown Oakland and before that 500 Washington and 180 Howard in San Francisco. While she managed 500 Washington and 180 Howard, both building teams won a TOBY in 2016. Alipio began her CRE career at the Cathedral of Christ the Light in Oakland. “The property Alipio enjoys exploring manager I worked for let me know about BOMA and the educational opportunities available. She with her son, Ronan. supported me getting my RPA, which hooked me into choosing this career.” Alipio chairs the BOMA Bay Area Awards Committee, which oversees the annual TOBY and other awards that recognize building management excellence. “My fellow committee members and I were responsible for running the workshops, outreach, judging buildings and putting on the awards gala,” Alipio says. “The most rewarding part was that I got to be a judge at the regional and international levels. Getting to learn about buildings from all over the world in that detail was a great experience.” “I owe a lot of my career growth to networking in BOMA,” Alipio adds. Her first move to a Class A portfolio was due to a connection made at a BOMA event. She also chaired the BOMA OEB Emerging Professionals Committee and was able to network with people in senior positions. “Now that I’ve earned my RPA, I can give back to those working to get their designations. I truly love to mentor and, as a new BOMI-certified instructor, I look forward to teaching BOMI classes.” In her off-hours, Alipio enjoys time with her 19-month-old son, Ronan. “He loves to be outdoors exploring,” she says. “His father and I spend all our leisure time finding new parks, playgrounds and other tot-friendly spaces all over the Bay Area. Exploring these new places brings out the big kid in me, too!”
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Associate Profile
David Henry Senior District Manager, ABM
A day in the life of ABM Senior District Manager David Henry involves collaborating and working with ABM’s operations and sales team, yet he takes the job to a more personal level. “I also make it a point to visit my clients in rotation to foster great working relationships. In doing so, most of them have become my close friends, and we have personal connections and interactions,” Henry says. “I will sometimes pop up for a visit just to chat and check in. It gives me great joy and excitement when I see how appreciative clients are when I pay them a visit.” Henry’s management style is to be proactive. “Even well-managed buildings encounter unforeseen issues… they are the realities of facility management that we cannot escape,” he adds. “I want clients to feel that they can always count on ABM and that we are behind them as a partner. Their satisfacHenry enjoys building tion is our main goal.” relationships with clients and BOMA members. ABM takes pride in its mission statement: “To make a difference, every person, everyday.” As the 44th largest employer on the Fortune 500, the company provides commercial cleaning and maintenance, facility engineering, energy efficiency, and parking services to clients in the U.S., Puerto Rico, Canada and the United Kingdom. With more than 140,000 employees, the company builds value for more than 20,000 clients. A BOMA OEB member for 13 years, Henry currently serves on member outreach. “Being affiliated with BOMA has given ABM exposure as a company and service provider to building owners and managers,” Henry observes. During his downtime, he says that “exploring new places and culture always excites me. While on vacation, I love taking spontaneous trips and getting lost in an unfamiliar venue. Weekends are often spent on leisurely drives to Sonoma and Napa valleys to enjoy nice vistas and wine with family and friends.” Some of his favorite wineries in Northern California are Rombauer, Chateau St. Jean and Arrowood.
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Green Building Rating Systems: What Do They Mean? “There are many green building rating systems out that are conducted within the building. An assessor interacts there, which is great for the environment and improves with the building team and verifies the score. sustainability, but it can create confusion,” said Adhamina Focus on Tenants’ Wellness Rodriguez, Founder & CEO of AR Consulting, at a recent In addition to LEED and BREEAM, there are three major BOMA OEB luncheon program entitled “Green Building standards that focus on occupant experience and employee Rating Systems Update.” wellbeing: WELL, Reset and Rodriguez, along with Mark Fitwel. Reset also looks at indoor Klein, Northern California air quality. WELL, a standard Sustainability Operations of the Well Building Institute, Manager for Healthy Buildings, encompasses 10 concepts: air, and Ravi Bajaj, Marketing water, nourishment, light, moveManager and Sustainability ment, thermal comfort, sound, Program Manager for Healthy materials, mind and community. Buildings, touched on the variFitwel was launched in 2017 ous rating systems with a goal of by the Center for Disease Control demystifying some of the issues (CDC) and Prevention and the for property managers, vendors GSA. It applies to workplaces Mark Klein, Adhamina Rodriguez and Ravi Bajaj and others attending. They enlightened the audience about green rating systems. (single or multi-tenant) as well noted that tenants are very aware as multifamily residential. of well building standards and view being green as a way to Panelists said Fitwel is an excellent entry-level system and is attract tenants. LEED, WELL, BREEAM, Fitwel, TRUE and affordable compared to WELL. It can cost as little as $6,000. Reset are terms you may have heard but aren’t certain of the Finally, TRUE was differences. Key takeaways from the program: unveiled by Green Business
LEED: Latest Version Offers Online Tracking LEED has had many iterations since its debut in 2000, Rodriguez noted, with LEED v. 4.1 being the most current. LEED stands for Leadership in Energy and Environmental Design and is a standard of the U.S. Green Building Council (USGBC). With 4.1, the scorecard is the same, but standards are updated. This version raises the bar in energy efficiency; adds greenhouse gas emissions calculations; and simplifies several credits including: materials, VOCs, acoustics, parking and signage. One change is ARC, the online platform which tracks and benchmarks project performance. You can compare your building to others like yours. (See: https://arcskoru.com/)
BREEAM: 20x Larger than LEED Yet another rating system is BREEAM, which is 20 times larger than LEED. It was started in 1990 in the U.K. and debuted in the U.S. in 2016. BREEAM takes into account materials, energy, waste, health and wellbeing, management, land use and ecology, water, transport and pollution. There is also a new construction component. For commercial buildings, the program structure measures asset performance and building management. For offices, it measures occupier management: assessment of the occupier’s policies and activities
Certification Inc. in 2017 and focuses on zero waste. TRUE = Total Resource Use and Efficiency. TRUE does not require big financial investments and implementation can be as simple as transforming trash bins into recycling bins and fostering a zero waste culture. See: https://true.gbci.org/ Panelists noted the importance of vendors and advised using your vendors to learn about issues like green cleaning and waste management. There is a growing awareness of how green buildings make employees more productive. Studies show a correlation between indoor air quality and cognitive functioning.
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Investing in Janitors’ Training Enhances Tenant Experience Aside from the steel structure, the crystal windows, the which BSP trains janitors to develop the necessary skills to deliver parquet floors and the sleek design, within a building there is a measurable savings and operational efficiencies, as well as higher key component of a great tenant experience: the human interlevels of tenant satisfaction. BSP was incorporated in 2007. Since action within that space. It’s the people that greet you every then, BSP has expanded to seven major cities across California, morning, the ones who keep the offices clean and safe, who represents a partnership between over 75 janitorial employers and close the door after you every evening, those are the ones who over 40 commercial building owners, and serves more than 5,000 can make the most difference in the overall experience. This is workers annually. BSP focuses on developing the workforce that the reason why having a knowledgeable, building owners and administrators need to educated workforce is key for tenant satbe more competitive. isfaction. This workforce Recognizing that janitorial staff are on represents you. the front lines of reducing water, waste, Staffing your building with a qualiand energy usage in commercial buildings, fied workforce capable of communicating BSP’s Green Janitor Education Program with tenants, delivering “green” practices (GJEP) has addressed the demand from and adequately cleaned spaces, is a must the industry to meet the latest building for today’s buildings. sustainability standards while empowering In California, service industries for janitors to engage in efforts to improve corporate buildings, such as janitorial inefficiencies. GJEP is 30-hour program and maintenance, are among the top that provides hands-on energy manageTraining for janitors results in increased employers of workers with English as a operational efficiency and tenant satisfaction. ment and green cleaning training tailored second and even third language. A large to each building’s operations and mainpercentage of workers use Spanish as their only language. tenance practices. The program is offered at janitors’ worksites Implementing “green” practices in existing commercial through building owner and employer partnerships. Upon buildings continues to gain momentum among building owners, completion of the program, janitors receive a certification by the managers and tenants, as it translates into measurable savings USGBC, and their building receives an additional LEED point and operational efficiencies, as well as higher levels of tenant towards the building’s (re)certification. satisfaction. GJEP has gained significant traction by expanding to new Being able to effectively communicate and to also deliver sites across California. Over 1,000 workers have been trained “green” services requires a knowledgeable workforce trained in in green cleaning practices designed to foster healthier working environmental and sustainability practices. A well-trained workconditions, define green industry standards, and strengthen force not only enable buildings to meet “green” performance employer compliance with sustainability practices Thanks to standards but leads in practice as the eyes and ears of the buildoutside funding from partners and grantmakers, BSP provides ing every day and night. Because of the high value that janitors GJEP for free. BSP is currently training its first GJEP cohort bring to maintenance in these areas, tenant satisfaction is closely ever in the East Bay of 17 workers at Stoneridge Mall, served tied to the janitorial workforce knowledge. by ABLE Services, in Pleasanton. BSP’s ADVANCE worksite Training is expensive. But what if someone figured out ESL Program trains employees in functional workplace English a win-win, out-of-the-box formula that leads to efficient language skills. janitorial training at no cost to building owners, employers Article provided by the Building Skills Partnership. or janitors? Visit http://www.buildingskills.org/ to learn more. Building Skills Partnership (BSP) is a non-profit organization that works with employers, building owners and labor About BOMA Horizons to design workforce development initiatives that upskill and prepare low-wage workers for the jobs of today and tomorrow. BOMA HORIZONS is published by Eason These partners have come to agree that investing in the skills of Communications LLC for BOMA OEB. immigrant workers is an all-around win-win initiative to meet Editor: Henry Eason the current and projected industry and workforce needs. Ad and Art Director: Ellen Eason Through this partnership, BOMA, industry experts, To advertise, contact: Ellen Eason at services companies and the janitors’ union (SEIU-United Service 415.596.9466 or ellen@easoncom.com Workers West) agreed to create a unique training fund through
10 Thanks to CREATE Gala Sponsors! Legacy Sponsor Kilroy Realty Champion Sponsors Able Services Prologis ProTech Security Skyline Construction Inc. Wareham Development
Contributing Sponsors
Allen Matkins Bently Reserve Boston Properties CBF Electric & Data Comcast Business The Empire Group Field Construction HARBRO Emergency Services & Restoration Hathaway Dinwiddie Construction Home Depot Pro JLL Paramount Group, Inc. The Empire Group/ The City Club of San Francisco
Supporting Sponsors ABM Industry Groups Alexandria Real Estate Equities Allied Universal Anderson, Rowe & Buckley, Inc. Baker’s Floor & Surface Bayline Mechanical, Inc. C.E. Toland & Son CBRE Creative Ceilings, Inc. Cupertino Electric, Inc. Cushman & Wakefield Cutting Edge Drapery Daley’s Drywall & Taping, Inc. Design Workshops Eastdil Secured, LLC Ellis Partners LLC Giampolini & Co. Golden State Contract Flooring Hanson Bridgett Hines Hoem & Associates, Inc. Impark Innovative Mechanical, Inc. LBA McMillan Electric Metro Services Group Monticelli Painting & Decorating Next Play Consulting, LLC Novo Construction Otis Elevators Paganini Electric Corporation Peacock Construction Reuben, Junius & Rose, LLP Revel Architecture & Design RiverRock Real Estate Group RMR Construction RMW Architecture & Interiors Rockhill Management, LLC Romak Iron Works Rossi Builders, Inc. Shorenstein Realty Services, L.P. SSL Law Firm LLP Stockham Construction, Inc. The Swig Company Tishman Speyer Vanbarton Group
Media Sponsor
San Francisco Business Times
CREATE Gala (Continued from front page)
“We’re a REIT first and foremost,” said Kim Snyder, Prologis’ President, West Region. “Being socially engaged is a big part of our business model... When we hold a real estate asset, we pay attention to the needs of the community. It’s a cool thing to get employees to have an impact on the community.” The Prologis Foundation supports more than 225 non-profits, and employees have donated more than 36,000 service hours to non-profits on the company’s IMPACT days. “E-commerce has completely changed the way we shop and live,” Snyder said. As Prologis expands, “it’s hard to find good talent. We look for people who can have an impact and have good character.” According to the U.S. Bureau of Labor Statistics, employment in the warehouse and storage industry grew from 680,000 in 2008 to 1,020,000 in 2018. With a goal of “helping workers rise to opportunity where opportunity is rising,” Prologis is investing to help workers secure jobs and build careers in logistics through its Community Workforce Initiative. This initiative bridges community and customer needs. Its objective is to make a positive impact on local economies and help its customers address their logistics labor shortages through partnerships with community workforce training and placement programs. Partnerships are underway in Los Angeles, Miami and Chicago and will launch next in Atlanta, Mexico City, San Francisco and Seattle. In Los Angeles the company’s EXP Internship Program trains and places high school juniors as interns in the Port of Los Angeles and Long Beach communities with a potential to progress to full-time jobs. Snyder thanked the CREATE alliance partners for honoring Prologis and for their vision. Instructors and Mentors Recognized for Their Contributions BOMA SF Member Services Director Tory Brubaker, who emceed the event, recognized the many Fellows program instructors and contributors. Anne Sparks, Principal of Next Play Consulting, said she was “it is a gift to be an instructor at the Merritt College program. The students were engaging, and I was so happy to see students getting into commercial real estate.” Anne Hill, most recently Real Estate Portfolio Manager, Bently Reserve, encouraged gala attendees to consider being mentors. “It’s an incredible opportunity to give back to eager, Anne Sparks (left) and Anne Hill. excited students,” she said. Hill has been involved with mentoring through both IREM and BOMA San Francisco, which offers resources through its Careers Committee to help students learn about the industry through activities such as “speed dating” events where they can interact with a variety of CRE professionals. In closing, Brubaker acknowledged Cushman & Wakefield’s Sandra Boyle for her efforts to launch the program. “CREATE owes much of its success to Sandra Boyle.” (See scenes from the Gala on the next page.)
11 Scenes from the CREATE Gala Top left: CREATE students celebrate their achievements at the Gala. Lower left: Mike Meyer, RiverRock Real Estate Group; and Melody Thebeau, LBA. In circle: Samantha Stires, CBRE, winner of the wine vault. Lower right: Eric Brown, BSM Facilities Services Group, tried his luck with the wine vault.
Gala photos credit: Olivia Smartt Photography
Walter Finch Golf Tournament Scenes
Clockwise from top right: Jeannie Nyberg and Sofia Moral, American Asphalt. Erik Carlson, Able Services; Lisa Blanford, Avison Young; Nancy Le, Wilson Meany; and Joel Wood, Able Services. Nicole Price, Cushman & Wakefield; and Matt Ybarra, SADA Group, getting ready to golf. Century Commercial Services team serving up pizza.
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