March 2014

mar2014 • VOL 22 • issue 1

network the commercial real estaTe

Dallas fort worth san antonio austin

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THE INVISIBLE TOWER

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Perot Museum of Nature and Science – Dallas, TX Architect: Morphosis Photo Credit: Courtesy of Morphosis and Gate Precast Company

Precast Concrete Manufacturers’ Association Association of of Texas Texas

Precast Helps Architects Architects Achieve Achieve Aesthetic Aesthetic Visions Visions The Perot Museum of Nature and Science cultivated a The Perot Museum of Nature and Science cultivated a distinct identity that would engage and invigorate visitors distinct identity that would engage and invigorate visitors before they even entered the building. The architect used before they even entered the building. The architect used the aesthetic versatility of precast concrete to create the the aesthetic versatility of precast concrete to create the the earth. High performance precast gives designers the the earth. High performance precast gives designers the versatility to turn their dreams into reality. versatility to turn their dreams into reality.

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For more information and free continuing For more information education, visit and free continuing

education, visit www.PCMAtexas.org

www.PCMAtexas.org

mar2014 • VOL 22 • Issue 1

Features 18 Squatters’ Paradise

Attorney Anthony Barbieri looks at acquiring property by adverse possession in Texas.

28 CBRE’s Chef Showcase

The 16th annual charitable event benefitting Camp JohnMarc.

36 The Beloit College Mindset List

Why do they put Braille on the drive-through bank machines?

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Our third installment on the viewpoints of those who entered college in the fall of 2013.

50 Investors’ Corner: Caught in a Wave of CRE Loan Maturities Phil Jemmett and Jack Rose explore lending trends.

55 UnReal Estate – The Floating Pool

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56 UnReal Estate – Beyond Awesome! Castles in the Air 58 UnReal Estate – The Invisible Tower 59 UnReal Estate - French Flip: The Trampoline Bridge 60 Ethicks – Our biannual look at just some of whom are wrong with our world

Herstory 38 Johanna Troutman – the Betsy Ross of Texas

Our resident historian and Contributing Editor Rose-Mary Rumbley looks at the origins of the state flag of Texas.

Artchitecture 30 G. Harvey – A Western Heritage

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A Texas artist to whom the West is not only a source of inspiration, but also his birthright.

32 Featured Next Issue

On The Cover – Don Bristow – Photographer and Fractal Artist.

32 Kinetic sculptures by Andrew Carson

General Assembly 10 USGBC 16 AIA Fort Worth 20 TEXO 23 CREW San Antonio 23 IAVM

41 IREM Austin 45 NAWIC 48 BOMA San Antonio

26 ULI 26 AGC San Antonio 28 AI

48 IIDA DFW 49 ASID 54 SCR

34 BOMA Dallas

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40 IREM Dallas 41 IREM San Antonio

22 CREW Dallas

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35 BOMA Fort Worth

33 Here’s What I Thunk!

63 “Plastics, Benjamin”

13 Paraprodoskians

37 The Riddler’s Revenge

63 In The Cards

19 That’s Crap!

45 A Man’s Translation of ‘WomanSpeak’

64 Christmas Is In The Bag

19 Joe’s Crap Sack

47 Summer’s Spring Reading List

69 iArm

26 Talkin’ The (Real Estate) Talk

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Editor’s Note/InBox

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Contributing Writers

mar2014 • VOL 22 • Issue 1

20 TXStats 24 CBRE Office MarketView – DFW, Austin, San Antonio 42 Product Showcase

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52 In The Workplace: Professionals on the Move 53 In The Workplace: Shout-Outs!

61 Staycations – DFW 62 Staycations – Austin/ San Antonio 63 Destinations – What We Can Learn From Outside the U.S. Box Linda Mastaglio looks at recycling – in Europe.

Do pediatricians play miniature golf on Wednesdays?

65 Picture That! – Our Readers and Their Pets 66 In The Loop

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67 What’s In A Name?/You’re Going to Call Me What?

68 The Links Marketplace and Directory IBC Contest: “Groupies”

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14 Greening the Willis Tower

Contributing Editor Angela O’Byrne looks at the iconic tower - a model for retroactive sustainability building.

Going Green 11 Same Angle, Different Lenses

The third installment of HOK’s Isilay Civan Sustainability Series.

12 Materials Transparency – An Industry Conversation Sustainability Editor Ellen Mitchell Kozack reports on the challenges and importance of understanding the chemicals in our lives.

13 On The Cutting Edge of Sustainable Design

Editor-at-Large Robyn Griggs Lawrence reviews a biography of CMPBS’s Pliny Fisk III.

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IN MY

talk about a business-friendly state!

andrew felder

aafelder@crestpublicationsgroup.com Managing Editor & Publisher

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t took only 19 seconds in 1997 for the Texas House to pass (without comment, debate, or even public notice) a modification of the tax code which, in the nearly 16 years since, has enabled companies to lower their real estate tax liability and save many millions of dollars. That includes oil refineries, luxury hotels, giant retailers, etc. Homeowners should have it so good! As they know, their valuations have gone up substantially, and so have their real estate taxes.

Before and After

Before this amendment, if a property owner wanted to successfully appeal an appraisal, he had to show that the appraisal district hadn’t used the same criteria to assess its value that it used in its assessment of similar properties. After the amendment, the basis for appraisal was no longer whether or not the appraisal district had used the same criteria, but rather only one single standard within those criteria – ‘median appraised value.’

Those three words were a game changer. Those who appealed only had to show that their properties were valued higher than the median – and no matter how much higher than the median they really were (and perhaps deserved to be), they would be lowered to the median. In 2001, a Houston court determined that these ‘equity Scan with orproof anyof market values. And, two years later, taking the already ridiculous to the sublime, appeals’ didpulseM not require scanner tolegislature give usfurther your extended the statute so that the appeals (and reductions to median value) could be in 2003 the accomplished without the property owner even going to court. feedback.

The amendment was introduced by Representative Paul Hilbert, a Republican from Spring, who told the House that it made only “minor” modifications to the Senate’s ‘taxpayer relief bill’. No discussion.

No objections. Passed… and now law.

"The District Court shall grant relief on the ground the property is appraised unequally if the appraised value of the property exceeds the median appraised value of a reasonable number of comparable properties appropriately adjusted.”

Who’s Minding The Store?

The ramifications of this are enormous – particularly in districts with numerous commercial or industrial properties. Just as an example, from 2010 to 2013 in Travis County, (the Central Appraisal District reports that) $16.5 billion in value has been trimmed from the tax rolls (which translates to $396 million in lost tax revenue). Consider that this has been going on since 1997, then magnify and multiply that across the state and imagine the lost potential revenue.

And whose valuations and taxes have been going up over that time to offset that lost potential? That’s right – homeowners – who, even when successful on appeal, can’t get their taxes lowered to “the median appraised value of a reasonable number of comparable properties appropriately adjusted.”

Don’t Do Something, Just Be Stupid!

No other state in the United States has enacted this kind of system (which shifts more of the tax burden for public services on to individuals and small businesses). That’s despite the fact that it’s been in effect here for nearly 16 years, and there has been plenty of opportunity to review the results. Why is that? “Nobody else has been so dumb,” said Jim Robinson, former chief appraiser for the Harris County Appraisal District. The results are apparent – the owners of major properties have seen their taxes go down to the detriment of other (small) property owners. We call upon the legislature to do what it is elected to do – protect the interests of the public by looking out for the public pocketbook, the interests of small businesses and private citizens and restoring ‘equity’ to the valuation appeals process.

Scan the QR code with pulseM (or any scanner) and let us know what you think.

Keep on networking,

You have some pretty cool articles in the December issue, in particular, the one on “Sinkholes.” I am from Baton Rouge, LA with relatives all over the southern portion of the state. So, this information hit home.

On another note, thanks for continuing to support the non-profit organizations like NAWIC. - Jill Melançon, Dallas

As one who read only the digital edition for a few years now, I was surprised to see some of the subtleties which I had been missing until I got my first paper copy. I had no idea that it was an oversized publication or that there (are) little tidbits running up and down between the pages. Very classy! I love it.

- SueEllen Bachman, Houston

The Éilan showcase looks great!

- Emily Fraser, Austin

The contest was too hard! Who knows this stuff?

- Cody Carlson, College Station

I applaud the two Unreal Estate pieces – just the right length and a very interesting insight into what problems/oddities can occur in the real estate business.

- Randy Toomer, San Antonio

Ed: Some people did – but our response to ‘Show Me The Money’ was underwhelming, to say the least. Try ‘Groupings’ on the inside back cover of this issue.

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26 QR CODES THE WORLD’S GREENEST THE SHADOWLESS OFFICE BUILDING SKYSCRAPER 46 12 32

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Ed: Several readers expressed similar sentiments and we’ve included more Unreal Estate pieces in this issue. Enjoy!

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DALLAS FORT WORTH SAN ANTONIO AUSTIN

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A man who stops advertising to save money is a like a man who stops his clock to save time.~ Henry Ford

The amendment, which has substantially reduced the property tax liability of all sorts of commercial and industrial properties, provides that if a property is valued above the median of other comparable properties, its valuation can be lowered to that median on appeal. And, flying in the face of generally accepted appraisal practices, these ‘equity appeals’ (as they are rather inappropriately called) actually ignore market values!

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mar2014 | the net work

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publisher/managing Editor Andrew A. Felder aafelder@crestpublicationsgroup.com

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MAR2014 / VOL 22 / Issue 1

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Graphic designer Nick Felder

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A quarterly publication of CREST Publications Group 2537 Lubbock Avenue, Fort Worth, TX 76109 682.224.5855

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mar2014 • VOL 22 • issue 1

On the Cover

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Lone Star State by well known Texas artist and sculptor G. Harvey exudes his love of/for his home state. It has inspired many paintings of the changing era when city lights began to glow on the open range.

Dallas forT worTh san anTonio ausTin

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30 CHITECTURE THE INVISIBLE TOWER 55 SqUATTERS pARAdISE18 58

REAL ESTATE

the network

Accessibility Wally Tirado

BOMA san antonio Teresa Z. Tuma | Executive Director

Amazing buildings Angela O’Byrne, AIA

CCIM north texas Becky Tiemann | Chapter Administrator

editor-at-large Robyn Griggs Lawrence

CREW DALLAS Kim Hopkins | Director of Operations

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Rose-Mary Rumbley examines The Compromise of 1850 and how it shaped Texas In Amazing Buildings, Angela O’Byrne concludes her skyscraper series with Kingdom Tower in Jeddah, Saudi Arabia. The next installment in Isilay Civan’s Sustainability Series. Deina McNabb goes inside the Dr. Pepper Arena, home of the Texas Legends.

Don Bristow adorns our cover and Artchitecture pages. And, more Diversions, Readers and Their Pets, What’s In A Name?, You’re Going to Call Me What, our quarterly Contest and so MUCH more!

AIA Dallas Katie Hitt, Associate AIA | Communications & Graphics Coordinator BOMA fort worth Michelle Lynn | Executive Director

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Dallas • Fort Worth San Antonio • Austin

AGC San Antonio Doug McMurry | Executive Vice President

contributing Editors

Education Jessica Warrior, CPM, RPA, LEEP AP, O&M Dallas • Fort Worth San Antonio • Austin

Advisory Board

Herstory Rose-Mary Rumbley Professionals on the Move - DFW Julie Brand Lynch Staycations - DFW Candace Rozell Sustainability Ellen Mitchell

CREW san antonio Kim Ghez | President Iida austin Vivian Featherson | IIDA, RID IREM dallas Kristin Hiett, CAE | Executive Director IREM austin & san antonio Ann Ahrens | Executive Director USGBC north texas Michelle McEuen | Marketing & Communications Director

Copyright © 2014 The CREST Publications Group, 2537 Lubbock Avenue Fort Worth, TX 76109. All rights reserved. All information contained herein (including, but not limited to, articles, opinions, reviews, text, photographs, images, illustrations, trademarks, service marks and the like (collectively the “Content”) is protected by copyright and other intellectual property laws. The Content is the property of The CREST Publications Group and/or third party licensors. You may not modify, publish, transmit, transfer, sell, reproduce, create derivative work from, distribute, republish, display, or in any way commercially exploit any of the Content or infringe upon trademarks or service marks contained in such Content. GENERAL DISCLAIMER AND LIMITATION OF LIABILITY: The Network magazine contains facts, views, opinions, statements and recommendations of third party individuals and organizations. The publisher does not represent or endorse the accuracy or reliability of any advice, opinion, statement or other information displayed and any reliance upon same shall be at the viewer’s sole risk. The publisher makes no guarantees or representations as to, and shall have no liability for, any content delivered by any third party, including, without limitation, the accuracy, subject matter, quality or timeliness of any Content. Change of address: Mail to address above or email editor@crestpublicationsgroup.com.

network affiliate associations American Institute of Architects (AIA) Dallas - www.aiadallas.org • 214.742.3242 Fort Worth - www.aiafortworth.org • 817.334.0155 American Society of Interior Designers (ASID) www.asidtx.org • 214.748.1541 The Appraisal Institute www.ainorthtexas.org • 972.233.2244

The Institute of Real Estate Management Atlanta - www.iremaustin.org • 512.301.3311 Austin - www.iremga.com • 770.590.0618 Dallas - www.irem-dallas.org • 214.386.2181 Fort Worth - www.fortworthirem.org • 817.288.5506 San Antonio - www.iremsanantonio.org • 512.301.3311

The Associated General Contractors of America (AGC) San Antonio www.sanantonioagc.org • 210.349.4017

The Commercial Real Estate Development Assoc. (NAIOP) www.naiopga.org

Atlanta Commercial Board of Realtors (ACBR) www.atlcbr.com • 404.250.0051

National Association of Women in Construction (NAWIC) Fort Worth www.nawic-fw.org

Building Owners and Managers Association Austin - www.bomaaustin.org • 512.529.5070 Dallas - www.bomadallas.org • 214.744.9020 Fort Worth - www.bomafortworth.org • 817.336.2662 San Antonio - www.bomasanantonio.org • 210.822.4499 Certified Commercial Investment Member (CCIM) www.ntccim.com • 972.233.9107x215 Commercial Real Estate Women - Dallas www.crew-dallas.org • 214.890.6490 Commercial Real Estate Women - Fort Worth admin@fwcrew.org Commercial Real Estate Women - San Antonio www.crew-sanantonio.org • 210.415.1300 Commercial Real Estate Women - Atlanta www.crewatlanta.org • 404.471.1110 International Association of Venue Managers www.iavm.org • 972.906.7441 International Interior Design Association (IIDA) Texas/Oklahoma Chapter www.iida-tx-ok.org • 214.880.1511 Georgia Chapter - 404.812.0566 www.iidageorgia.org International Facility Management Association (IFMA) www.ifma.org • 281-377-4739 8

International Facility Management Association - Atlanta www.ifmaatlanta.org • 404.766.1632

the network | mar2014

National Association of Women in Construction (NAWIC) Dallas www.nawic-dallas.org North Texas Association of Energy Engineers (NTAEE) www.ntaee.org • 214.532.1132 North Texas Association of Facilities Engineers (NTAFE) www.northtexasafe.org North Texas Corporate Recycling Association (NTCRA) www.ntcra.org Society of Commercial REALTORS www.scr-fw.org • 817.336.5165 TEXO (Associated General Contractors of America) www.texoassociation.org • 972.647.0697 United States Green Building Council (USGBC) North Texas Chapter www.northtexasgreencouncil.org • 214.571.9244 Georgia Chapter www.usgbcga.org • 404.431.5213 Urban Land Institute www.northtexas.uli.org • 214.269.1874 WE (Women In The Environment) www.womenintheenvironment.org • 817.707.2448 info@womenintheenvironment.org

Why is lemon juice made with artificial flavor, and dishwashing liquid made with real lemons?

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Executive

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contributing writers anThONY BARBIERI (P. 18) is a shareholder at Kessler Collins, where he enjoys a broad legal practice. He has been a speaker for ICSC, IREM, and BOMA, has taught continuing-legal education seminars, and has been named a Texas Super Lawyer Rising Star for many years, as well as being a Fellow of the Litigation Counsel of America. He and his wife, Cathy, enjoy traveling and spending time with their extended families, getting involved in their church and supporting the community through various programs – including raising awareness of muscular dystrophy, education and exercise to fight heart disease, providing care and treatment for autism, and counseling domestic-violence victims.

Isilay Civan (p. 11) is a well-rounded life-cycle expert on built environments. Her diversified educational background, and over 15 years of transnational experience covering all industries and phases, gives her a unique perspective on Sustainability. A proud graduate of Texas A&M and ITU, she has published two books on her two PhDs, and is a sought after speaker at many industry events. Her hobbies include reading/writing, puzzles, brainteasers, sliding, and glamping (a.k.a. glamorous camping). She lives by the quote: “Success is not the key to happiness. Happiness is the key to success.” phil jemmett (p. 50), besides being the CEO of Breakwater Equity Partners, is the founder of Y-Malawi, a non-

profit organization working with children and families in the Nkhoma/Chilenje community in Malawi to provide sustainable healthcare, education, microfinance, evangelism, and infrastructure, such as clean water and improved farming techniques.

He is a founding member of the La Jolla Community Church near San Diego, and together with his wife and two sons takes advantage of the California sunshine with a weekend round of golf, surfing, or paddle boarding on the waves.

Ellen Mitchell Kozack (p. 12), an associate and sustainable design coordinator for HKS, manages over 30 LEED projects totaling $2.4 billion dollars of construction. She was a 2013 Design Futures Council Emerging Leader and is also spearheading HKS’s efforts in public interest design through the 1% Solution Project. Ellen is a proud resident of Oak Cliff where she lives with her husband, stepson, and three pets.

Robin Griggs Lawrence (p. 13) is a former magazine editor and the author of a book on healthy baby nurseries and two books on wabi-sabi, the Japanese art of finding beauty in imperfection and impermanence, Lawrence is working on another book and training to become a yoga teacher. She is an editor-at-large of the network.

Angela O’Byrne (p. 14) is the president of national architecture, design-build, and real estate development

firm Perez, APC. She champions the principles of smart growth in her home community of New Orleans and her frequent travels across the country and abroad. Born in Cali, Colombia. Angela is a licensed architect in over a dozen states, a licensed general contractor in Louisiana, a Fellow of the American Institute of Architects, and a member of the National CREW Network (Commercial Real Estate Women) Board of Directors. A singer, golfer, music-lover, and globetrotter, she relishes spending free time with her three grown children, and large extended family. She is a Contributing Editor of the network and her Amazing Buildings feature appears in every issue.

Rose-Mary Rumbley (p. 38) holds a PH.D. in communications from the University of North Texas. She is a well-known speaker in Texas and enjoys researching each and every topic. She is a Contributing Editor of the network and Herstory appears in every issue.

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g ing green USGBC North Texas Membership Welcomes New Members to the 2014 Board of Directors The members of the USGBC’s North Texas Chapter have elected four new members to begin terms in January 2014. These members bring many years of experience – both in sustainability and corporate/project leadership – to help guide the North Texas Chapter. These newly elected board members join 11 directors who continue previously elected terms.

Leading the Board in 2014 is Chairman Thom Powell, Director of Sustainable Design at Good Fulton & Farrell Architects. Powell has served on the USGBC North Texas’ Board of Directors since 2009, has represented AIA Dallas on the Texas Society of Architects Board of Directors (in 2013-14), and served as the AIA Dallas Treasurer for 2011 and 2012.

His recent projects include serving as the Sustainability Consultant for the Perot Museum of Nature and Science in collaboration with Morphosis, as Executive Architect on the AT&T Performing Arts Center Box Office in collaboration with Foster + Partners, and as Executive Architect on the recently completed Annette Strauss Artist Square, also in collaboration with Foster + Partners.

Thom Powell, AIA LEED AP BD+C Good Fulton & Farrell Architects Director of Sustainable Design

Powell graduated with his Bachelor of Architecture from California State Polytechnic University, Pomona and received his Master of Architecture from Syracuse University.

Thom Powell, GFF Architects – Chair Keith Lindemulder, Nucor Corp – Vice Chair Beth Brant, DSGN – Secretary Gregory Craig. Craig Design Group – Treasurer R. Kirk Johnson, Corgan – Past Chair David Driskill, Texas Tech University Doug Ekstrom, DFW Consulting Group Barry Friedman, Carlyle Capital Markets

Tom Hale, Linbeck David Hensley, HLR, Inc. Cara Leigh Ingram, Office Resource Group Stefan Kesler, City of Dallas A. Danilo Lopez, Jacobs Bill Moebius, Stream Realty Chris Mundell, HKS, Inc.

2014 Upcoming Events March 27 • Case Studies & Cocktails: HKS Explore the new HKS Headquarters and learn more about LEED v4. This project is seeking a double certification under both LEED CI v2009 and the LEED v4 beta program. The event includes a one hour GBCI approved presentation about changes in LEED v4 and a tour of the facility immediately following.

April 3 • Case Studies & Cocktails: Tarrant County Northwest Sub-Courthouse The Tarrant County Northwest Sub-Courthouse - which achieved LEED-Silver Certification - is an example of the fact that counties are investing in projects that provide a long-term, sustainable benefits for local citizens. The event will include a presentation by members of the project team and building occupants and tours of the facility followed by a networking event.

April 25 • Water Forum at Earth Day Texas The Water Forum at Earth Day Texas will examine the vast impact of water on our lives with speakers addressing Water and Population Growth, Water and Jobs, the Texas State Water Plan and Water in 2050.

Online registration for all chapter events is available at http://www.eventbrite.com/o/usgbc-north-texas-347138075?s=19176235.

Remembering Rachael Green Rachael (Jarmer) Green, age 41, passed away suddenly on Dec. 29 in McKinney, Texas. A well-known and respected member of the architectural community, she worked at Huitt-Zollars as a LEED AP and was actively involved with volunteer work concerning sustainability projects. She received numerous awards for her work. Rachael was also a valuable contributing writer to the network.

The USGBC North Texas is creating a fund in Rachael’s honor that will help offset the costs of attending the annual Greenbuild International Conference & Expo for “up-and-coming” professionals making their ways in sustainability.

Additionally, the USGBC’s “Volunteer of the Year” Award will be renamed the “Rachael Green Award for Volunteer Service.” Jonathan Kraatz, Executive Director of the chapter, said, “Rachael was the co-recipient of the award in 2013, and truly embodied the volunteer spirit – especially for environmental causes. Both in her work and volunteer efforts which (she) called her ‘other job,’ she was a force for change. Sustainability, LEED and recycling were ever present in almost any conversation with her.”

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the network | mar2014

Pleasure in the job puts perfection in the work. (Aristotle)

2014 Board of Directors

g ing green

Isilay Civan

isilay.civan@hok.com Isilay Civan, MSc, Ph.D.s, LEED AP, is a senior consultant and the location leader for the HOK Chicago Consulting Group

“Same Angle, Different Lenses” Sustainability Series Taking the People’s Side

Because two things can be compared does not mean that they are comparable. (A. Felder)

W

hile considering Sustainability, we often forget the most important component – the people. Even though everything we do is supposedly intended to improve human experience in the built environment, the things we tend to focus on, track, benchmark, and manage are only subsets of such impacts (i.e., tracking indoor air quality or managing noise or luminance levels to ultimately improve human health and employee productivity) .

Anything directly related to the people side, which attempts to quantify and introduce metrics into the financial analysis, is presumed to take away from the validity of the calculations by softening the reliability of the payback analysis. Earlier attempts to quantify ‘the people side’ led mostly to unsubstantiated claims, labeled ‘green-washing’, and discouraged the sector from determining better ways of understanding and measuring the true implications. This also led to focusing solely on the secondary aspects that have less complex relations that are easier to calculate and validate. However, recognizing the progress we have made to date in the field of Sustainability, it is time to go back to the drawing board and figure out more reliable metrics that effectively measure the people side.

To underscore the need and importance of such an exercise, the following list of facts, consolidated from notable sources such as World Green Building Council (WGBC), The Commission for Architecture and the Built Environment (CABE) , and Terrapin, speaks directly to the people side and its potential impact on an organization’s triple bottom line:

• Employee salaries are the largest expense for any organization (often as high as 60-80% of the total cost of operations and typically 10 to 12 times more than maintaining the building’s infrastructure).

• Productivity costs (the cost per square foot of a corporate office space devoted to salary): 90.3% goes to productive and unproductive salaries and benefits, while only 8.9% is paid toward rent and mortgage. 0.8% represents energy costs. Productivity costs can be 112 times greater than energy costs (BOMA, 2010, US Department of Labor, 2010).

• More than 90% of a

company’s operating costs are linked to human resources, and financial losses due to absenteeism and presenteeism (the loss of workplace productivity resulting from loss of focus, negative mood, and poor health) account for 4%.

• A 2% to 5% increase in staff performance can cover the total cost of providing for the organization’s staff accommodation.

• Current metrics for calculating productivity, engagement, and innovation are typically not fully representative of today’s knowledge-based workforce.

• Employee productivity in the knowledge economy is less a matter of improving speed and accuracy of routine tasks and more a function of generating new ideas, being creative, working effectively in teams, and generating knowledge that adds value to the organization.

• The more complex the function, the harder it is to quantify its impact to the overall employee productivity.

• According to self-reported productivity data, for each 15% increase in workspace satisfaction, there is a 1-4% increase in productivity.

• There is a strong relationship between perceived comfort and self-reported productivity, with differences in productivity as high as 25% reported between comfortable and uncomfortable staff.

• For every 10% reduction in reported Sick Building Syndrome (SBS) symptoms, there is likely to be a 1.1% increase in productivity.

• Daylighting design has been linked to a 15% reduction in absenteeism in office environments.

Increases in productivity of between 2.8% and 20% attributed to increased luminance levels have been found in other studies.

• In 2010, the US Department of Labor reported an annual absenteeism rate of 3% per employee— or 62.4 hours per year per employee lost—in the private sector. The number is even more dramatic in the public sector - 4%—or over 83 hours lost to absences per year.

• L o e w e n and Suedfeld (1992) report improvements of 38% in the performance of simple tasks and 27% for complex tasks when working in an environment with

white noise, as compared to tasks in unmasked noise conditions.

• The potential impact of design of buildings on overall productivity is +12.5% (improved performance) and -17% (hampered performance) for an overall 30 percent change in worker performance in the best and worst buildings.

While there is a growing body of empirical evidence linking building design attributes to productivity, health, and well being, there has not been a consistent method to link the results to financial metrics.

Consequently, the industry remains skeptical and continues to under-invest on the people side, causing

us to miss out on what can potentially lead to the greatest return on investments.

Similar arguments are being made while discussing the benefits of biophilic design. The term biophilia (which stems from the Greek roots meaning love of life and coined by the social psychologist Erich Fromm) is used to describe the renewed design focus on bringing humans back in contact with nature, and, by so doing, achieving much greater productivity goals. To establish evidence of these benefits, we need improved metrics that can better measure the relationship between the physical environment and the employee productivity. We need to find more direct methodologies to accurately measure innovation, creativity, and productivity of knowledge workers, and rely less upon the traditional indirect measures (e.g., illness, absenteeism, staff retention, job performance – only as it relates to mental stress/ fatigue, healing rates, classroom learning rates, retail sales, violence) that typically have many more variables playing into the overall success/failure of the findings. The failure to act now would do a great injustice to the true value of Sustainability and the ability to realize all that a holistic approach could offer when regarded as a core business target and measured accordingly. n

1 The Business Case for Green Building: A review of the Costs and Benefits for Developers, Investors and Occupants, WGBC, 2013 2 The Impact of Office Design on Business Performance, CABE, 2011 3 The Economics of Biophilia, Terrapin Bright Green LLC, 2012 mar2014 | the net work

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g ing green

Ellen Mitchell Kozack

emitchell@hksinc.com

Ellen Mitchell Kozack, AIA, LEED AP BD+C is an Associate and Sustainable Design Coordinator at HKS, Inc. in Dallas. She is also the Sustainability Editor of the network.

Last spring, I attended a presentation discussing the impact of building materials on human health where I heard Dr. Claudia Miller say “architects have a greater ability to improve public health than those of us in the medical profession.” Wow, really? I was blown over. Dr. Miller is an allergist/ immunologist and tenured Professor at the University of Texas School of Medicine at San Antonio. Through her career, she has diagnosed and treated thousands of people affected by toxin intolerance. She is now a leading expert in how exposure to chemicals that are found in all aspects of our lives, from the flame retardants in our mattresses to the coveted new car smell in our automobiles, has undermined our mental and physical health.

Courtesy of Healthy Building Network

This is a topic that has been garnering a lot of attention in the last couple of years. Similar to the sustainability discussion that started gaining traction in the mid 90’s, the topic of chemical transparency has begun to take root more broadly in the AEC industry. To some degree, the issue of chemical composition has been addressed within the LEED rating system for years, but it was very limited in breadth – think VOC limits and added urea-formaldehyde in composite wood. It was not until 2006 that the Living Building Challenge came on the scene and took a hard stance against chemicals on its Red List, banning all of them on any project wising to seek its prestigious certification. It was also around this time that the Pharos project was launched, which is a database to evaluate the possible hazards associated with known chemicals of concern as well as a clearinghouse for manufacturers to evaluate their products across 10 impact categories, including toxicity. Fast forward to present day, where there is a myriad of different chemicals of concern lists and enough product rating systems to make your head spin. Chief among them is the Health Product Declaration (HPD), which is a reporting tool for manufacturers to report product contents and disclose supply chain information consistently.

The idea behind the HPD is that there will be a single format specifically geared to level the playing field so that designers and owners can accurately compare apples to apples and make informed decisions about the products they select.

Challenges

But even with the attempt at transparency standardization, there are no simple answers here. In fact, it is even difficult to fully articulate the questions.

On the supply side, manufacturers are challenged to disclose the chemical makeup of their products.

For some, this is readily available information but for others, they must trace their supply chain back to the origins of product components in order to fully understand their chemical makeup. This is no small task. Even the manufacturers who have access to this information without doing a lot of legwork are still faced with the question of how much they can disclose without compromising any proprietary information.

And, let’s face it, who wants to disclose that they are in the business of selling products that are potentially toxic?

On the demand side, the few designers who have this 12

the network | mar2014

issue on their radar must spend hours wading through a sea of greenwash in order to vet products. This is not to even mention the advanced chemistry degree needed to understand the differences between things like pentabromodiphenyl and polyvinyl chloride. While databases like Pharos and reporting tools like HPDs have more and more products available every day, there is no one-stopshop to determine which materials are environmentally preferable to others.

These designers must evaluate sustainable attributes across a variety of sectors, including (but not limited to) toxicity, and establish an order of magnitude based on the project specifics. And of course all of these factors must be weighed against the oftenoverriding parameters of functionality, cost and aesthetics.

That brings us to the Materials Transparency Forum, hosted at HKS’s new LEED Platinum headquarters in downtown Dallas. The idea behind this forum was to bring together manufacturers and designers in an effort to share information and discuss issues related to chemical transparency. The kickoff presentations were given by sustainability leaders from several large architecture firms including HKS, HOK, Perkins + Will, SmithGroup, Beck and HDR. This is not the first time that firms have come together on this issue; they,, among many others nationwide, have each released letters to manufacturers asking for more chemical transparency in the materials that are brought into their product libraries. While there are many variations among timelines to have this done and the ramifications of not doing it, the commonality is that each firm has taken a public stance on demanding more transparency. Manufacturers are now faced with the possibility of losing market share simply because designers from these firms will eventually not be able to put non-transparent materials in their projects, which in aggregate means potentially millions of dollars of lost revenue.

First Steps

The second portion of the forum was opened up for questions and dialog between the design firms and the more than seventy manufacturers that were present. It was clear that the companies represented ran the gamut – some had already completed HPDs on many of their products, some were in the process, many were still analyzing the potential cost benefit of doing so, and a few seemed to be hearing about this issue for the first time. While I expected the debate to be more contentious than it was, the main thing was that the manufacturers really wanted to do the right thing but were apprehensive about the impact to their companies. Rightly so!

Disrupting the status quo of a reputable, profitable manufacturing company is no small task. It was clear that chemical transparency is where the industry is going and manufacturers now have a choice – take the first step and stay in front of this issue or risk getting left behind. And in this case, the first step isn’t getting rid of every chemical in every product that could potentially pose a health hazard. The first step is simply putting out there what is in the products. Because you can’t fix what you can’t see. n

Military justice is to justice what military music is to music. (Groucho Marx)

Materials Transparency An Industry Conversation

g ing green

Robyn Griggs Lawrence

robyn@robyngriggslawrence.com Robyn Griggs Lawrence is a critically acclaimed author and editor-at-large of the network. She is also on the board of directors of the CMPBS.

On The Cutting Edge of Sustainable Design

Wearing headphones for just an hour will increase the bacteria in your ear by 700 times.

T

he During the 15 years that I’ve known Pliny Fisk, co-director of the Center for Maximum Potential Building Systems in Austin, he has amazed, intrigued, entertained and enlightened me. I consider him a guru.

think that I can operate in almost any direction, and the thing I’m going after suddenly might happen.”

I thought I knew Fisk. Yet his recently released biography, Pliny Fisk III: Creating a Maximum Potential Future, is packed with delightful surprises.

After contracting “the disease of thinking the way I’m thinking” while studying architecture, landscape architecture, and systems theory at the University of Pennsylvania, Fisk landed in Austin to teach at the University of Texas in 1972. In 1975 he founded The Center for Maximum Potential Building Systems “to retrofit the ecosystems within which we work.”

I could not put down Austin-based writer Sam Martin’s account of Fisk’s decades-long evolution from radical activist to mainstream building leader.

Enhanced with pure-Pliny futuristic graphics, including TAG codes that readers can scan with their smartphones to learn more, the book is a mustread—and not just for green building geeks.

Martin reveals the intimate details about Fisk’s mission to revolutionize the design world with prescient ideas about creating an ecologically restorative built environment. “In any given sitting,” Martin says, “Fisk might discuss bioregional mapping, fly ash concrete, cybernetics and E.F. Schumacher, all in the same dizzying context. For him, the planet’s prosperity is inextricably linked to its architecture. To make that connection a reality, Fisk has long felt the need to smash the status quo, then let everyone else know how to do it themselves.”

The book begins in 1983 with Pliny landing in war-torn Nicaragua’s Mosquito Coast in a cargo plane full of bullet holes to test a cement made from the local soil and rice husk ash. “The notion of a gringo with Albert Einstein hair and a mad scientist’s bushy mustache whacking his way into the Nicaraguan jungle to teach such a proud and independent group of indigenous people how to live off the land they have settled for hundreds of years seems, at first glance, presumptuous and, at second glance, crazy,” Martin writes.

This is just the beginning.

Fisk’s grandfather, Pliny Fisk Sr., was a preeminent investment banker of the pre-war era (think Carnegies, Vanderbilts and Morgans) but had lost everything when he died in 1939. His father, Pliny Fisk Jr., was driven to create a network of composting centers that he believed would change the world, and his mother was an artist. “I grew up in this fearless family that had no backing for anything that they were doing,” Fisk III says. “That has enabled me to at least

Pliny Fisk III: Creating a Maximum Potential Future retails for $29.95 and can be purchased via Ecotone (https://living-future.org/ecotone) and other retailers. Look for the hashtag #plinyfiskbio on Twitter for real-time information.

Fisk would spend the next several decades doing just that, and his biography is a tale of pioneering, adventure and, as he would put it, creating “serious commotion.” He helped launch the Austin Green Builder Program and traveled the globe---to Grenada, Nicaragua, China, Baja, Morocco—sharing and implementing concepts intended to democratize access to the resources needed to support basic needs.

“Humans have great potential wherever they are, and to make believe for one instant that the intellect for doing really important work is the privilege of the few, the so-called educated, is a great mistake,” Fisk explains. “Discovery at this frontier where everyone can participate is where the true planetary revolution must take place.” As this book deftly reveals, that revolution could not have a more perfect leader. n

An autographed copy of this book will be awarded to one of our contest winners. Just put ‘I want the Fisk book’ on your entry.

diversi ns is a figure of speech in which the latter part of a sentence or phrase is surprising Paraprosdokians Aorparaprosdokian unexpected in a way that causes the reader or listener to reframe or reinterpret the first part.

Do not argue with an idiot. He will drag you down to his level and beat you with experience.

Going to church doesn’t make you a Christian any more than standing in a garage makes you a car.

War does not determine who is right – only who is left.

Knowledge is knowing a tomato is a fruit; wisdom is not putting it in a fruit salad.

A bus station is where a bus stops. A train station is where a train stops. On my desk, I have a workstation.

Dolphins are so smart that within a few weeks of captivity, they can train people to stand on the very edge of the pool and throw them fish.

The voices in my head may not be real, but they have some good ideas!

Hospitality is making your guests feel like they’re at home, even if you wish they were.

I thought I wanted a career; turns out I just wanted paychecks.

I always take life with a grain of salt, plus a slice of lemon and a shot of tequila.

You do not need a parachute to skydive. You only need a parachute to skydive twice.

When tempted to fight fire with fire, remember that the Fire Department usually uses water. mar2014 | the net work

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Updating An Icon: Greening the

This new batch of behemoths have benefitted from incredible developments in planning and engineering, allowing them to be more sustainable and efficient than ever. Some function more like cities than office buildings, with unbelievable density and adaptability of use. In fact, as the last installment of Amazing Buildings reported, Gensler’s Shanghai Tower—currently the world’s second tallest building—is geared to gain LEED Gold certification upon its completion.

However, important architecture is not always about creating completely new structures. Sometimes the greatest design challenges lie in improving preexisting work. In 2009, the Sears Tower, one of the United States’ most iconic buildings [and at the time its tallest] was rebranded The Willis Tower in a deal with the London-based Willis Group Holdings. But the name wasn’t the only thing set to change.

Back To The Future

The 1,450-foot building, designed by Skidmore, Owings & Merrill, was still a marvel of engineering in 2009. It had held the title of world’s tallest building for twenty-six years and had entered popular consciousness. Nevertheless, its 1973 completion date meant that sustainability and energy efficiency were not its strongest assets. The new management of the Tower turned to the firm of Adrian Smith + Gordon Gill Architecture [whose principals had recently left the building’s original design firm, SOM], to initiate a massive and wide-ranging study to modernize and increase the efficiency of the landmark building.

Smith and Gill’s greening study for the building is shocking in its ambitious scope and proposed effect.

This should come as no surprise. With 416,000 square meters of building area and 104 floors, there’s a lot 14

the network | mar2014

of room for improvement. The project promises an 80% reduction in the tower’s base electricity use—68 million kilowatt hours or 150,000 barrels of oil worth of power. As with many efficiency schemes, the bulk of the project focuses on insulation: the 16,000 single-pane windows would be replaced, resulting in a 50 percent reduction in heating energy. New gas boilers, powered by fuel cells, would generate electricity and regulate the building’s temperature at nearly 90% efficiency.

The study also proposes a massive water use initiative that would result in 24 million gallons of saved water annually through condensation recovery and plumbing upgrades. Water for the building’s bathrooms would be heated by the highest solar panels in the United States, on the proposed green roofs of the building.

Perhaps most impressively, the architects also proposed the construction of a 500-unit, 5-star, LEED Gold-certified hotel addition to the tower.

With strategically placed wind turbines and energy efficient double-walled construction, the addition serves as a model to how far thinking about sustainability has come since the 1970’s.

A Model For Retroactive Sustainability

As of today, the study’s actual implementation remains incomplete. Retrofitted plumbing has accounted for 10 million gallons of saved water annually and a green roof on the 90th floor is being used to test storm water collection and reducing the urban heat island effect. And while the study remains largely theoretical, it still serves as a model for the possibilities of retroactive sustainability projects, even on a massive scale. Rather than simply ripping up and starting again, this type of engagement with careful energy analysis can significantly reduce maintenance costs for building owners and have huge environmental implications. If all of Smith and Gill’s recommendations were to be implemented, the Willis Tower would save the energy equivalent of the annual electricity usage of 2,500 average Chicago homes or five million miles of highway driving.

With such rapid advances in sustainability technology, it seems clear that we must design with

All photographs courtesy of Adrian Smith + Gordon Gill Architecture

U

ltra-tall skyscrapers continue to redefine the skylines of Shanghai and Dubai. One World Trade Center is now reaching completion in New York City, having recently topped out as the tallest building in the U.S. There can be no doubt that we are in the midst of another golden age of the skyscraper. After a long lull, architects are once again pushing the boundaries of height.

Comic book publishers Marvel and DC differ in that Marvel sets all its characters in real cities (New York, Los Angeles, etc.). DC creates places like Batman’s Gotham City and Superman’s Metropolis.

amazing buildings

Angela O’Byrne

aobyrne@e-perez.com Angela O’Byrne, AIA, is President of Perez, APC, a 70+ year-old architecture, planning, interior design, and construction firm.

obsolescence in mind. In terms of efficiency, a building will never be completely finished. There will always be methods to streamline and improve energy consumption on the horizon. The trick is to design with an eye for their eventual implementation further down the road.

Sustainability should now simply be regarded as good business practice. On the strength of their work in sustainable design, Smith + Gill was recently awarded the bid to design the 2017 Astana World Expo in the capital of Kazakhstan, themed around Future Energy. The 173-hectare site will be powered completely by wind and solar power.

By 2019, Smith + Gill’s Kingdom Tower should be finished in Jeddah, Saudi Arabia. While the exact measurements are still private, it is expected to be the tallest building in the world and will come at a cost of at least $1.23 billion. Its sustainability initiatives have yet to be announced, but we know that such an ambitious project, and future massive projects like it, will need to keep efficiency at heart to be feasible. Otherwise, it will mean retrofitting in the future. n

the net work | mar2014

15

general assembly AIA Fort Worth Homes Tour

T

he Fort Worth American Institute of Architects Homes Tour is Fort Worth’s only citywide homes tour curated by architects. Open to the public, this self-guided tour will take place Saturday and Sunday, April 26th -27th from 12:00 noon to 6:00 p.m. and will showcase outstanding residential architecture in the Fort Worth area designed by local architects. This year promises to build upon the momentum of the inaugural year continuing its successful partnership with Frank Kent Motor Company as the Tour’s title sponsor and 360 West as the tour’s media sponsor.

Advance discounted tickets go on sale in early April at the Center for Architecture, 3425 West 7th Street, Fort Worth, Texas 76107. Tickets may also be purchased at the Center for Architecture and at each of the homes during the weekend of the tour. Tickets to visit individual homes are available on the days of the tour. Details can be found at www.aiafortworth.org.

• $20.00 Discounted ticket price good for all homes (available through April 25th) • $25.00 Regular ticket price good for all homes (April 26th and 27th ) • $10.00 Ticket price for individual home (available April 26th and 27th only)

™

™

®

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Tree Frogs Houston 713-690-5552

Tree Frogs Waller/Tomball 832-559-3088

Tree Frogs The Woodlands 281-367-0055

Tree Frogs Dallas - Lewisville 972-219-0001

Tree Frogs League City 281-480-0055

Tree Frogs Dallas - Fairview 972-369-1818

the network | mar2014

Tree Frogs Fort Worth Junction of I-820 & I-30 817-888-3233

Tree Frogs Smithville / Adventures Outback / A Place for Your Stuff sale 512-237-2275

Tree Frogs Boerne San Antonio 210-698-6999

Tree Frogs Austin / Adventures Outback 512-336-0620

on now!

treefrogstexas.com

Atheism is a non-prophet organization.

The annual Homes Tour features a variety of living accommodations and architectural styles, chosen for their architectural excellence and ability to communicate to the public the important role the architect plays in residential design. This year features homes by Fender-Andrade Architects, Bennett Benner Partners, Firm 817, Norman Ward Architect, and John Wesley Jones Architect.

7-8 PM, every second Wednesday of the month

If you try to fail …and succeed, which have you done?

MAY 7

th

Benefitting the AIA FW Scholarship Fund, The Wounded Warrior Project and the Tarrant Area Food Bank.

mar2014 | the net work

17

legal

anthony barbieri

ajb@kesslercollins.com

Anthony J. Barbieri is a shareholder of Kessler Collins, PC in Dallas, Texas. He is a Fellow of the Litigation Counsel of America and a member of the State Bar of Texas, Dallas Bar Association and the American Bar Association.

I

t is hard to believe that more than 5 years have passed since the United States’ housing bubble burst. The credit crisis resulting from the burst is, according to general consensus, the primary cause of the 2009 Great Recession. One of the many tragic results of that dark period in our economic history was the grief and despair felt by thousands of families who lost their homes.

But a small section of our population rejoiced when they saw rows and rows of abandoned homes: squatters. I’m sure you’ve seen the headlines – one in particular that comes to mind is the story about Kenneth Robinson, a Texas man who squatted in a north-Texas McMansion worth $350,000 and attempted to claim ownership. Stories like Mr. Robinson’s sparked a national movement for squatters.

Mr. Robinson is not the first famous squatter case. The most famous cases happened on the Lower East Side of Manhattan in the 1980s and 1990s, when artists, runaways and homeless people squatted in vacant buildings and brownstones. They initially were just looking for a dry place to sleep, but when no one yanked the welcome-mat from under them, they stayed longer and longer. Even though most of these squatters were eventually forced out, some stayed and succeeding in taking ownership of the property – with the help of an old law called “adverse possession”.

Adverse Possession

So, what does that legalese mean?

Well… adverse possession is a combination of the squatter’s (the adverse possessor’s) conduct and activity, and the real property owner’s inactivity or failure to kick out the squatter. The squatter must enter the property without consent (adversely) and stay openly, obviously and continuously in peaceable possession for a given number of years.

“Peaceable possession” is defined by the statute as “possession of real property that is continuous and is not interrupted by an adverse suit to recover the property.” In other words, if the owner fails to act by not filing a lawsuit or using other legal means to remove the squatter within the statute of limitations, then the squatter may establish “peaceable possession”.

The requirements to claim ownership of real estate by adverse possession – whether commercial or residential – vary by state law. Regardless of the state in question, it is generally not easy, despite the stories you may have seen in the news. Further, Texas law, like that in most other states, does not contemplate or promote the use of “squatting” as a business plan or tactic to “steal” someone else’s real estate. In fact, there is a sometimes a fine line between legitimate adverse possession and flat out being nefarious or engaging in criminal activity - breaking and entering, filing false instruments, slander of title, and fraud are not legal means of gaining title by adverse possession.

Further, Texas courts have also consistently held that the squatter has to actually “openly possess” the property continually for the statutory period.

In other words, you have to do more than think you have the right to possess the property – you actually have to possess it, and you have to stay there and not vacate the property for a long period of time. All of these are fact issues for a judge or jury to decide – if it gets to that point. The legitimacy of an adverse-possession claim is established when the claim becomes noticeable to the public. That is, the world needs to see that you are asserting a claim of right to the property, which is “actual, open, notorious, exclusive, adverse, hostile, continuous, and uninterrupted for the applicable statutory period.”

In Texas, adverse possession is governed by the Texas Civil Practices & Remedies Code and numerous court cases on the topic that have been decided over the years. It is defined as “an actual and visible appropriation of real property, commenced and continued under a claim of right that is inconsistent with and is hostile to the claim of another person.”

In order to claim ownership to property via adverse possession, one must follow the rules of law precisely, and the legal burdens of proof must be conclusively met. For example, the squatter must be specific about the exact property he or she is claiming ownership of by adverse possession. This is accomplished by identifying the location of the property and the boundaries with a proper legal description. This is less of an issue for squatters in a residential house, but those looking to squat on vacant land, for example, have to clearly “stake out” the property they want to claim.

The Statues of Limitations

There are four (4) periods (or statutes of limitations) that govern adverse possession claims – one three years, one five years, one ten and one twenty-five.. Under the threeyear statute, the squatter must enter the property either under a claim or color of title, as defined by the statute.

The squatter must actually have title (i.e., a deed as part of a regular chain of title) or at least “color of title,” (a claim that has a reasonable basis but for some reason does not fit within the usual chain of title). The squatter must be able to produce conveyance or title paperwork to support the claim if it is to be successfully asserted under the three-year statute. Thereafter, the owner must file suit to recover the property within three years.

Under the five-year statute, the owner must file suit to recover the property before the squatter: (a) cultivates, uses or enjoys the property; (b) pays the property taxes before they become delinquent for five consecutive years; and (c) claims the property under a duly registered warranty deed.

18

the network | mar2014

Discovery consists of seeing what everybody has seen and thinking what nobody has thought. (Albert Szent-Gyorgyi)

This is pretty straightforward; however, the requirement that the squatter “claim the property under a duly registered warranty deed” can be confusing.

The statute specifically excludes entry under a forged deed or a forged power of attorney. Courts have held that a duly registered deed means a recorded warranty deed; a quitclaim deed (one that releases but does not convey or grant title or interest to the property) will not suffice. Unlike the three-year statute, only the deed, not the chain of title, is relevant. Basically, the adverse possessor must obtain a warranty deed from someone who has the legal capacity to sign the deed and the deed must be recorded when possession begins. Thereafter, the adverse possessor must pay the property taxes for five consecutive years. This scenario often comes up with boundary or property-line disputes.

be important, depending on the applicable statute of limitations.

Alternatively, the squatter may be proactive and file suit to establish title.

To be successful, he would have to prove (1) a visible appropriation (that is, taking some action to give notice to the public, like fencing off the property) and possession of the land, sufficient to give notice to the record titleholder (2) that it is peaceable, (3) that it is under a claim of right (hostile to the title holder’s claim), and (4) that it continues for the duration specified in the applicable statute.

The Real Thing

The ten-year statute is sometimes referred to as “true adverse possession.” No incidence of title or deed is required for entry, and the squatter doesn’t even have to pay the property taxes to establish title; he simply cultivates, uses or enjoys the property for ten continuous years. There are some restrictions to the amount of land that the squatter can claim. If he enters without title, and if the land is not enclosed, the claim is limited to 160 acres. If the land is enclosed, the squatter may claim all the enclosed acreage that is adversely and peaceably possessed. If the squatter enters under a registered deed or other instrument, however, the squatter’s claim extends to the specified boundaries after ten years.

Two other sections of the law are less commonly applied. The first section provides a 25-year limitation “regardless of whether the person is or has been under a legal disability (such as a minor, someone who is legally incompetent, service in the armed forces, or other legal disability). The second section allows a 25-year limitation based on a title instrument, even if that instrument is void on its face or in fact.

Note that, for all the time periods discussed above, the applicable statutes of limitation do not include any periods of disability (a minor, legally incompetent, service in the armed forces, etc.) on the part of the original owner. Also, statutes of limitation may be tacked or combined by various successive squatters of the property so long as there exists “privity of estate” (a direct legal relationship) between the successive squatters.

So what do you do if you find someone squatting in your house or on your land? Do NOT do NOTHING. First, call competent legal counsel who is familiar with real-estate issues. Absent that, the most obvious thing to do is kick the squatter out – without disturbing the peace. If that doesn’t work, then you can file a suit for forcible detainer (which is essentially a lawsuit for eviction in Texas). If that doesn’t work, or if you file a forcible detainer suit and the squatter claims some type of ownership in the title, then the owner has to file a trespass to try title action and request for a declaratory judgment stating that they are the true owner of the property in question. Timing may

d i v er s i ns Joe’s Crap Sack

In lieu of filing a lawsuit, the squatter may file an “affidavit of adverse possession” in the county real property records that asserts the various elements of an adverse possession claim. A properly worded, properly filed affidavit starts the “notice”, thereby providing a fixed point for the running of applicable statutes of limitations. The passage of time (without any other actions) will tend to give the affidavit greater credibility, particularly if it contains a prior date when adverse possession allegedly commenced.

In other words, you don’t have to file the affidavit the moment you start squatting.

So does the adverse possession law create a squatters paradise? Not really, but it can certainly be a nightmare for the unwary property owner and a great tool for the opportunistic squatter. If someone enters a house, land, or other real property as a trespasser and uses the property in a way that clearly demonstrates his or her claim to the property contrary to the rights of the true owner, the land becomes the trespasser’s if it meets the conditions described above.

d iv ers i n s That’s Crap!

Thomas Crapper (1836 - 1910) was a plumber in London. Contrary to widespread misconception, he did not invent the flush toilet. (John Harrington did - in 1596.) He did, however, increase the popularity of the toilet, and developed some important related inventions (e.g., the ballcock). Crapper heavily promoted sanitary plumbing and pioneered the concept of the bathroom fittings showroom.

Crap Happens!

It’s often claimed that the slang term for human bodily waste - "crap" - originated with Thomas Crapper because of his association with lavatories. Supposedly, American servicemen in England during WWI saw his name on cisterns and used it as slang (i.e., "… going to the crapper"). The word actually dates back to Middle English (and predates its application to bodily waste). According to the Oxford English Dictionary, its first use in reference to bodily waste appeared in 1846 under a reference to a crapping ken, or a privy, where ken means a house. Thomas Crapper was only 10 at the time.

Thomas Crapper

mar2014 | the net work

19

general assembly kenneth d. simonson

simonsonk@agc.org

Kenneth D. Simonson is the Chief Economist of the Associated General Contractors of America

AGC of America the associated general contractors of america

Construction employment slips in December

Dodge, Reis reports point to growth ahead

N

onfarm payroll employment increased by 74,000, seasonally adjusted, in December and 2,293,000 (1.7%) over 12 months, the Bureau of Labor Statistics (BLS) reported. Construction employment fell for the first time since May, by 16,000, to 5,833,000, an increase of 122,000 (2.1%) over the past year. Total hours worked (aggregate weekly hours) in construction fell for the month and increased only 0.8% from December 2012, implying that contractors are no longer extending hours per worker, as they had earlier in the year. Residential construction employment (residential building and specialty trade contractors) climbed by 6,200 for the month and 99,800 (4.8%) for the year. Nonresidential employment (building, specialty trades, and heavy and civil engineering construction) decreased by 22,900 from November and rose by 22,100 (0.6%), respectively. BLS noted, “Employment in nonresidential specialty trade contractors declined by 13,000 in December, possibly reflecting unusually cold weather in parts of the country.”

The unemployment rate for jobseekers who last worked in construction fell to the lowest December level in six years—11.4%, down from 13.5% in December 2012 and 20.7% in December 2010. (Industry unemployment data are not seasonally adjusted and should only be compared year-over-year, not across months.) Since December 2010, the number of unemployed construction workers has dropped by 791,000, not seasonally adjusted. But construction employment rose by only 376,000, implying that many experienced workers left the industry for employment elsewhere, further training or schooling, retirement, or left the workforce. These departures may make it hard for contractors to find skilled workers if demand rises further, even though the unemployment rate remains higher than for the overall economy (6.5%, not seasonally adjusted), and wage growth and job openings do not yet signal any tightness nationally.

The Dodge Momentum Index—a “monthly measure of the first (or initial) report for nonresidential building projects in planning”—rose 1.2% from November to December, McGraw Hill Construction reported. The index has “been shown to lead construction spending for nonresidential buildings by a full year. December’s increase brought the index to the highest reading since February 2009. Over the course of 2013, the Momentum Index showed steady improvement, with December up 32% compared to the same month a year ago. Despite the strong percentage growth during 2013, the Momentum Index remains significantly below its December 2007 pre-recession peak.

According to Reis, “the amount of occupied shopping-center space increased by more than 4.7 million square feet in the fourth quarter, the highest rate of ‘absorption’ since the end of 2007”. “There were 12.8 million square feet of absorption during all of 2013. But that is about half of what is considered a healthy pace.”

Executive Committee Chair: Judy Lembke, LEMCO Construction Services Chair-Elect: Lee Smith, Potter Structures, Ltd. Vice Chair: Russ Garrison, SEDALCO, INC. Secretary: Jeff Forbes, The Beck Group Past Board Chair: Sam Gioldasis, Brandt President/CEO: Brad Brown, TEXO

Board of Directors Mike Blackburn, Wilks Masonry Corporation John Bosworth, Bosworth Steel Erectors, Inc. Scott Brady, DynaTen Corporation Charles DeVoe, Balfour Beatty Construction Matt Fisher, ValleyCrest Landscape Development Will Hodges, Cadence McShane Construction Co., LLC Randy Hubbard, MDI, Inc. General Contractors Cary Hughes, Rogers-O’Brien Construction Randy Humphrey, Humphrey & Associates, Inc. Wes Johnson, Cooper & Scully, PC Joe Jouvenal, McCarthy Building Companies, Inc. Fran McCann, Polk Mechanical Stan McCarthy, Acme Brick Company Bob O’Brien, Ridgemont Commercial Construction Matt Papenfus, Turner Construction Company Mark Penny, Manhattan Construction Company Elmer Strieker, Striland Construction, Inc. Shane Vaden, Vaden’s Acoustics & Drywall, Inc. David Walls, Austin Commercial, LP Darrin Weber, IMA of Texas, Inc. David Youden, TDIndustries

Metropolitan Statistical Area Number of Employees November 2010 November 2011 November 2012 November 2013 Austin-Round Rock-San Marcos, TX 779,900 804,300 837,700 860,100 Dallas-Fort Worth-Arlington, TX 2,883,500 2,957,300 3,061,400 3,145,000 Select Metropolitan Statistical Areas in Texas El Paso, TX 277,600 278,600 285,000 285,500 Houston-Sugar Land-Baytown, TX 2,546,400 2,621,900 2,726,000 2,811,700 San Antonio-New Braunfels, TX 846,600 863,800 885,800 896,800 Absolute Change (2012 to 2013) Percent Change (2012 to 2013) Austin-Round Rock-San Marcos, TX 22,400 2.67% Dallas-Fort Worth-Arlington, TX 83,600 2.73% El Paso, TX 500 0.18% Houston-Sugar Land-Baytown, TX 85,700 3.14% San Antonio-New Braunfels, TX 11,000 1.24%

El Paso MSA

AustinRound Rock MSA San Antonio MSA

Source: Texas Workforce Commission 2009 Defined Metropolitan Statistical Areas Source: NCTCOG & U.S. Census Bureau

20

the network | mar2014

Dallas-Fort Worth MSA

HoustonSugar Land MSA

Nothing big ever came from being small.

Data DIGest

2014 Executive Committee and Board of Directors

2014 – 2015 SMU/CREW STRATEGIC LEADERSHIP COMMUNICATIONS CERTIFICATE E XECUTIVE E DUCATION

This innovative program is devoted exclusively to developing women’s unique strengths and skills that position them for key executive positions within commercial real estate. The core purpose of the program is to address the influential contributors to the future career success of commercial real estate women.

commercial real estate women

REGISTRATION FORM Name: __________________________________________ Title: _________________________________________ Company: __________________________________________ Email: ______________________________________________________ Office Phone: (

) __________________________ Cell Phone: (

) ___________________________

Payment: ❍ Credit Card# ___________________________________________________________ Expiration ___________________________________ ❍ Visa ❍ Master ❍ Amer ADD CREW POWER NETWORKING LUNCH TO YOUR 1/2 DAY SESSION $10 EACH OFFERING COURSE DATES, TITLES & DESCRIPTIONS Please check mark your module selections in the chart below. 8 of 10 modules are required to earn Certificate (7/22/2014 session counts as 2 modules).

JANUARY 14, 2014 8:30 A.M. – 12:30 P.M.

LEADING THE SPEED OF TRUST: BECOME A TRUSTED ADVISOR Trust is a critical element of all relationships. Trust is a powerful accelerator to performance and when trust goes up, speed goes up while cost comes down. The SPEED of Trust challenges the age-old assumption that trust is merely a soft, social virtue and instead demonstrates that trust is a hard-edged driver—a learnable and measurable skill that makes organizations more successful, people more promotable, and client relationships more effective. This session will help you leverage trust as a tangible strategy for executing your business objectives.

APRIL 29, 2014 8:30 A.M. – 12:30 P.M.

MANAGING CONFLICT WHILE BUILDING RELATIONSHIPS Participants will learn a process for resolving conflicts while building constructive work relationships. The Thomas-Kilmann Conflict Mode Instrument (TKI) is the world’s best-selling assessment for understanding how different conflict-handling styles affect interpersonal and group dynamics. It’s also a fast and powerful tool that can go beyond conflict management to support your team-building, leadership and coaching, and retention goals.

JULY 22, 2014 8:30 A.M. – 5:00 P.M.

ADVANCED STRATEGIC NEGOTIATIONS This advanced module builds on existing skills to focus on advanced strategies and provide tools for pre-negotiation planning and preparation, creating and claiming value, and verbal and nonverbal strategies for enhancing power and influence. A tag-team negotiation simulation will refine these skills, teach the nuance of strategic choice and provide the chance to immediately apply learned material.

OCTOBER 28, 2014 8:30 A.M. – 12:30 P.M.

IMPACTFUL CROSS-GENDER COMMUNICATIONS TO GAIN RESULTS Language is powerful. Communication styles are used to perceive, judge and evaluate us. As we move between the male and female cultures, we sometimes have to change how we behave or speak the language of the other gender to gain the best results. Participants will learn about male and female styles of communication to deal with the complexity and diversity of both professional and personal situations in today’s world. Embracing the recognized differences will result in effective communications to reach greater goals together and increase productivity.

JANUARY 27, 2015 8:30 A.M. – 12:30 P.M.

FOURTH DIMENSION LEADERSHIP Participants will have the opportunity to examine past challenging situations and learn strategies to succesfully handle difficult encounters successfully in the future.

The ability to deliver bad news and take difficult actions touches the heart of leadership and professionalism. “Doing harm” for a “greater good” is difficult because it requires skills across multiple dimensions: technical skills to perform the necessary action, interpersonal skills to handle the situation with sensitivity, and intrapersonal skills to handle one’s own emotions.

APRIL 21, 2015 8:30 A.M. – 12:30 P.M.

SPEAKING AS A LEADER Explore the elements of executive presence, gain recognition as a confident leader, maximize your influence and motivation of others every time you speak, learn how to make any communications situation a “leadership moment.” Participants will develop strategies how to effectively convey ideas to prospects, clients and across an organization.

JULY 28, 2015 8:30 A.M. – 12:30 P.M.

INFLUENCING WITHOUT AUTHORITY We are often required to achieve results with groups and individuals well beyond where our formal authority lies. Learn to leverage influence to create more productive and even more enjoyable relationships with your manager, clients, peers and other stakeholders. Develop the skills you need to enhance your credibility and manage difficult situations with people. You will also learn diverse strategies to help communicate your needs in productive and convincing ways while ensuring the needs of the organization and others are met.

JULY 28, 2015 1:30 P.M. – 5:30 P.M.

LEADING CHANGE To maintain a competitive edge it is critical to respond rapidly to the demands of the market. Yet The More Things Change…The More People Stay the Same.

Even the title of this workshop has significance. It asserts the basic premise that regardless of the depth or intensity of change, we as humans react in very predictable ways. This session helps us evaluate predictable behaviors that may have been effective in one environment, but when transferred to the dynamics of change, can not only be ineffective but downright dangerous.

October 27, 2015 8:30 A.M. – 12:30 P.M.

BUILDING PROFITABLE RELATIONSHIPS Are your clients simply satisfied or actually loyal? Learn how to develop strategic relationships to retain clients for higher profits.This session will also include strategies for repairing and re-building relationships. Participants will learn how to work smarter and not harder.

Note 1: Texas Real Estate Commission MCE continuing education credits pending approval, CPE approved. Will seek CLE credit for Negotiation course.

PRICING AND CREW member pricing REGISTRATION $195 per half day module INFORMATION $295 per full day module Non-CREW member pricing $295 per half day module $495 per full day module

Easy online registration Secure your seat for any or all of the workshops by registering at www.crew-dallas.org with a non-refundable payment of $75 which will be applied to the first workshop. Tuition will be a reoccurring charge 45 days before each workshop delivery date.

Cancellation policy Late fee registration Pre-registered participants must provide written notice of $245 Half Day / $345 Full Day CREW Members cancellation to info@crew-dallas.org at least 60 days in advance $445 Half Day / $545 Full Day Non-CREW Members of the workshop date to receive a refund. Any cancellation notice or Industry Partners Industry Partner* member pricing given with less than 60 days notice of a workshop will receive a $245 per half day module Forms of payment accepted 75% credit towards the next SMU CREW Leadership workshop. $395 per full day module VISA, MasterCard, American Express, we accept checks. No refund will be issued with 21 days or less notice.

For more information FAX 214.890.6491 • 214.890.6490 • crew-dallas.org mar2014 | the net work

21

CREW Dallas Award Winners!

2

1

3

4

6

The 2014

7

CREW in the Communit y

crew careers 60 high school seniors participated in the annual CREW Careers - Building Opportunities event about careers in the commercial real estate industry.

22

5

1 2014 CREW Dallas Board of Directors, Front Row (L-R) Carol Coffman-Sosebee, Coldwell Banker Commercial Alliance; Michelle Hudson, Hudson Peters Commercial; Elissa Plotsky, North American Title; Sally Longroy, Guida, Slavich & Flores, P.C. Back Row (L-R) Kim Hopkins, CREW Dallas; Kaye McCallum, Interprise Design: Paula Beasley, McTaggart & Beasley; Teresa Giltner, Cox Smith; Suzanne Brasuell, Entos Design; Lisa Novotny-Price, Stutzman, Bromberg, Esserman & Plifka 2 2013 Convention Leadership Committee receiving the Most Valuable Team award (LR) Carol Ansell, Goldman Sachs; Coni Hennersdorf, CODA Consulting Group; Sharon Herrin, Herrin Commercial Real Estate; Beth Lambert-Saul, Cassidy Turley; Tiffini Miller, DFW International Airport; Kathy Mulgrew, Spencer Consulting; MaryBeth Shapiro, Republic Title 3 Career Advancement for Women - Company Category - Locke Lord 4 Outstanding Achievement Award- Vicky Gunning, Locke Lord 5 Paula Nelson of Fischer & Company receiving the 2013 Most Valuable Player award from Kaye McCallum, the 2012 Most Valuable Player award recipient 6 Julie Lynch presents Phyllis Kramer with the Outstanding New Member award. 7 42 people received the SMU/CREW Leadership Certificate for attending the 2012/2013 series sponsored by Andrews Kurth.

Not pictured: Career Advancement for Women - Individual Category- Julie Brand Lynch, LYNOUS Talent Management

the network | mar2014

Board of Trustees

Elissa Plotsky, Chair, North American Title Company Michelle Hudson, 2014 CREW Dallas President, Hudson Peters Commercial Sally Longroy, 2014 CREW Dallas President Elect, Guida, Slavich & Flores, P.C. Carol Coffman-Sosebee, Secretary/Treasurer, Coldwell Banker Commercial Alliance Kaye McCallum, Director of Sponsorship, Interprise Design Liz Allen-Knight, Director of Community Projects, Butler Burgher Group Kari Walker-Higgins, 2014CREWDallasGolfClassicChair, Walker+Miranda Design Studio Cathy Kuebler, 2014 CREW Dallas Golf Classic Co-Chair, CBRE Sandy Watson, 2014 CREW Careers Chair, Strong Group Laurie Biddle, At large trustee, Hall Financial Group Rosemary Fusaro, At large trustee, Liberty Capital Bank MaryBeth Shaprio, At large trustee, Republic Title Rachel Purcell, At large trustee, Mill Creek Residential Trust Cindy Cohn, Strategic Advisor, Springboard Consulting

We didn’t inherit the Earth from our parents; we’re borrowing it from our children. (Chief Seattle (1788-1866 ) Suquamish/Duwamish chief

general assembly

1 The Maverick Award is awarded to a male member who has been especially supportive of CREW’s Mission and Purpose. Pictured here, Brad Radick receives the Maverick Award from Kim Ghez and Dena Welch. 2 The Eva Rosow Award of Excellence recognizes a member who is a model of excellence to the membership and the commercial real estate community. Award recipients act as mentors within our organization and are committed to enhancing positions in the field of commercial real estate. Here, the honoree, Carolyn Johnson Fletcher, is pictured with Kim Ghez and David Rosow 3 Susie Wallis, 2014 President receiving the gavel from 2013 President Kim Ghez.

1

BUILDING MAINTENANCE

2 Commercial Janitorial

Returning Engagement:

Spencer Levy

Executive Managing Director of Capital Markets CBRE

He who laughs last thinks slowest.

3

SAVE THE DATE!

APRIL 8

2014

&

Landscape Services

For more information: CREW-SanAntonio.org | cpyle@schertzbank.com

Let us bring your IMAGE to new heights!

susan ferraro

Susan.Ferraro@IAVM.org Susan Ferraro is the Marketing Communications Manager for the International Association of Venue Managers

Severe Storms on the Rise

A

recent report from the Proceedings of the National Academy of Sciences shows that deadly and destructive thunderstorms, and the violent tornadoes they produce, are forecast to see a “robust” increase across parts of the U.S. in upcoming decades because of climate change. While most previous research has been inconclusive, this study is one of the first that’s found a solid link between climate change and severe storms.

“Springtime severe thunderstorms could increase by as much as 40 percent... from the Rockies to the Atlantic by the end of the century,” says lead author Noah Diffenbaugh of Stanford University.

MG Cox

(888) 503-2232 mg@imagebuildingmaintenance.com

Whether you are a building manager or coordinate large outdoor events, you may benefit from a more indepth understanding of severe weather planning and preparedness, including potential legal issues, crowd management techniques, and more. Register to attend IAVM’s Severe Weather Preparedness for Public Assembly Venues and Events held at the National Weather Center in Norman, Okla., March 4-5, 2014.

By partnering with the National Weather Center, one of the country’s premiere weather facilities, IAVM is able to deliver venue and large event specific training and weather preparedness techniques from experts in the both the venue and the weather industries.

Space is limited for this program.

Visit IAVM.org/weather to learn more.

the net work | mar2014

www.imagebuildingmaintenance.com 23

MarketView Q4 2013 Dallas/Fort Austin Worth Office

Dallas/Fort Worth Industrial

CITYWIDE vacancy in q4 dropped for the fifth straight quarter Hot Topics

Quick Stats Q4 2013

QoQ

YoY

Vacancy

12.1%





Asking Rates

$28.15





Net Absorption

205,463 Sq.Ft.





Under Construction

1,366,682 Sq.Ft.





Delivered Construction

64,459 Sq.Ft.





• Urban Land Institute ranks Austin among its Top 10 Real

Economic Index.

• The Center for Digital Government lists Austin as the sixth

Mayors, Austin is expected to have the largest GMP growth in 2014.

Unemployment 10%

1,800,000

25%

9%

1,400,000

23%

8%

1,000,000

21%

7%

600,000

19%

6%

200,000

17%

5%

(200,000)

15%

4%

(600,000)

13%

3%

11%

2%

Sq. Ft.

2008

2009

“digital city” in nation.

• According to a November report by the U.S. Conference of

27%

2007

Estate markets.

• Austin topped the list among 200 large cities in the Milken

2,200,000

2006

2013 rankings.

according to The Business Journals’ On Numbers report.

Absorbtion and Vacancy Rate

(1,000,000)

• USAA ranks Austin as the fifth Best Places for Veterans in their

• Austin retains ranking as the top economy in the U.S.,

2010

Q1 Q3 Total Annual Net Absorption

2011

2012

Q2 Q4 Vacancy Rate

2013

2007

2008 US

2009 Texas

2010

2011

2012

2013

Austin - Round Rock - San Marcos MSA

Source: U.S. Bureau of Labor Statistics, October 2013.

UNEMPLOYMENT The Austin-Round Rock-San Marcos MSA unemployment rate was unchanged at 5.1% in October. Meanwhile, both the nation and the state unemployment rates fell to 7.0% and 6.2% respectively. Construction has been a growing contributor to employment with the Associated General Contractors of America reporting that Texas added over 14,500 jobs in this sector over the past year.

Austin

According to Forbes, the Austin-Round Rock-San Marcos MSA led all major cities in mid-skill job creation by adding 17,000 of these jobs, for 7.6% growth, among all the 95,000 jobs generated in the region.

San Antonio

“Strong and steady” defines office market for 2013 Quick Stats

Hot Topics Q3 2013

QoQ

YoY

Vacancy

19.1%





The San Antonio office market ended the fourth quarter with 103,484 sq. ft. of net absorption, bringing the total net absorption for 2013 to 622,269 sq. ft. The positive gains the year has brought to the commercial real estate market can be attributed to job and population growth throughout the Alamo City.

Asking Rates

$19.82





• The San Antonio market has been identified as an “Enterprising City” by the U.S. Chamber of Commerce.

Net Absorption

103,484





0

1



43,500





Under Construction Delivered Construction

• Bexar County took the top spot on the Texas Association of Realtors’ 2013 Texas Relocation Report.

• San Antonio was named one of the top 25 Best Cities for Global Trade by Global Trade Magazine, which also named Texas as the top State for Global Trade in the U.S.

San

• The Milken Institute has named San Antonio one of the top 25 Best-Performing Cities in the U.S. for 2013.

24 the network | mar2014

• The office market had a successful and steady year. In the 2013 Texas Relocation Report released by the Texas Association of Realtors, Bexar County took the top spot. The report shows that the county had an inflow of 5,601 households in 2012, the fourth largest net gain nationwide.

Office Dallas/Fort Worth annual net absorption at highest level since 2006 Quick Stats

Hot Topics Q4 2013

QoQ

YoY

Total Vacancy

18.0%





Lease Rates

$19.85





Net Absorption

436,746





Under Construction

5,068,047





Delivered Constrution

185,841





investors has increased in general, with high-quality assets as a particular focus.

• Dallas/Fort Worth led the nation’s largest metropolitan

areas in job growth for the year ending October 2013, up 3.1% compared to 1.7% nationally.

• Construction volume has reached a five year high as the

pipeline broke the five million sq. ft. mark over the quarter.

• Net absorption activity has sustained its positive streak for

14 consecutive quarters and netted the highest annual absorption for the market since 2006.

• A recent report released by the Dallas Federal Reserve

indicates that the region has outperformed the Texas economy based on multiple factors including employment, unemployment, employment growth, home prices and business-cycle index.

• Sales volume is up 38% based on year-over-year data

from Real Capital Analytics. Capital flow from institutional

Lease Rates

Direct and Total Vacancy Ratios

$24

2,000,000

$23

21%

1,000,000

$21

20%

500,000

$20

19%

0

$19

Class A

Class B

Direct Absorption Sq. Ft. Direct Vacancy Rate

Overall

Q4 2013

Q3 2013

Q2 2013

Q1 2013

Q4 2012

Q3 2012

Q2 2012

Q1 2012

Q4 2011

Q3 2011

Q2 2011

Q1 2011

Q4 2010

Q3 2010

Q2 2010

Q1 2010

Q4 2009

Q3 2009

Q2 2009

Q1 2009

Q4 2008

Q3 2008

15%

Sq. Ft.

Q2 2008

16%

(1,500,000)

Q1 2008

17%

(1,000,000)

Q4 2013

Q3 2013

Q2 2013

Q1 2013

Q4 2012

Q3 2012

Q2 2012

Q1 2012

Q4 2011

Q3 2011

Q2 2011

Q1 2011

Q4 2010

Q3 2010

Q2 2010

Q1 2010

Q4 2009

Q3 2009

Q2 2009

Q1 2009

Q4 2008

Q3 2008

Q2 2008

Q1 2008

Q4 2007

$17

18%

(500,000)

Q4 2007

$18

$16

22%

1,500,000

$22

Per Sq. Ft.

23%

Total Absorption Sq. Ft. Total Vacancy Rate

Source: CBRE Research, Q4 2013.

Source: CBRE Research, Q4 2013.

Dallas/Fort Worth

construction The construction pipline continued to expand through North Texas with activity to proliferate throughout 2014. In Q4 2013, the total square footage under construction broke the 5 million sq. ft. mark and is over five times the amount that was recorded at year end 2012. The bulf of this activity is concentrated in the Richardson/Plano and Far North Dallas submarkets, with more than half of the total pipeline square footage pre-leased.

Gross Annual Average Asking Rates, Per Sq. Ft.

Unemployment

$25

10%

$24

9%

$23

8%

$22

7%

$21 $20

6%

$19 $18

5%

$17

4%

$16

3%

$15

Antonio 2%

2007

2008

2009

2010

2011

US

Texas

San Antonio

2012

2013

2007

2008

2009 Class A

Source: CBRE Research, Q4 2013.

2010 Class B

2011 Average

2012

2013

Source: Bureau of Labor Statistics, October 2013.

the net work | mar2014

25

general assembly

The 2014 releases of the Emerging Trends in Real Estate® publications – with separate editions for the Americas, Asia Pacific and Europe – all reveal one developing trend in global commercial real estate markets: the growing investor interest in secondary markets. Global mega-cities such as New York, Shanghai, and London remain the major “go-to” markets for international investment, according to the jointly published reports from ULI and PwC. However, the reports’ survey of over 900 experts show either a strong or much improved outlook for several relatively smaller markets, such as Houston, Dallas, Denver and Nashville in the U.S.; Jakarta, Guangzhou and Osaka in Asia; and Dublin and Hamburg in Europe. The shift to these markets can most easily be attributed to high prices and stiff competition for prime assets in the core markets. But in some cases, the fact that secondary markets are positioning themselves as vibrant, energetic places with good job prospects bodes well, in terms of attracting young workers who are just now entering the job and housing market.

Student Teams Challenged in National Design Competition

Nashville’s historic Sulphur Dell neighborhood has been chosen as the site for the twelfth annual ULI Gerald D. Hines Student Urban Design Competition.

Under way as we go to print, the 2014 competition is designed to simulate an actual urban planning and development scenario, with certain details changed for the purposes of the competition. The hypothetical site owner’s request is made with an understanding of the market and nonmarket factors at play in building healthy places and of the value proposition of building and operating in ways that promote health. Student teams are tasked with creating a development program that supports healthy choices by its residents and users, which can include physical activity, access to healthy food, and social interaction. According to the fictional scenario, the owner also requires that the proposal address how to build a neighborhood that is resilient to future floods – an area notorious for recurrent flooding.

2014 BOARD OF DIRECTORS President • Sam Nunnelly, Core Continuum sam@corecontinuumgroup.com Vice President • Kristian Pearson, Joeris General Contractors, Ltd. kpearson@joeris.com Secretary/Treasurer • Mike Kaiman, Turner Construction Company mkaiman@tcco.com Luis Berumen, Bartlett Cocke General Contractors lberumen@bartlett-cocke.com Tony Battle, Byrne Construction Services tbattle@tsbyrne.com Mike Sireno, Baker Triangle msireno@bakertriangle.com Sean McNelis, McNelis + Winter, PLLC sean@mcnelisassociates.com Amy Wagner, Allegiance Floors amy@allegiancefloors.com Albert Gutierrez, Guido Construction agutierrez@guidobros.com Joe Irizarry, Raba Kistner, Inc. jirizarry@rkci.com Fred Galvan, Turner Construction Company, Immediate Past President fgalvan@tcco.com The San Antonio Chapter of the AGC is a 90-year-old trade association promoting skill, integrity, and responsibility in the local building construction industry. Its 385 member firms build hotels, offices, schools, stadiums, hospitals, retail centers, military facilities, etc.

d iv e r s i n s

Talkin’ the (Real Estate) Talk A Rod, pole, or perch is a unit of length used in land surveys. The terms are equivalent and used interchangeably (although "rod" is the most common).

One ACRE is equal to: 43,560 square feet 0.4047 hectares 10 square chains 160 square rods 160 square poles 160 square perches 4,840 square yards 4,046.856 square meters 0.0016 square miles 0.0016 sections 0.004 square kilometers 0.0000434 townships 1.183676 arpents 4 roods

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A Gunter's or Surveyor's Chain is a common forestry and land survey term that is equivalent to 66 linear feet. Often referred to as simply "chain", this term is more formally known as the Surveyor's or Gunter's chain. A chain is broken into 100 equal parts, or links. (One link is equal to 0.66 feet.) One mile is equal to 80 chains. A one-mile square piece of land (one section or 640 acres) is 80 chains on each side. One chain is equal to 66 feet.

A Section is a tract of land approximately one-mile square and containing 640 acres, within a township. Sections are used in the government rectangular survey system (U.S. Public Lands Survey). Each section is approximately 1/36th (0.0278) of a township.

the network | mar2014

An Arpent is a unit of land area measurement used in Louisiana (approximately 5/6th of an acre).

The Hectare is a metric unit of area defined as 10,000 square meters, primarily used in the measurement of land.

A Rood is an English unit of area, equal to one quarter of an acre or 10,890 sq ft. A rectangular area with edges of one furlong (i.e., 10 chains, or 40 rods) and one rod respectively is one rood, as is an area consisting of 40 perches (square rods). The rood was an important measure in surveying on account of its easy conversion to acres.

You’re never too old to learn something stupid.

Secondary Markets Become Hot Spots for Global Property Investors

At Facility Fusion,

the brightest minds in the industry come together to connect, communicate and help redefine modern-day facility management.

A fusion of high-level facility management education, leadership training, industry-specific best practices and an all-inclusive expo, Facility Fusion D.C. allows you to focus on global FM challenges, as well issues unique to your specific facility type or business sector.

FM in Action

In recent years, trends like change management, sustainability and workplace strategy have been game-changers for FMs. These ideas have transformed the way we do business and provided new opportunities for success. It’s time to embrace change, become proactive instead of reactive, and define your own future.

Register today – join your peers at Facility Fusion

and help lead facility management into a stronger, more adept future.

www.ifmafacilityfusion.org/dc

general assembly

CHEFS SHOWCASE

I

n its 16th year celebrating Special Camps for Special Kids, the annual Chefs Showcase presented by CBRE will be held at The Ritz-Carlton, Dallas on April 25, 2014. This black-tie gala raises money for Camp John Marc, which is dedicated to serving children with chronic illnesses and major physical disabilities, and the families of those children, by making possible high-quality, year-round experiences at a unique facility in Bosque County, Texas.

At Camp John Marc, Special Camps for Special Kids provides cooperative programming with the health organizations, community volunteers, and pediatric hospitals also dedicated to serving these children. It has grown from serving 555 campers in 1991 to 3,014 in 2013. Eleven different weeklong camps and 30 weekend camps are hosted at Camp John Marc each year, the majority of them are Family Camps. In addition to weekend and week-long camps, Camp John Marc hosts Getaway weekends during the year. During a Getaway, families come to Camp for an “on their own weekend” at no cost.

Chefs Showcase brings together the most well-known area chefs to showcase their favorite dishes. It raises money through a silent auction and casino, and provides live music. Since the event's inception, CBRE has raised more than $1.75 million directly to benefit Camp John Marc.

For more information on the event, check out www.chefsshowcase.com; and to learn more about Camp John Marc, visit www.campjohnmarc.org.

How Much is a Green Building Worth?

W

hen valuing green buildings, a real estate appraisers’ analysis must be supported by market data on the subject property that helps explain why it stands out from its conventional peers, according to guidance issued in January by the Appraisal Institute and the Institute for Market Transformation. The Institute for Market Transformation is a Washington, D.C.-based nonprofit organization dedicated to promoting energy efficiency, green building and environmental protection in the U.S. and abroad.

Seeking to assist owners who retrofit an existing building or build a new one with energy-efficient features, the two organizations issued Green Building and Property Value A Primer For Building Owners and Developers.“ As owners and developers enhance buildings with energy-efficient features, appraisers can help make the case for green appraisal value,” said Appraisal Institute President Ken P. Wilson, MAI, SRA. According to the organization, because these buildings with energy-efficient features are different from traditional ones, owners have had to change not only how they design, build and market, but also how they approach financing and construction processes. Otherwise, owners may pay for green — with certifications, capital improvements and marketing — and not fully realize the expected market benefits.

Moving beyond the value that accrues to owners from rents, operational savings and market recognition at sale, the guide helps building owners and developers understand the appraisal process and how green, high performance characteristics and data can be used by appraisers to help fully maximize valuation.

The Appraisal Institute’s and Institute for Market Transformation’s guide also includes sections on: • Leading Indicators (local market, comparables, incomes and expenses, tenant demands, costs).

• Four Components of Value and How Green Fits In (revenue, occupancy, operating expenses, risk).

• Navigating the Appraisal Process (internal valuation, refinance, sale).

• Talking to Lenders.

• Getting an Appraisal That Values Green (helpful interventions by the building owner).

• Owner Checklist for Appraisals.

• Green Asset Value: Positive Considerations and Downside Risk.

“The Appraisal Institute encourages building owners to work with appraisers who are experienced in the area of green valuation to help ensure a credible, reliable opinion of value,” Wilson said. “Building owners can help their cause by providing as much data as possible to the appraiser, along with any relevant market research.”

You can view or download the Green Building and Property Value A Primer For Building Owners and Developers at http://www.appraisalinstitute. org/newsadvocacy/downloads/key_documents// Green-Building-and-Property-Value.pdf

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the network | mar2014

When the white missionaries came to Africa, they had the Bible and we had the land. They said, ‘Let us pray.’ We closed our eyes.

When we opened them, we had the Bible and they had the land. (Desmond Tutu)

‘s

A government big enough to give you everything you want, is strong enough to take everything you have. (Thomas Jefferson)

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Great art is among the most sublime, meaningful, and redeeming creations of all civilization. Few endeavors can equal the power of great artwork to capture aes¬thetic beauty, to move and inspire, to change perceptions, and to communi¬cate the nature of human experience. Great art is also complex, mysterious, and challenging. Filled with symbolism, cultural and historical references, and often visionary imagery, great artworks oblige us to reckon with their many meanings.

Architects and designers (many of our readers) have a lot of influence on the way we perceive the world. A structure often plays a significant part in how we experience a place. ( Think of a restaurant, a museum, an arena, a stadium…even an office building – virtually anywhere!) The inte¬rior design impacts our sensory perception, our comfort, and our physical connection and there is also artistry in the exterior design. ( That’s why we call it artchitecture.)

on the cover

G. Harvey Dallas - The Early Years

G. Harvey is a Texas artist of mood and emotion. His use of light and reflected light when applied to his western and early city scenes has developed a dedicated following in both his original and print markets. His work hangs in many of the nation’s most prestigious museums and private collections.

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the network | mar2014

A Western Heritage Harvey has a western heritage. He was raised in the rugged hills north of San Antonio, Texas and his family includes a grandfather who was a trail boss. The American West is not only his inspiration but his birthright.

Harvey paints the spirit of America from its western hills and prairies to the commerce of its great cities. His original paintings and bronze sculptures are in the collections of major corporations, prestigious museums, the United States government, American presidents, governors, foreign leaders and captains of industry. The Smithsonian Institution chose Harvey to paint “The Smithsonian Dream” commemorating its 150th anniversary. He has been the recipient of innumerable awards and the subject of three books. Through his art; our history lives.

G. Harvey lives in the Texas hill country in a home he designed beside his studio where he paints daily.

His original work can be purchased at the Whistle Pik Gallery in Fredericksburg, Texas (www.whistlepik. com), and the Legacy Galleries in Scottsdale, Arizona and Jackson, Wyoming (www.legacygallery.com). His limited edition giclée prints are offered by Somerset Fine Art (www.somersetfineart.com).

Bunkhouse Lights

Only put off until tomorrow what you are willing to die having left undone. — Pablo Picasso

Music of Manhattan

Making New Tracks

Showers Along the Trolley Line

Trailing the Canyon Lights Dreams of A Nation

Yosemite Sentinel mar2014 | the network

31

Kinetic Sculpture www.windsculpture.com

As a child growing up in Boulder, Colorado, Andrew Carson was fascinated by the Chinook winds that blew in excess of 100 mph, and he hand-built electronic test equipment to measure the curious blasts of weather. Later, as a teenager, he studied the experimental turbines of the Rockwell wind energy test site near his home. He constructed whirligigs inspired by these functional windmills, kindling his interest in kinetic sculpture. His work at a bicycle shop during the same period allowed him to further explore the combination of mechanics and movement.

In college, Andrew studied photography and graphic design. In his early years as a professional artist, he used a varied palette of electronics, illustration, the camera and mechanical systems—all woven together to interact with the spirit of the human being. In 1994, to fully satisfy his artistic vision, he revisited the whirligigs of his youth, refining his work with studies in glass and sculpture.

Our JuneCover Artist

Don Bristow Photographer/Fractal Artist

F

rom super-sized abstractions of floating microbes to telescopic renderings of celestial events, fractal art images by professional photographer Don Bristow are created in his electronic studio in Bullard, Texas. “Chaotica” is the name Bristow tagged to his series of fractal art, a name derived from Chaos Theory - a field of study in mathematics. On acrylic or aluminum, Bristow’s finished pieces exhibit characteristics of extreme detail, light reflectivity and color intensity. Intended to stimulate creative thinking, Chaotica has been well-received in a variety of venues, and can be found in schools, commercial offices and private collections.

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the network | mar2014

Since then, Andrew has invented and reinvented his original kinetic sculptures with a series of eclectic and captivating innovations, concurrent with his closest modern contemporary artists, Susan Pascal Beran and James Eaton. He personally designs, engineers and prototypes every piece of every sculpture, including the glasswork, hubs and transitions. There are no “found parts” in his work.

Carson’s kinetic sculptures are installed at private residences in nearly all 50 states as well as in Europe. His pieces include public and private commissions for cities, institutions and businesses as well as work for high-profile patrons and garden lovers, who find his distinctive sculptures a perfect complement for their homes.

See these marvelous works at the Main Street Arts Festival in Fort Worth from April 10th – 13th. For more information, go to www.windsculpture.com.

d i v e r s i ns You miss 100% of the shots you never take. (Wayne Gretsky)

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mar2014 | the net work

d i v e r s i ns You miss 100% of the shots you never take. (Wayne Gretsky)

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mar2014 | the net work

TOBY

general assembly

The Outstanding Building of the Year (TOBY) Awards program’s objective is to recognize excellence in building management, operating efficiency, tenant retention, emergency planning and com¬munity impact. The competition is conducted at three levels – local, regional and international. At the time we went to press, the local winners had not been announced from Fort Worth, Austin and San Antonio – but these Dallas entrants will enter the regional competition, the winners of which will be announced at the Southwest Regional event on March 27th in Fort Worth.

Suburban Office Park Mid Rise

Tollway Plaza 370,073 sq. ft.

Cathy Kuebler, CPM, General Manager Managed by: CBRE

250,000 – 499,999 Square Feet

Las Colinas Towers 484,028 sq. ft.

Kelly K. Smith, Senior Property Manager Managed by: Parmenter Realty Partners

Corporate Facility

Earth Award

Hunt Consolidated Headquarters 420,000 sq. ft.

Ben J. Tyner, CPM, RPA, Facility Manager Managed by: Hunt Office Management, LLC

Energy Plaza 1,181,927 sq. ft.

David C. Bryant, Jr., CPM, Senior Property Manager Managed by: TRANSWESTERN

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the network | mar2014

Renovated Building

Premier Place 395,901 sq. ft.

Lori Martin, Associate Director Managed by: CBRE Over 1 Million Square Feet

Fountain Place 1,200,266 sq. ft.

Andrew Jones, RPA, CCIM, Vice President Managed by: Cassidy Turley Commercial Real Estate Services, Inc.

Money is not the most important thing in the world. Love is. Fortunately, I love money. (Jackie Mason)

2013-14 Dallas Entrants

general assembly

Loan Star Awards The Dallas BOMA Lone Star Awards honor the persons in our industry who exemplify the highest levels of professionalism.

Starbucks says they are going to start putting religious quotes on cups. The very first one will say, ‘Jesus! This cup is expensive!’ (Conan O’Brien)

Senior Portfolio Property Manager Manager of the Year & of the Year Committee Chair of the Year Kristen R. Schwartz, Mary K. Leerssen, RPA RPA, CPM Holt Lunsford Commercial Holt Lunsford Commercial

Administrative Assistant of the Year Shannon Rossi, RPA Bradford Management

Assistant Property Manager of the Year Nicole Rustin, RPA Granite Properties

Chief Engineer Assistant Chief Engineer of the Year of the Year Brandon K. Shorter, SMA Jesus Mata Hines Interests Limited CBRE Partnership

B

OMA Fort Worth will host the 2014 Southwest Region Conference in Fort Worth – Where Urban Meets Legend. Registration is now open.

The conference dates are March 27-29 at the Worthington Renaissance, in the heart of downtown.

Experience Fort Worth’s rich heritage in downtown with the new public plaza in beautiful Sundance Square at the opening party. For golfers, the world’s only NFL themed golf club - Cowboys Golf Club. Network with friends and colleagues across the Southwest region and take advantage of top-notch education in emergency preparedness, tenant relations and more. (All programs qualify for RPA, FMA, and SMA continuing professional development credits and are pending approval for mandatory continuing education credits for those holding a Texas real estate license.) The 2014 Southwest Conference will conclude on Saturday night, where the best-of-the-best in the region gather to compete in The Outstanding Building of the Year (TOBY) Awards.

Program details and the schedule of events are posted on the BOMA Fort Worth website.

Wednesday, March 26

9:00am-4:00pm: Ethics Is Good Business Short Course short walking distance from hotel /approved for 6-hours of MCE Credit by TREC 2:00-6:00pm: Registration Desk Open @ Hotel

Thursday, March 27

6:30am: Bus Departs from Hotel for Cowboys Golf Club 8:00am: Tee Off at Cowboys Golf Club 9:00am: Registration Desk Open @ Hotel 6:00-11:00pm: Opening Party @ Sundance Square

Building Engineer of the Year Dale Ward Hines Interests Limited Partnership

Outstanding Member of the Year Mike Pugh, RPA CBRE

Allied Member of the Year Charles D. Hart, LEED GA SELECT Commercial Services

President’s Award Tracey Pals Regis Property Management, LLC

Committee Member of the Year Julie McBrayer ATMAC Mechanical Services, L.P. Programs Committee

Not Pictured: Lead Engineer of the Year Jeffrey Johnson, SMA, LEED AP TRANSWESTERN

New Members of the Board of Directors Kelly Smith (Parmenter Realty Partners); Jeff Mabrey; Ben J. Tyner, CPM, RPA (Hunt Office Management, Inc.)

Friday, March 28

7:30-9:00am: SW Region Breakfast 9:15-10:15am: Economic Update 10:30- 11:30am: Energy Panel Session 11:30am-1:30pm: Luncheon with Motivational Speaker 1:30-2:25pm: Sustainability Session 2:30-5:00pm: Tenant Relations Session 4:30-6:00pm: Young Professionals Happy Hour 5:00pm On: Free Time to Explore Fort Worth, etc.

Saturday, March 29

7:30-9:00am: TX BOMA Board Meeting and Breakfast 9:15am-Noon: Active Shooter Session Noon-6:00pm: Free Time 6-10:00pm: Cocktail Reception & TOBY Awards Dinner

BOMA Fort Worth's 2014 Education schedule is posted.

• Environmental Health & Safety Issues • Ethics Is Good Business Short Course • Real Estate Investment & Finance • Air Handling, Water Treatment & Plumbing Systems • Boilers, Heating Systems & Applied Mathematics • Foundations of Real Estate Management See the schedule under the Education tab at www.bomafortworth.org.

EDUCATIONAL COURSE SCHEDULE 2014: Las Vegas April 14-16 Design, Operations and Maintenance II RPA®, FMA®, FMC, PMC May 5-7 Environmental Health and Safety RPA®, FMA®, SMA® July 14-16 Real Estate Investment and Finance RPA®, FMA® Sep 15-17 Budget and Accounting RPA®, PAC Nov. 11-13 Law and Risk Management RPA® Dec. 3-5 Design, Operations and Maintenance I RPA®, FMA®, FMC, PMC

www.bomanevada.org • 702.938.2662 mar2014 | the network

35

BELOIT COLLEGE

MINDSET LIST Tom Nief and Tom McBride

1

The members of the Class of 2017 are more likely to have borrowed money for college than their parents were, and while their parents spent four years in school, these kids will likely spend longer than that. Mostly born in 1995, their use of smart phones in class may suggest that they are reading an assignment, recording a lecture …or they may be texting the person next to them. For them….

1. Dean Martin, Mickey Mantle, and Jerry Garcia have always been dead.

2. “Dude” has never had a negative tone.

3. Having a chat has seldom involved talking, and Gaga has never been baby talk.

1

4. There have only been three presidents in their lifetime.

3

5. Their TV screens keep getting smaller as their parents’ screens grow ever larger.

11

6. Plasma has never been just a bodily fluid.

7. Eminem and LL Cool J could show up at parents’ weekend.

8. With GPS, they have never needed directions to get someplace, just an address.

9. The U.S. has always imposed economic sanctions

against Iran.

10. They have never attended a concert in a smoke- filled arena.

11. They have always been able to plug into USB

4

ports.

12. Bill Maher has always been politically incorrect.

13. Java has never been just a cup of coffee.

14. The Oklahoma City bomber and the doing their deadly work as they slept safely

7 7

14

Unabomber were in their cribs.

15. Spray paint has never been legally sold in

Chicago.

16. The Pentagon and Congress have always reports of sexual harassment and assault in the military.

been shocked by

17. The U.S. has always been trying to figure out which side to back in Middle East conflicts.

18. They could always get rid of their outdated toys on eBay. 19. As kids they may have seen Chicken Run but probably never got chicken pox.

14

20. As they started to crawl, so did the news across the bottom of the television screen.

21. GM means food that is Genetically Modified.

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the network | mar2014

12

This statement is false.

When Professor Tom McBride and (former) Public Affairs Director Tom Nief began the Mindset List (in 1998 at Beloit College in Wisconsin), they had no way of knowing the phenomenon it would become. It began as a (very creative) way of reminding their faculty colleagues to me mindful of their incoming students’ perspectives and has since mushroomed into a widely utilized annual guide to “the intelligent, if unprepared, student consciousness.” This is our third installment, and there is a lot more than what you see here at www.beloit.edu/mindset. Here is a glimpse at the cultural touchstones that mold the lives of those who entered college in autumn of 2013.

22. As their parents held them as infants, they may have wondered whether it was the baby or Windows 95 that had them more excited.

23. Rites of passage have more to do with having their own cell phone and Skype accounts than with getting a driver’s license and car.

24. A tablet is no longer something you take in the morning.

22

24

d i v e r s i ns The Riddler’s Revenge 1. Johnny’s mother had three children. The first child was named April; the second child was named May. What was the third child’s name?

2. The clerk at the butcher shop is five feet ten inches tall and wears size 13 sneakers. What does he weigh?

3. Before Mt. Everest was discovered, what was the highest mountain in the world?

4. How much dirt is there in a hole that measures 2 feet by 3 feet by 4 feet?

5. What word in the English Language is always spelled incorrectly?

6. Billy was born on December 28th, yet his birthday is always in the summer. How is this possible?

7. In California, you cannot take a picture of a man with a wooden leg. Why not?

8. What was the president ‘s name in 1975?

9. You are running a race and you pass the person in 2nd place. What place are you in now?

10. Which is correct to say: “The yolk of the egg are white” or “The yolk of the egg is white”?

11. If a farmer has 5 haystacks in one field and 4 haystacks in another field, how many haystacks would he have if he combined them all in still another field?

Answers on Back Page

the net work | mar2014

37

herstory Rose-Mary Rumbley

rosetalksdallas@aol.com

Johanna Troutman the Betsy Ross of Texas Texans love their flags--all six of them--plus several more!

Six different flags have flown over Texas during eight changes of sovereignty.

the Indians. As more and more settlers came, the Mexicans decided they needed their cannon, which was in Gonzales, Texas, so they came to claim it.

Spain

In 1519 the Spanish Conquistadores arrived on the Gulf shores where Beaumont, Port Arthur, and Orange are today. Their ships needed repair and they knew to skim off the oil that was floating on the waters and make a little paste to put in the holes of the ships. They learned to do that from Moses’ mother who made a little basket for Moses and floated it down the Nile.

(Baskets don’t float – but his did!) Moses’ mother lined the basket with pitch and tar – that’s oil. She brought in the first well in the Middle East. Exxon and Mobil came later. The Spanish flag waved throughout (what was then) Texas from 1519 until 1821.

Green DeWitt was the empresario of DeWitt colony, and he was determined to keep the cannon. His wife, Sara, and his daughter, Naomi, made a flag from Naomi’s wedding dress. The white flag read COME AND TAKE IT, and it had a cannon on it. The cannon was fired but no one was injured. The Mexicans left.

The cannon remained in Gonzales.

France

In 1684, Le Salle sailed down the Mississippi claiming all the land for France and Louis XIV. When La Salle returned to France, he was told to go back and get more land. La Salle sailed into the gulf seeking the mouth of the Mississippi River, but went right past it and landed in Texas instead. That was good, because if he hadn’t made this mistake, we would have only five flags over Texas and that would not sound as good in Arlington.

La Salle’s men discovered their leader had made a mistake and shot him. If you’ve ever been to Navasota, you will Louis XIV discover that their main street is named La Salle and that there is a statue of him on the plaza. His spirit is there! The French Flag flew over Texas from 1685 Navasota, in Grimes County – 1690.

Mexico and the Republic

In 1821, Mexico broke all ties with Spain and the Mexican flag flew over Texas.

about 24 miles southeast of College Station, had a population of 7,216 in 2012.

After the Texas Revolutionary War in 1836, Sam Houston raised the Texas flag over the Republic. Texas joined the Union in 1845 and the US flag flew over Texas.

The Confederacy

In 1861 Texas joined the Confederacy and three different types of Confederate flags flew over Texas. The various army units decided on their own flags.

This was a common practice.

There were many battalions from different places who came to fight in the Texas Revolutionary War in 1836, and each one had its own flag. The most memorable one was the COME AND TAKE IT flag. The Mexicans gave the Texans a cannon to use for protection from 38

the network | mar2014

Greene DeWitte

There were seven other flags that led men into the battles that eventually ended the revolution… and Texas was born.

And then some…

Sarah Dodson made a flag for her husband’s battalion. William Scott had a flag leading his men into Bexar.

Philip Dimmitt, William Brown, and Moseley Baker had flags for their troops. The Red Rovers were at Goliad with the Georgian Battalion who had a flag made by a teen-aged girl, Joanna Troutman, who created the Lone Star Flag. She became known as the Betsy Ross of Texas.

These men were massacred at Goliad and the flags were torn to bits.

Joanna never came to Texas though she did live to see Texas become a great state. She is buried in Georgia, but a spectacular statue of her is in the Texas State Cemetery in Austin. It Johanna Troutman is the only statue of a woman in the cemetery.

The most memorable battle of the Texas Revolution, of course, was the battle of the Alamo. When the Alamo fell to Santa Anna, he quickly got the flag that flew over the mission and took it back to Mexico as proof of victory. Two years later at Veracruz in a war with the French, Santa Anna lost his leg to a cannonball. The Napoleon of the West was then fitted with an artificial leg made of cork.

A Leg for a Flag?

In 1847 during the war with the US, when an Illinois troop swept down on Santa Anna, he was forced to flee and in his haste he left his cork leg behind.

There are many more people trying to meet the right person than to become the right person. (Gloria Steinham)

Rose-Mary Rumbley has written three books about her native city – Dallas. She has also written “WHAT! NO CHILI!” and a book about the 300th anniversary of the invention of the piano. She has appeared on the stage at the Dallas Summer Musicals and at Casa Mañana and was head of the drama department at Dallas Baptist University for 12 years. Today she is on the speaking circuit and teaches drama classes at Providence Christian School. Her loving views of Texas history appear in every issue of the network..

The leg ended up in the Illinois State Military Museum in Springfield. Texas has always wanted the Alamo flag and, in 1986, when Texas was celebrating the sesquicentennial of the Republic, those who were then in power asked Mexico for the flag. Mexico said they would consider giving the flag to Texas, if the US would give Mexico Santa Anna’s cork leg.

It looked like Texas would have the flag, but all hope was dashed when the director of the Illinois museum said, “We have no intention of giving up the leg.”

So Mexico still has the flag and the US still has the leg. n

General (and 11 times Mexico president) Antonio Lopez de Santa Anna, the "Napoleon of the West," became a villain in America when he ordered his troops to kill Davy Crockett and everyone else inside the Alamo.

His real leg was amputated after he was hit by cannon fire during a melee with the French in 1838. (The leg was interred with full military honors.) In 1847, soldiers of the 4th Illinois Infantry captured his artificial leg, which is why it's in the Illinois State Military Museum.

Santa Anna was eating lunch during a battle with the United States when the Americans surprised him, and he galloped off without his leg. The sergeant who grabbed the wooden (and cork) leg exhibited it at county fairs for a dime a peek, but since 1922 it's been in the care of Illinois National Guard.

Johanna Troutman

Joanna (also Johanna) Troutman (1818 – 1879) sewed a flag for a battalion of Georgia volunteers who were leaving to fight in the Texas Revolution. She created the Troutman flag which had a five-pointed blue star and the words "Liberty or Death" on a white silk field. On the reverse side was the Latin phrase UBI LIBERTAS HABITAT, IBI NOSTRA PATRIA EST which means, "Where liberty dwells, there is our fatherland". On January 8, 1836, the flag was raised at Velasco, now part of modern Freeport, Texas. The original flag was badly damaged by accident and only shreds flew in battle.

The Georgians, led by William Ward, suffered a harsh fate.

They escaped the Battle of Coleto and the capitulation of James W. Fannin. José de Urrea's cavalry pursued them and, out of ammunition, they surrendered. They were marched back to Goliad to join the rest of Fannin's captured troops, and, on March 27, 1836, they were nearly all executed in the Goliad Massacre.

Despite the protests for clemency by General José de Urrea, Lt. Colonel José Nicolás de la Portilla reluctantly carried out the massacre (of more than 400) under orders of the President of Mexico, Antonio Lopez de Santa Anna. n the network | mar2014

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general assembly Dallas

The House of Blues was a festive setting for the Chapter’s Annual Awards luncheon on November 13th. 1 The 2014 Dallas Executive Council is sworn in by Regional VP George Griffin III, CPM (L - R): Brian Bordelon, ARM; Debbie Lister, CPM; Adam Bernhardt; Christopher King, CPM; Ginny Goldsmith, CPM; Scott Stovall, CPM; Christie Clenney, CPM; Claudia Ferrara, CPM; David Bryant, CPM; Susan Heath, CPM; and 2014 President Jessica Warrior, CPM; Not present: Julie Lynch 2 Friends of IREM Legacy Award – Steve Broom, Fujitec America 3 Emcees for the event were Lady Gaga (linda Jackson) and Justin Bieber (Rich Elam) 4 Legacy Award – Helen Moise 5 ARM® of the Year Brian Bordelon of Lincoln Property Company 6 AMO® of the year - Lincoln Property Company. Pictured: John Horan 7ACoM® of the Year - Terry Barnes, IREM Executive Assistant 8 Committee Chair - Michelle Morris of Duke Realty 9 Rising Star of the Year - Ginny Goldsmith, Cobalt Capital Partners, Presented by David Bryant, 2012 Recipient 10 2013 Chapter President Claudia Ferrara, Regional Vice President George Griffin III and former Regional Vice President Dawn Daffinee 11 CPM® of the Year - Jessica Warrior, CPM® RPA, LEED AP 12 2013 President’s Award – Susan Heath13 Friend of the Year- Executive Security Scott Frech, Friends VP and Andrea Saccomanno (presented by Christie Clenney, center) 14 Committee of the Year – Education - Christopher King, Chair, CBRE; Debbie Lister, CPM, VP, Search Property Management 15 The passing of the gavel from 2013 Chapter President Claudia Ferrara (right) to 2014 President Jessica Warrior 16 New designees - Claude Cutshaw, ARM, CPM; Teresa Kaiser White, CPM; Brian Matwijecky, CPM; Danielle Blankenship, ARM; Amber Clark, ARM; Chanon Fisher, ARM; Bethany Freeman, ARM; Ross Nussle, ARM; Lindsay Oldeen, ARM; Chelsey Stewart, ARM; Joshua Theiss, ARM; Patti Dyess, CPM; Alberto Salas, ARM; Ashley Williams, ARM Not Pictured: Committee Member of the Year – Mark Slicker, VMC Landscape; Academic of the Year – Julie Lynch, LYNOUS; Associate of the Year – Carol Borchardt, Healthcare Management of America

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Having something to say is always more important that wanting to say something.

The 2013 IREM Dallas Chapter Awards

IREM® Breaks Membership Growth Record In January, the Institute of Real Estate Management (IREM®) announced that its membership had grown by 5.7% in 2013, the largest annual percentage rise in its 80-year history. The organization began 2013 with 18,008 members, reaching 19,041 by year-end, surpassing the 19,000 mark for the first time.

Joseph Greenblatt

“Much of our membership surge resulted from delivering products, services and programs of increasingly high value to those we serve and significantly expanding our customer base,” said 2014 President Joseph Greenblatt, CPM®. “It’s also a credit to the foresight, energy and inspiration of my predecessor (2013 President Beth Machen, CPM®).”

If you think education is expensive, wait until you see what ignorance costs you.

San Antonio

2014

LEADERSHIP

TEAM

(L-R) Kelly Blaskowsky, Board Member; Bart Marlar, Board Member; Ginger Miller, Treasurer; Jill Welborn, President Elect; James Stewart, President; Sally Flanagan, Board Member. Not pictured: Amanda Gladstone and Jeff Warwick, Board Members Induction of 2014 IREM Officers and Board at January 14th Luncheon

Austin

A Kathleen Ramlow and Region 7 Vice President George Griffin B Kim Morgan, President; Amy Dandridge, President-Elect; Kathleen Ramlow, Treasurer; Steven Rea, Secretary; David Watson, Board Member: Franzi Jackson, Board Member C Kim Morgan honoring Franzi Jackson, CPM® as IREM Austin 2013 CPM® of the Year D Kim Morgan, 2014 IREM Austin President awarding Robbie Robinson the ARM® designation and Don Vaglica the CPM® designation

A

2014 IREM AUSTIN

BOARD OF DIRECTORS Savanna Bogardus, ARM®, CPM® David Watson, CPM® Franzi Jackson, CPM® Brad Kidd, CPM® Kerry Klenzendorf, CPM®

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the network | mar2014

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product showcase

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www.ShowLizardProducts.com Price: $69.99 (7,000 mAh) – $89.99 (11,000 mAh)

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the network | mar2014

building showcase

T

he vibrant city of Austin is experiencing unprecedented growth, as prominent international companies like VISA, Facebook, Apple and Google flock to the new tech Mecca of the Southwest. The cityscape has experienced immense change as a result of the substantial influx of new businesses and residents. 100 Congress remains a highly recognizable feature at the heart of the Austin skyline.

Owned by MetLife Real Estate Investors, 100 Congress is an exceptional Class A, 22-story office tower. Built in 1987, it sits majestically along Congress Avenue between Willie Nelson Boulevard (a/k/a Second Street) and Cesar Chavez Avenue. Directly adjacent to Lady Bird Lake and the 10mile Hike and Bike Trail, it is easily accessible for tenants and visitors alike. The closest MetroRail stop is only blocks away and there are several public transit options on Congress Avenue. In addition, both Car2Go and Austin B-cycle rental locations are nearby.

Ideally situated in the chic Second Street District, 100 Congress is in the heart of Austin – where you will find ACL Moody Theater, Austin Ballet, The W Hotel, luxury high-rise apartments/ condominiums, and a vast selection of retail stores, entertainment venues and restaurants. Popular names include Lamberts, La Condessa, Taverna, Violet Crown Cinema, Second and Urban Outfitters.

With its outstanding location, unparalleled views, first-class ownership (MetLife Real Estate Investors) and management (CBRE), many tenants, including Jackson Walker, Stephens, Ryan & Company and Armbrust & Brown have chosen to call 100 Congress home for years and even decades. 100 Congress also continues to draw prestigious new tenants like law firm Waller, which made headlines in 2013 for leasing the top floor of the building for its expansion into the Austin market.

100 Congress is diagonally across from the nearly completed JW Marriott and within walking distance of the bustling Sixth Street and Warehouse Districts. Two blocks east is the Austin Convention Center, and just south is the Congress Avenue Bridge, where tourists flock each summer evening to see the world’s largest urban bat colony emerge at sunset.

With 744,632 square feet of new CBD office development under construction and more on the horizon, MetLife recently launched construction on an extensive $8,000,000 renovation of 100 Congress. In addition to a completely updated, state-of-the-art (free for tenants) fitness center

100 Congress Plaza Entrance 46

the network | mar2014

100 Congress

Lobby Interior

d iv ersi ns completed last year, tenants and visitors will soon enjoy an updated experience, including:

Biography

• Yassir by Yirma ‘Bebe’ Nau • The Light of the Day by Gladys Knight • My Life Of Crime by Robin Banks • NASCAR Speedsters by Red E. Setgo

Even a broken clock is right twice a day.

• An open, glass-lined lobby, reconfigured as a light, open area, welcoming guests to the main plaza and alleyways through a series of glass walls. Tenant office entrances will have an unobstructed, storefront view of the main lobby.

• Wood finishing in the lobby and elevator banks will envelope both elevator banks to add warmth and an element of grandeur to these locations.

m er um

S

Scan with pulseM or any scanner to give us your feedback.

Summer’s Spring Reading List

Fiction

• Get Me Out of Here by Hyman Trubble • Causing Pain by Otis Leghurts • Palace in the Desert by Cammie Lott • Superhero in Gotham by U. De Mann

Non-Fiction

www.pulseM.me

• Contemporary white and grey polished marble flooring and accents throughout will formalize the new design, Venetian plaster will brighten the space, and stainless steel accents will replace the existing brass to give the interior a sleek, modern finish.

• A ZAGAT-rated, in-house deli (the first Austin location of Rising Roll Gourmet) recently opened and tenants enjoy the convenience of fresh salads, soups, sandwiches and breakfast under their own roof, including the option of full-service catering.

• Desert Storm by Dustin Minose • Eating Disorders by Anna Rexia • The Storey Behind Smokey the Bear Rangers by Forrest Feyar • The Songs From “South Pacific” by Sam and Janet Evening

Self Help

• Caulking Made Easy by Phil McKrevis • How to Write a Mystery Novel by Paige Turner • Preparing Your Last Will and Testament by Benny Fishery • Plumbing For Dimwits by Dwayne Pipe

• Continued convenience and services including: an updated conference facility, property management, Regions Bank, on-site ATMs, ample parking in two underground parking garages, daytime porter service, bike racks and 24-hour security.

The 100 Congress building renovation is scheduled for completion by the summer of 2014. The renovation team is comprised of Gensler Design, architect; CBRE, project manager; and Balfour Beatty, construction manager. For leasing information, contact CBRE at 512.499.4900.

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47

general assembly

IIDA Dallas | Fort Worth City Center The 3rd Annual IIDA “Lavish” Auction benefiting Dwell with Dignity

D

Pictures from the 2013 event

BOMA SA Holiday & Awards Luncheon December 6, 2013 Fleming’s Steakhouse

President’s Service Award – Billy Padgett with VP Christine Krueger

Bob Cherniss Achievement Awards – Mychel Jordan & Wyatt Stevenson with President Billy Padgett

Passing of the Presidential Gavel – Christine Krueger & Billy Padgett

Vendor of the Year - PJS Scott O’Brien

BOMA San Antonio held its 4th Annual Sporting Clay Tournament and Chili Cook-off in November at National Shooting Complex.

Grand Prize Winner Teresa Tuma 48

Best Overall Team

the network | mar2014

1st Place Men

1st Place Women

People's Choice - FSG

2nd Place - Team Wheeler 3rd Place - Team Polygon

Out of my mind. Back in five minutes.

esign Teams have a short period of time to create an unforgettable design vignette using donated and re-purposed items -all of which will be available for purchase through a silent auction. Each will be paired with a furniture underwriter, material underwriter (flooring, wallcovering, or fabric) and accessory underwriter who will donate items and materials for use in the vignettes. A portion of the silent auction proceeds will go to the event beneficiary, Dwell with Dignity, a non-profit group of interior designers and volunteers dedicated to creating soothing, inspiring homes for families struggling with homelessness and poverty. The design vignettes will be revealed at the IIDA Lavish Auction on April 25, 2014. A panel of celebrity judges will attend the event and score each vignette for the awards ceremony at the end of the evening.

For more information, contact this year’s event chairpersons:

Whitney Welch (214-926-4448) Whitney.welch@daltile.com or

Laura Chancellor (214-926-4448) lchancellor@bauhausinteriors.com

general assembly

KATHRYN NELSON

knelson@duesingpartners.com Kathryn Nelson is an Interior Designer at Paul Duesing Partners and the Public Relations Committee Chair for the ASID Texas Chapter

There’s No Place Like The Student Symposium

E

ach year the ASID Texas Chapter supports future interior designers by organizing its Student Symposium. A committee of chapter member-volunteers coordinates this elaborate two-day event with the help of fundraising efforts through venue sponsors, event sponsors, and catering companies. Originally known as Student Days, the event has grown with this year’s total attendee count at 150+. Thirteen schools were represented (including The University of Cincinnati) and the theme was “Color of the Year”: Emerald Green and The Wizard of Oz, which made for a lot of fun planning the theme-relevant activities.

Ninety-nine percent of lawyers give the rest a bad name.

Friday’s festivities were held at the Dallas Market Center. The students were introduced to the space

by Laura Dumas, VP of Creative Services for the Dallas Market Center. With the organizational help of Lindsey Villarreal, Meredith King, Michael Bauer and Richard Wisnieski of the DMC, the committee teamed up with several of the showrooms and a

host of volunteer chaperones for rotating group sessions of scavenger hunts, showroom visits, portfolio reviews, and then the most hectic part of the event - The Design Charette. Educator Jane Garland Lucas, ASID, RID of The Art Institute of Austin wrote the 2013 assignment.

Each group had to create a user-friendly space for travelers in a hospitality-based “hostel suite” public area aptly named We’re Not in Kansas Anymore. They created presentation boards, wrote design concepts, and drew up furniture plans and renderings. Once the dust settled and boards were turned in, the students enjoyed the “Flying Monkey Tails” Mocktail event – a lovely way to end a busy first day.

paths, life lessons and provided students with invaluable advice. Jerry Cassel, LC Lighting Sales Development for General Electric Lighting delivered a lesson in lighting and a forecast of industry changes and standards and Charla Blake, Assoc. AIA, IDEC & Kevin Brown, RID discussed their history and professional careers in set design.

Students were shown stage guiles, finish elements and color lighting - tricks they play with to fool the eye of the audience.

One of only three surviving theaters by architect Frank Lloyd Wright (The Kalita Humphreys Theater) and one of the last completed buildings he designed, was an ideal spot for Day 2. A panel of industry professionals, led by J.D. Carter, ASID, RID answered questions about their professional

Interested in getting involved in next year’s event? Contact Marissa Marmolejos marissa414@msn.com.

“Round Tables” with leaders in various fields led up to the closing remarks by ASID Texas Chapter President 2013-14 Kristy Mastrandonas, ASID, RID who thanked event sponsors, volunteers and announced the various students winners of scholarship and design competitions.

Scholarship Winners:

$2,000 Scholarship - Becky Burrus - University of North Texas $1,500 Scholarship - Christina Catterson - Texas Christian University $1,500 Scholarship - Patricia Tram - University of North Texas $1,000 Scholarship - Sara Allen - University of North Texas $1,000 Scholarship - Whitney Hendrickson - El Centro College $1,000 Scholarship - Alexandra Lutka - Texas Tech

Competition Winners: Commercial Design

The Kalita Humphreys Theater

Scholarship Winners

1st Place [$250] | Christopher Lowe, Student ASID – Texas State University 2nd Place | Jennifer Jenkins, Student ASID – Art Institute of Austin

Residential Design

1st Place [$250] | Katherine Voyce, Student ASID – Baylor University 2nd Place | Christopher Lowe, Student ASID – Texas State University

Hospitality Design

1st Place [$250] | Gracia Ferreyro, Student ASID – Abilene Christian University 2nd Place | Jennifer Jenkins, Student ASID – Art Institute of Austin

Competition Winners

Collaborative Design

1st Place [$250] | Christopher Lowe, Student ASID – Texas State University 1st Place [$250] | Eleanor Smith, Student ASID – Texas State University

Computer Rendering

1st Place [$250] | Taylor Opella, Student ASID – Texas Tech University 2nd Place | Whitney Hendrickson, Student ASID – El Centro College

Hand Rendering

1st Place [$250] | Whitney Hendrickson, Student ASID – El Centro College 2nd Place | Whitney Hendrickson, Student ASID – El Centro College

One Unique Space

1st Place [$250] | Emily Hanes Hinckley, Student ASID – Baylor University 2nd Place | Katherine Voyce, Student ASID – Baylor University

2013 Committee (L-R): Lisa Barron, Allied ASID, RID; Samantha Jackson, Student ASID; Marrisa Marmolejos, ASID, RID; Sarah Marek, ASID Industry Partner Rep; Kathryn Nelson, Allied ASID (Co-Chair); J.D. Carter, ASID, RID; Cheryl Petter, Allied ASID, (Co-Chair); Jane Garland Lucas, ASID, IIDA, RID; Lisa DiOnne, Allied ASID, LEED AP, NEWH; Kay Cosby, ASID, RID, IIDA, NCIDQ; Lori Watkins, ASID; (Not pictured: Corey Davey, Allied ASID) mar2014 | the network

49

investor’s corner Phil Jemmett is CEO of Breakwater Equity Partners, a San Diego-based consultancy that specializes in commercial real estate restructurings, recapitalizations, and refinances nationwide.

jack rose

info@breakwaterequity.com Jack Rose, Chief Strategist for Breakwater Equity Partners, has consulted on almost $4 billion of loan restructurings.

Caught in a Wave of CRE Loan Maturities What’s Your Strategy?

As the next wave of commercial mortgage backed securities (CMBS) real estate loans mature from the downturn of 2008, commercial investors should start thinking now of refinance or workout strategies especially if their property is “underwater” (i.e., the loan balance exceeds the property value). Approximately $1.4 trillion in commercial mortgages will mature between 2014 and 2017, with CMBS representing about one fourth of the total, according to Trepp, LLC, a provider of analytics to the commercial real estate, CMBS and banking industries. This time around, though, both lenders and investors are increasingly optimistic due to the array of refinancing, workout and restructuring possibilities.

Real Estate Market Trends

The magnitude of upcoming loan maturities is overwhelming, and the solutions for commercial property owners are quite complex, especially when dealing with distressed properties. Luckily, the changes in the commercial real estate (CRE) market have been quite encouraging, considering the 58% dive it took from 2007 to 2010. There are signs that lenders see less risk as rents have strengthened, demand and issuance for CRE and CMBS loans has increased markedly and many banks have maintained attractive spreads even as rates have moved higher in response to the Fed’s backing off of quantitative easing. Additionally, there is a rebound in CMBS financing (bonds backed by pools of CRE loans). CMBS issuance is expected to rise to $88 billion in 2014 and $100 billion in 2015, compared with $48 billion in 2012. Due to the significant amount of loans continuing to mature into 2014, CMBS will be a primary vehicle to fill the void of debt needed.

Still, there are many challenges to overcome that restrain current CRE lending.

One is the Dodd-Frank Wall Street Reform and Consumer Protection Act rules and regulations, and the release of the Volcker rule. However, the implementation of increasingly clear lending guidelines will likely counteract whatever initial uncertainty banks may have about heeding the new regulations.

Even despite this new regulatory uncertainty, the increased market stability, declining unemployment and overall improvement in the economy all make for a promising climate for borrowers to refinance on performing properties. The story for highly leveraged, distressed properties, however, is much less certain.

Refinancing Approach

Generally, owners of distressed properties consider three possibilities when contemplating potential solutions for their underwater loan: payoff the loan, refinance the loan, or give the property back to the lender. There are innumerable variations to these options and the specific characteristics of each 50

the network | mar2014

loan may inform the viability of any one strategy. For instance, if the current loan is non-amortizing (i.e., interest or minimum payment only has been paid) or was heavily over- leveraged as in the case of many loans originating from 2005-2007, refinancing may just simply not be an option absent a large injection of new equity to recapitalize the asset. Unfortunately, most property owners do not have a pre-planned refinancing strategy or other alternative in place in anticipation of their upcoming loan maturity. This is quite alarming, particularly when it is estimated that half of these CRE loans are underwater.

Thus, default rates for these vintage CMBS loans have hovered in the low double digits for past few years with very few property owners able to effectuate a successful refinancing.

Even if your property is performing, take a cautious approach when it comes time to refinance. The competition for performing properties is fierce as myriad financial institutions, not just traditional portfolio and CMBS lenders, are keen to take a piece of the predictable yields and credit worthiness that healthy properties in need of refinancing now offer. But as this competition heats up, many rating agencies have expressed concern on what they perceive as a slackness reentering current underwriting practices. Smart owners will resist the temptation to take easy, high loan-to-value ratio money now, only to create a new refinancing problem later on, should the market again turn downward.

Loan Restructurings and Workouts

Although loan delinquencies are declining, having hit their highest default rate in October 2013, historically, they are still fairly high. If a borrower is heading for default or is in default (and refinancing is unavailable), one option is to negotiate a workout or restructuring of the loan with the existing lender.

Borrowers should understand, however, that loan modifications of CRE debt, whether with a bank or CMBS special servicer, are typically highly complex, time consuming and expensive propositions. With the aforementioned high default rates, it should come as no surprise that lenders are now well versed in negotiating defaulted loans and will aggressively move to collect on their collateral. In the right circumstances, however, and especially when the borrower has a well thought out and viable workout plan, it will sometimes behoove the lender to favorably consider some type of loan modification that allows time for the property to recover its value.

Workouts and restructurings can take on many different forms, from the relatively straight-forward and benign, such as term extensions or temporary interest rate reductions to the much more complex bankruptcy filings, cramdowns and discounted payoffs. Regardless of the form, the basic premise of CRE loan workouts is to realign the capitalization of the asset such that debt and equity are in ratios that appropriately address the economic concerns of both

The hardness of butter is directly proportional to the softness of the bread.

phil jemmett

phil.jemmett@breakwaterequity.com

parties. Many factors will influence a lender’s view on potential restructuring proposals. Among them are: type of asset, size of the loan, size of the deficiency (the extent to which the loan exceeds the current value of the property), the breadth and depth of the lender’s overall distressed portfolio, and whether property values are declining, as was the case from 2008 through 2012, or rising, as they are currently. As such, borrowers should be fully cognizant that that loan modifications are typically very time-consuming, expensive and occasionally highly contentious negotiations.

The severity of the itch is inversely proportional to the ability to reach it.

It is important to be alert to certain scenarios that have made it more challenging and complex for borrowers to negotiate deals. One such scenario includes the aforementioned preponderance of CMBS loans and the highly complex nature of how these loans and their resultant administration are structured. CMBS loans are pooled together into certain types of pass-through tax trusts and then securitized and sold off as bonds to institutional investors. Quite commonly, borrowers are unaware of this occurrence and shocked to find they have to communicate and negotiate with a completely unknown entity that had nothing to do with originating their loan. Rather than rely on a longstanding personal relationship with a bank, CMBS borrowers find they have to deal with so called Special Servicers, essentially hired third party administrators tasked with collecting on the distressed loan.

Therefore, owners of commercial real estate should always be aware of current CRE market trends, closely follow the discrete performance of their property and loan status, and have a well-crafted, thoroughly researched modification or workout plan in contemplating solutions for their distressed property.

Paramount in that planning is a good understanding of the needs of lender that actually holds the loan and the differences between traditional bank and CMBS debt. While the credit markets are improving, a trend that bodes well for new debt, borrowers will likely have to consider bringing in additional, often highly dilutive, equity to right size how the property is capitalized. Distressed property owners should also carefully consider the tax consequences of any particular course of action and consult with professionals prior to making any decisions.

d i v e r s i ns Life is Unfair

George Carlin (who died in 2008) was a comedian, writer and social critic, known for his dark humor as well as his thoughts on politics, the English language, psychology, religion, and various taboo subjects.

Nothing Like Being Proactive ......

Instead of Reactive

Campus Security Solutions

mar2014 | the network

51

» professionals

Julie Brand Lynch

julie@LYNOUS.com

on the move

Jonathan Krebbs joined Henry S. Miller Realty Management as the Director of Business Development

Seth Thatcher joined CBRE as a Vice President on the Dallas office leasing team

Melinda Urbina joined Colliers International North Texas as a Marketing Communication Specialist

Dan Noble has been named President and CEO of HKS

Jeff Stouffer has been named director of the healthcare practice at HKS

Nathan Wilcox, RA, LEED AP, joined Sixthriver Architects as director of architectural design and senior associate

James Tyrone was named Vice President for Operations at Intertech Commercial Flooring

Audra Smolinski joined Hudson Peters Commercial as a Transaction Manager

Cathy Kabaj joined Cushman & Wakefield as a Senior Operations Manager

Amber Thomas was promoted to Assistant Vice President at KeyBank Real Estate Capital

David Sours was promoted to Senior Vice President at CBRE

Steve Koldyke was promoted to First Vice President at CBRE

Clay Gilbert was promoted to Vice President at CBRE

Marty Neilon was promoted to Senior Associate at CBRE

Michael Meaden was promoted to Senior Associate at CBRE

Chad McCleskey was promoted to Vice President at CBRE

Scott Herbold was promoted to First Vice President at CBRE

UCR promoted Karla Smith to Partner

Dale Davis joined UCR on the development team

Taylor Roberts joined UCR in tenant, landlord and development representation

Alyson Christensen joined UCR as a Broker Assistant

Amanda Gross joined UCR as an Associate

Brenda Kindt was promoted to Senior Vice President and Director of Property Management at TIG Real Estate Services

Kevin Mackey was named Senior Vice President and Director of Brokerage Services at TIG Real Estate Services

Erreka Campbell joined Jones Day

Lyndsey Johnson was promoted to Vice President of Marketing at Servitas

Blair Tavenner was promoted to Senior VP of Finance and Administration at Servitas

Matt Myllykangas was promoted to Vice President of Development and Pre-Construction at Servitas

Ronnie Bennett was promoted to Senior Construction Estimator at Servitas

Ray Mackey, RPA, CPM®, CCIM has been named Chief Operating Officer at Peloton Commercial Real Estate

Submit announcements to editor@crestpublicationsgroup.com 52

the network | mar2014

On Craig’s List: For Sale: Parachute. Only used once; never opened.

Julie Lynch is the principal of LYNOUS, a Dallas-based talent manage¬ment firm focused on executive search, interim staffing, coaching and custom¬ized employee training exclusively within the real estate industry. She is also a contributing editor of the the network.

Shout-Outs!

Expressions of praise given in the presence of many people.

Congratulations to Allen Gump, SIOR, CCIM, Executive Vice President at Colliers International North Texas, (pictured here with wife, Kim) for winning the prestigious 2013 Stemmons Service Award from the North Texas Commercial Association of Realtors (NTCAR).

I’m on a whiskey diet…I’ve lost three days already. (Tommy Cooper)

Kudos to David Pinsel, Managing Director of Colliers North Texas, for being named to The Real Estate Forum’s 45 Under 40.

He was also recognized by the Commercial Property Executive magazine as one of 2014’s “Stars to Watch.”

Well done, Valerie Smith, the creator and head ‘hatcho’ of Kickers Air Roasted Gourmet Coffee in Tyler! She owns The Modern Stetson and the Home of Cowboy Joe but franchisees of the other establishments can choose their own toppers, such as The Bonanza 10 Gallon Hat and the Home of Java Jane and The Lone Ranger Hat (both also in Tyler) shown here. (Photo courtesy of Don Bristow)

Congratulations to our Professionals on the Move Editor Julie Lynch who was awarded Dallas CREW’s Advancement for Women—Individual for the SMU/CREW Leadership Certificate program and IREM’s Academic Member of the Year.

Congratulations to Chris Lewis – Griffin Partners’ Pinnacle Award Winner as 2013’s Top Producer of the Year!

Alliance Architects announced the recent completion of Architectural Design Services for Databank in Richardson, Texas.

In November, Apple received approval to build its new ‘spaceship’ headquarters in Cupertino, CA. About a mile in circumference and a third of a mile in diameter, the four-story (2.8 million sf) building on a 176-acre campus, will be walled by curved glass and topped by solar panels. With room for 13,000 employees, it will be completed in mid 2016.

Congratulations to HKS Architects celebrating 75 years in business this year!

Congratulations to Travis Taylor – Griffin Partners’ Pinnacle Award Winner as 2013’s Top Salesman of the Tear!

Congratulations to Doris Stout, Dallas Concierge CEO for receiving the Concierge of the Year Award from Where Magazine. Where’s Silver Plume Awards are presented annually throughout North America and Europe, and corporate concierges and hotel professionals are honored for their contributions to tourism, the hospitality industry and the community at-large.

Hats off to Darren L. James, President and COO of KAI Texas, AIA, (and Contributing Writer to the network) on being named a 2014 Minority Business Leader by the Dallas Business Journal.

Send to editor@crestnetwork.com

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Call for information on customized training, recruiting, interim staffing and coaching services 214.387.9595 mar2014 | the net work

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general assembly

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stablished in 1986, the Society of Commercial REALTORS® is an organization of commercial real estate professionals in Tarrant County and surrounding areas that operates independently and under the auspices of the Greater Fort Worth Association of REALTORS®. Its mission is to advance knowledge, education, integrity and professional conduct in the fields of commercial and investment real estate, as well as encourage the exchange of specialized information and advance the economic growth of Tarrant County. SCR has its own governing body, as well as a compilation of committees that develops Bill Makens programs, educational opportunities and other events.

In January, SCR installed its 2014 officers and governors and presented the 2013 Charles D. Tandy Commercial Realtor Award to James Blake. Established in 1990 and named in honor of Charles Tandy for his outstanding leadership and his legacy of investing in and contributing to the Fort Worth community, the award recognizes commercial Realtors who best C.B. Team exemplify the highest in professional standards.

“Integrity, leadership and outstanding character are James Blake really what this award is about, and no one exemplifies those qualities better than James Blake,” said 2014 SCR Chairman Bill Makens.

In addition to the presentation of the 2013 Charles D. Tandy Commercial Realtor Award, SCR also presented scholarships to four deserving students: Abbey Borghee, Devin Chandler, Kaleigh Fisher and Chad Nicholas. The SCR scholarship fund is designed as a means for SCR to give back to the community by providing financial assistance to the students in the area. Huck Newberry, 2014 SCR scholarship chairman, presented $1,200 to each of the four recipients.

Colt Cantrell

In addition, Troy Moncrief with Fidelity National Title, The Baker Firm received the Dottie Pletch Extra Mile Award for his dedication and service to the Society of Commercial Realtors. This award is presented annually to an individual who contributes an extraordinary level of service with an Tyler Trahant exemplary attitude to assist SCR in its endeavors.

Bill Makens (The Makens Company) will oversee the new Board of Governors who were also installed in January: C.B Team (Ellis & Tinsley) is the vice chair; Colt Cantrell (Cantrell Commercial Real Estate) is Secretary/Treasurer; and Tyler Trahant (CASE Commercial Real Estate Partners) is the immediate past chairman.

Governors for 2014: David Aldrich, William C. Jennings Company; Norma Crow, Rattikin Title Company; Gene Jolley, Gene Jolley Company; Huck Newberry, The Newberry Company, Inc.; Sue Sistrunk, RE/MAX Associates I; Mark Sullivan, Ritter and Associates; and Mark Thielke, Community Bank.

The Greater Fort Worth Association of Realtors is one of more than 1,400 local boards and associations of Realtors nationwide that comprise the National Association of Realtors. As the nation’s largest trade association, NAR is “The Voice for Real Estate,” representing over one million members involved in all aspects of the real estate industry. The Greater Fort Worth Association of Realtors serves approximately 2,200 members by providing MLS services, education, governmental affairs, etc. Don’t miss our “Thank Goodness It’s Fort Worth” initiative that celebrates Fort Worth real estate every day. For more information, visit www.gfwar.org.

For more information about SCR, visit http://scr-fw.org or call 817-336-5165.

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1 Brian Tobey, The Makens Company and Gene Jolley, Gene Jolley Company 2 James Makens, Bill Makens, Jim Makens and Paul Makens of The Makens Company 3 Lauren Vaughn, Legacy Mutual Mortgage; C.B. Team, Ellis & Tinsley, Inc.; Tricia Wilson, Nationwide Construction; Russ Wilson, Nationwide Construction 4 Ted St. Clair and Tyler Trahant, CASE Commercial Real Estate Partners

You’re Invited!!! • Breakfast – A Vision for Fort Worth

Join SCR as Fort Worth Mayor Betsy Price gives a state-of-the-city type address. Find out where Fort Worth is headed on a wide-range of issues, such as transportation, economic development, infrastructure projects, water, public safety, education and sustainability. Wednesday, March 26 from 7:30 a.m. to 9 a.m. at Colonial Country Club (3735 Country Club Circle in Fort Worth). $10 for members and $25 for others by 5 p.m. on March 21.

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The trouble with doing something right the first time is that nobody will appreciate how difficult it was.

joins thenetwork!

Real Estate The Floating Pool Honesty may be the best policy, but it’s important to remember that apparently, by elimination, dishonesty is the second-best policy. (George Carlin)

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ew York City residents are about to see, feel and experience what (up-to-now) was probably unthinkable – except of course to the ones who made it happen. Yes – a floating pool in the East River! The design team behind the incredible undertaking exceeded their $250K goal on Kickstarter, which is already being used to construct a floating laboratory (a 35’ by 35’ pool) for testing of the project’s filtration system.

Family and PlayLab, two Brooklyn-based design firms, are collaborating on +Pool. Their team - Archie Lee Coates, a partner at PlayLab, Jeffrey Scott Franklin, (who left REX Architects in 2009 to join him) and Dong-Ping Wong (who left REX to go on his own and created Family) plans to raise a total of $15 million to create the pool, which (pending funding) is slated to be completed by the summer of 2016. The 9,000 square foot, 285,000-gallon +Pool will be 164’ long, 164’ wide, and 5’ deep. Each of the 4 arms will be 32’ wide - large enough for four lanes.

Each arm is intended to serve a different purpose at various times - a kids’ pool, a sports pool, a lap pool, and a lounge pool. Two arms could also be combined to form an Olympic-size pool and there will also be a surrounding deck for sun bathing and relaxing.

If you build it, will they swim?

For those who are not familiar with the waters surrounding Manhattan, the East River is a VERY unlikely place to go swimming - unless you’re swimming with the fishes. But if this dream becomes a reality, a large, cross-shaped pool will allow New to swim in clean river water for the first time in over100 years. + Pool is not an ordinary pool! It will work like a giant strainer dropped into the river with a layered filtration system incrementally removing contaminants without adding chemicals or additives. It will actually clean up to half a million gallons of river water daily!

One of the really cool parts of the Kickstarter project was that people who fund the +Pool can purchase one of the 70,000 tiles that will line the pool. They are able to put whatever they like on the tile for a pledge (which starts at $25). If all of the 70,000 tiles are bought, the company says the $15 million project will be completely funded. The first 5,000 people to pledge will also get two tickets to the opening day of the + Pool.

When the +Pool is done, amazingly, New Yorkers will be able to take a dip in the East River without having to worry that they’ll come out looking like a swamp thing. The +Pool will be accessible via a path from Brooklyn Bridge Park. n mar2014 | the net work

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Real Estate

BEYOND AWESOME! Castles in the Air

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he World Wide Web (do you suppose that that’s where www comes from?) has certainly made the world smaller. You can see amazing things that you’d probably otherwise not even know about. These pictures offer just a smattering of the thoughts and designs of those who were probably heavily influenced by Jack and the Beanstalk. Search ‘treehouses’ and you could spend hours in awe of the creativity that abounds – and the influence sustainability has had on their designs.

1 Architect Terunobu Fujimori‘s Teahouse Tetsu treehouse (in Yamanashi, Japan) combines minimalism and fantasy. The interior is simple and modern; the exterior looks like a page from a fairy tale. (Image credit: Amazon.com)

2 Designed by Lukasz Kos, 4Treehouse is constructed around four trees over Lake Muskoka in Ontario, Canada. It floats in the air like a big Japanese lantern on stilts.

(Image credit: imgur.com)

3 This grandiose (100-foot-tall) structure in Crossville, Tennessee is thought to

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4 This 3-story treehouse is said to be the tallest one in British Columbia (somewhere near Revelstoke), Canada. (Image credit: imgur.com)

5 This fairytale-ish treehouse (in Seattle, Washington) even has a rope bridge leading to its doorstep! (Image credit: jasfitz)

6 Designed by Takashi Kobayashi (in Japan), the Tree House People seek to “break down the feeling of separation that exists between humans and nature.”

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5 4

A bird in the hand is dead.

be the tallest tree house in world. Minister Horace Burgess built it entirely out of reclaimed wood. (Image credit: imgur.com)

7 This tree house is a part of the self-sustainable and eco-friendly Finca Bellavista

tree house community in Costa Rica. The community now encompasses 600 acres - all connected by suspension bridges! (Image credit: Anders Birch)

8 A modern tree house concept (in Japan) by Nendo offers a peek into the

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private life of birds.

9 Designed by Benjamin Verdonck, this sculptural tree house in Ghent, Belgium was made for the art festival TRACK: A Contemporary City Conversion. It is a miniature version of the houses behind it.

10 Designed by: Tham & Videgard, and almost invisible (perfect for hiding), the Mirror Treehouse is part of the Tree Hotel project in northern Sweden.

11 The creators of the Tree Hotel (see 10) also created this treehouse, which looks like a massive nest from the outside, but has a modern and high-standard room built inside.

When I was a kid my parents moved a lot, but I always found them. (Rodney Dangerfield)

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12 A vintage Boeing 727 originally purchased by Joanne Ussary for $2,000.00

cost her $4,000.00 to move to Costa Rica. Then it cost $24,000.00 to renovate and turn it into this executive 727 treehouse. A Jacuzzi in the cockpit is just one of the intriguing ideas she installed.

13 After retiring (at the ripe old age of 26), software developer Joel Allen became a carpenter and fulfilled his dream of “building something cool” in Whistler, Canada.

(Image credit: Joel Allen)

14 O2 Treehouse (a USA based company) seeks to “inspire humanity to reconsider

how we can more harmlessly co-exist with nature” by creating worldwide tree house communities.

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15 Designed by Eising and Gauntlett, this treehouse restaurant in Auckland, New Zealand offers an amazing dining experience. Able to host up to 18 guests at a time, it seems to be organically wrapped around a tree.

16 After building a Bird Nest tree house, the Swedish Tree Hotel built this UFO treehouse. (Image credit: treehotel.se)

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Real Estate

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he South Korean government has issued approval to begin construction on the world's first "invisible" tower. Designed by California-based GDS Architects, the glass-encased Tower Infinity will be 1,476 feet tall (ranking sixth on the list of the world’s highest towers) and have the third highest observation deck in the world. It will be built just outside of Seoul.

The invisibility illusion will be achieved with a high-tech LED facade system that uses a series of cameras that will send real-time images onto the building's reflective surface. Cameras placed at three different heights on six different sides of the building will capture real-time images of the surroundings; three other sections, each filled with 500 rows of LED screens, will project the individual digital images. Through digital processing, images will be scaled, rotated and merged to create a seamless panoramic image that appears on the LED rows to create the illusion of invisibility. Essentially, whatever is going on behind the building will be projected onto the front of the building.

The tower will be used primarily for leisure activities, including observation decks, a movie theater, roller coaster, water park, wedding venues, and many food and beverage outlets.

According to GDS, managers will be able to alter the level of power used to give the building different levels of invisibility. The entire building can appear or disappear at the whim of the building manager! In case you are wondering how safe an invisible tower would be, it only appears that way to people looking at it from ground level. Tower Infinity will be quite apparent from distances and is expected to glow like a diamond.

For more information visit www.gdsarchitects.com

Charles Wee

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"Instead of symbolizing prominence as another of the world's tallest and best towers, our solution aims to provide the world's first invisible tower, showcasing innovative Korean technology while encouraging a more global narrative in the process," says Charles Wee, design principal for GDS Architects. “It sets itself apart by celebrating the global community rather than focusing on itself. The tower subtly demonstrates Korea’s rising position in the world by establishing its most powerful presence through diminishing its presence.”

the the network network || mar2014 mar2014

Real Estate

The Trampoline Bridge

Irina Cristea Grégoire Zündel

Bucharest, Rumania Colmar, France I used to think I was indecisive, but now I’m not too sure.

“Architecture is nothing without big challenges and ambitious clients.”

T

he 3rd prize-winning bridge in the 2012 Archtriumph competition for ideas for new crossings on the Seine River was proposed by Parisbased architectural firm Atelier Zündel Cristea (AZC). The Saut de Seine is an inflatable bridge composed of giant trampolines. "Our intention (was) to invite its visitors and inhabitants to engage on a newer and more playful path across this same water," AZC writes on their website. "We propose, now, a distinctive urban feature: An inflatable bridge equipped with giant trampolines, dedicated to the joyful release from gravity as one bounces above the (Seine) river." (For those who would prefer a more traditional crossing – one which will not make you flip/lose your beret, the Seine already has 37 bridges.)

The Saut de Seine Bridge is formed of inflatable modules, like giant life preservers. Each module under tension is about 100 feet in diameter; it develops in space with an arch-like form. The total length of the bridge is a little over 300 feet. In the central part of each ring, a trampoline mesh is stretched. The floating buoys, fabricated in PVC membrane, are attached together by cord to form a stable and self-supporting ensemble. When the right amount of tension is present, the sides of the structure flip up to keep walkers, or bouncers, from tumbling over the side. Stairs at either end allow access to the trampoline bridge, with a slide option for people who need to descend in a rush.

Bizarre

The structure is more environmentally friendly than putting up a new traditional bridge, and it would allow every visitor a novel view of Paris from his or her own unique spatial position: upright and leaping, upside down and tumbling, gliding above like a circus performer. For residents, it will also provide an interesting break from the city’s daily grind. The installation will be located with a direct view of the Eiffel Tower near the Bir-Hakeim Bridge - a place where anyone can experience Paris like never before.

First place for the competition (pictured below) went to the "Water At-traction" design by bureau faceB. It is a bridge made of steel cables that wobble when people walk on it, to give pedestrians a sense of the movement of water on the river Seine.

Trampolines sound like more fun.

Water At-traction

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Mini vacations that are spent enjoying things close to home

d•fw Lake Dallas Mardi Gras Celebration Tuesday, March 4th 212 Main St. Denton

Laissez Les Bons Temps Rouler! The ‘good times roll’ on Main Street when it’s transformed into Denton County’s only Mardi Gras celebration on Fat Tuesday. A parade rolls down the streets of Lake Dallas at 5:30pm followed by a New Orleans style party, complete with authentic Cajun food, live music, children’s activities and contests! For additional information, call (940) 497-2226 or visit http://www.lakedallas. com/mardigras.html Few women admit their age; few men act it.

Savor Dallas 2014

March 20th – 23rd Dallas Arboretum 8525 Garland Rd. Dallas

Dallas Zoo

staycations

www.DallasZoo.com

The Dallas Zoo’s newest resident is hard to miss: Mochila - a giant anteater - is 6 feet long (counting a very fluffy tail), weighs nearly 100 pounds and has a tongue about 2 feet long. He arrived in late November to become the first resident of a new habitat, which will feature a large grassy area with a pool for swimming, sand and mulch for digging, and trees and old logs for poking around in search of ant treats.

Two-year-old Mochila (“backpack” in Spanish) has a laidback personality and has made a smooth transition to his new home, and he will soon be joined by a female giant anteater. “We’re pleased to have such unique animals on exhibit so our visitors have the opportunity to see and learn about the threatened species,” said Lora Baumhardt, mammal supervisor.

Adult giant anteaters (Myrmecophaga tridactyla) are the largest of the four anteater species. Because they have no teeth, their long tongues and sticky saliva help them extract up to 30,000 insects and other edibles per day from logs and nests. These solitary mammals are native to Central and South America, where they prefer tropical forests and grasslands. The International Union for Conservation of Nature (IUCN) lists the giant anteater as vulnerable due to habitat loss and hunting.

The 10th annual event celebrates wine, food, spirits and the arts and brings over 60 great chefs and delicious cuisine together with an exciting array of over 400 premium wines. Events will take place in the beautiful Dallas Arboretum, the breathtaking Dallas Arts District, the world-class Kay Bailey Hutchison Convention Center Dallas, and the exciting Main Street Garden downtown. For additional information, call (888) 728-6747 or visit http://www.savordallas.com/

Follow the most recent news about the Dallas Zoo on: Facebook: www.facebook.com/DallasZoo Twitter: @DallasZoo Instagram: @dallaszoo

Empty Bowls Fort Worth – An Artful Taste to End Hunger

Main Gate Prices (Starting March 1): • $15 Adults ages 13-64

• $12 Children/Seniors ages 3-11/65+

Thursday, March 27th @ (11am-1pm) Will Rogers Memorial Center 3401 W. Lancaster Ave., Fort Worth Celebrity bowls signed by entertainers, sports figures, musicians, authors and other famous personalities; complimentary keepsake bowls by professional, student or recreational artists for each of the expected 1,500+ guests; gallery bowls created by master artisans; a silent auction of pottery, art and other items; a soup and desert taasting from 30+ top Fort Worth area chefs and eateries.

Advance ticket sales are $50 (general admission) or $130 (VIP-allowing entrance to the event half hour early). For additional information, call (817) 332-9177 or visit http://www.tafb.org/anevents-ebowls.html

Main Street Arts Festival April 10th – 13th Downtown Fort Worth

Ranked the #2 Arts Festival in the US, downtown comes to life along the nine blocks of Main Street, featuring 228 of the best fine artists from Texas and around the world. Hundreds of entertainers on three stages, wine and beer tastings as well as some of Fort Worth’s best cuisine make MAIN ST. a must-see. Admission is FREE and the hours are 10am-10pm on Thurs, 10am-11pm on Fri-Sat, and 10am-8pm on Sun. For additional information call (817) 336-2787or visit www. mainstreetartsfest.org/

Over 20 years of service and experience

services@conciergeconnection.org

www.cciservices.org

Candace Rozell President, Concierge Connection, Associate Editor, Staycations

Meera Augustine Development Coordinator

Kari Rich Rosewood Court

Mike Hanna Marketing Director

Kathy Hull Events Coordinator

Imelda Swetnam Call Center Manager

Jennifer Valadez

Joy Helsley Fountain Place

Park Central 789

Scan with pulseM or any Zina Cunningham scanner to hear our story Infomart and connect with us.

mar2014 | the network 61 www.pulseM.me

staycations Mini vacations that are spent enjoying things close to home

san antonio

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austin

destinations Linda Mastaglio

Linda@twi-pr.com

d iv er si ns “Plastics, Benjamin”

Linda Mastaglio is a writer and the owner of TWI-PR, serving AEC firms, publications and associations nationwide. She is also the managing editor of AIA Dallas’ Columns magazine.

What We Can Learn

From Outside the U.S. Box The Beauty(?) of Recycling Never let success get to your head and never let failure get to your heart.

Street-side recycling appears to be a growing practice in European cities. When visiting Europe in 2012, I only saw recycling bins in one city; in 2013, they dotted the sidewalks of nearly every one of the eight cities I explored.

While street-side recycling is a noble concept, its impact on a city’s aesthetics can be profound. Consider the following examples:

Recycle bins were tucked in out-ofthe-way places in Calgari, Sardinia, Italy. Often, they were nested into a corner or parked at the end of a city street. The lack of sidewalks and narrow streets impact the options for bin placement.

Similar heavy plastic bins were found on the city streets of Madeira, Funchai, Portugal. The city’s extra wide sidewalks provide space for bins – and motorcycles – while leaving space for 2 to 3 people to walk side by side on the generously sized walkways.

Palma de Mallorca, Spain earned ‘Best of Show’ in my book for their shiny steel bins. Not only are they more visually appealing than the plastic, dumpstershaped hampers, but they also open like a postal box, allowing the recycled items to be deposited and sealed away. This logically cuts down on odors, germs and bugs.

Ironically, the dirtiest, largest and ugliest plastic bins were also found in Palma de Mallorca – directly across from an architectural masterpiece, the Esbaluard Museu D’art Modern.

The Graduate __________________________ What movie is the line from?

(You don’t need no %&@#ing instructions!)

1) “I'll have what she's having.” __________________________ 2) “Show me the money.” __________________________ 3) “Go ahead. Make my day.” __________________________ 4) “You can’t handle the truth!” __________________________ 5) “Stupid is as stupid does. “ __________________________ 6) “You talkin’ to me?” __________________________ 7) “You had me at ‘hello’.” __________________________ 8) “Houston, we have a problem.” __________________________ Answers on Back Page

d iv er si ns Can you identify the credit card slogan?

A. It’s everywhere you want to be.

In The Cards

B. Don’t leave home without it.

C. It pays to _____.

D. What’s in your wallet?

E. There are some things that money can’t buy. For everything else, there’s ______.

Speaking of ugly … check out this awful sidewalk eyesore in Valencia, Spain. The igloo-shaped recycle silo resides on a sidewalk in an attractive business district.

For the biggest loser, we have to go back to Calgari where these hideous metal behemoths were parked in the street, caked with grime and complete with graffiti. Will someone please retire these?

Answers on Back Page mar2014 | the network

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d i v er s i ns Christmas Is In The Bag

I don’t find it hard to meet expenses. They’re everywhere!

Fashion statements? You be the judge.

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our readers and their pets »

Picture that!

Your opportunity to be pictured in (what we like to consider) a MAJOR publication – the network.

Wouldn’t you like to see yourself on the pages of a magazine (particularly one you and your fellow professionals already read? You’ll be amazed how many people will ‘re-find’ you. Send us yours (naming the picture as you see the captions here) to editor@crestpublicationsgroup.com) and we’ll include some in every issue. The picture must be of you AND your pet, not just your pet. (Reference ‘Pets’ in the subject line.)

Stewie Griffin and Brian

Barbara and Mitchell Phatz with Furball and Hairball

Brad Markham and Dakota

Jackie

Pe n

n ig

to na

nd Samson

I started out with nothing and I still have most of it.

Blake Lively and Penny

Margie Brenner and Maggie

Howard and Alice Chesnick with Seabiscuit, Rufus and Kelly

mar2014 | the network

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dallas

in the network austin

san antonio fort worth

TEXAS INDEPENDENCE DAY March 2 Commemorates the adoption of the Texas Declaration of Independence on March 2, 1836, marking Texas’s independence from Mexico. Sixty delegates from all over (the Republic of) Texas signed the declaration.

CINCO DE MAYO May 5

Officially it commemorates the anniversary of an early victory by Mexican forces over French forces in the Battle of Puebla on May 5, 1862. Today it is seen as a day to celebrate the culture, achievements and experiences of people with a Mexican background, who live in the United States.

MOTHER’S DAY May 11

Annually held on the second Sunday of May. The modern holiday of Mother’s Day was first celebrated in 1908, when Anna Jarvis held a memorial for her mother in Grafton, West Virginia. She then began a campaign to make “Mother’s Day” a recognized holiday in the United States.

March

1-7 NAWIC | WIC Week 3-6 AGC Annual Convention | Las Vegas, NV 4 BOMA Fort Worth | Monthly Luncheon 4-5 IAVM | Severe Weather Planning and Preparedness – Norman, OK 6 CREW Fort Worth/Dallas Federal Reserve Bank and Awards Presentation 5 IIDA TAID | Capitol Day 13 AGC San Antonio | Pen and Keyboard Club: The Hand-Written “Thank You” Note 11 CREW San Antonio | Monthly Luncheon at Fleming’s Steakhouse 17 NAWIC Dallas | Dinner Meeting 19 AIA Dallas/TEXO | Construction Economic Forum 19-21 AIA | Grassroots Leadership and Legislative Conference in Washington, D.C. 20 IIDA | Dress For Success Project Tour 21 IIDA | A Night at the Museums 20 NAWIC Fort Worth | Business Meeting 24 AGC San Antonio | Annual Golf Tournament, The Club at Sonterra 25 AIA Fort Worth | City Proclamation of April as Architecture Month 25 Procrastinator’s Day* (* May be postponed) 26 BOMA San Antonio | Monthly luncheon 26 SCR/ Breakfast – State of the City 26 AIA Fort Worth | Chapter meeting 27 USGBC North Texas | Case Studies & Cocktails: HKS 27 BOMA Fort Worth | Southwest Region Conference and Golf Tournament 27-29 BOMA Forth Worth Hosts Southwest Regional Conference

April

2 CREW Fort Worth | Charities Powerful Purses Luncheon 3 USGBC North Texas | Case Studies & Cocktails: Tarrant County Northwest Sub-Courthouse 4 BOMA/IREM/IFMA San Antonio | Joint Luncheon 7 AIA Dallas | Golf Tournament 8 CREW San Antonio | Forum at The Briscoe

FATHER’S DAY June 15

Annually held on the third Sunday of June.

Father’s Day was inaugurated in the United States in the early 20th century to complement Mother’s Day in celebrating fatherhood and male parenting.

JUNETEENTH June 19

An annual observance to remember when Union soldiers enforced the Emancipation Proclamation and freed all remaining slaves in Texas (on June 19, 1865). It is an opportunity for people to celebrate freedom and equal rights in the United States.

15-17 IFMA | Facility Fusion in Washington DC 21 NAWIC Dallas | Dinner Meeting 25 USGBC North Texas | Water Forum at Earth Day Texas 25 IIDA | Lavish Product Runway and Casino Party 25 NAWIC | Region 7 Forum in Fort Worth 26-27 AIA Fort Worth | Homes Tour 28 CREW Dallas | Golf Classic 28 NAWIC Dallas | Golf Tournament 30 San Antonio BOMA, IREM, IFMA | Joint luncheon 30 AIA Fort Worth | Chapter Meeting

May

1 CREW San Antonio | Joint Luncheon with CoreNet 6 BOMA Fort Worth | Monthly Luncheon 7 AIA Fort Worth/CSI | Golf Tournament 7 IREM Dallas | Luncheon at Park City Club 8 BOMA Dallas | Roadhouse Trade Show at Dallas Market Hall 15-16 BOMA San Antonio | Golf Tournament 15 ASOD Dallas | Design Awards Ovation Awards Ceremony 16 IIDA | Imagine That 19 NAWIC Dallas | Dinner Meeting 21 AIA Dallas/TEXO | Construction Economic Forum 28 AIA Fort Worth | Chapter Meeting 29 BOMA San Antonio | Luncheon 30 AGC San Antonio | Fun Shoot, National Shooting Complex

June

3 BOMA Fort Worth | Monthly Luncheon 6 IIDA | Summer Social 10 CREW San Antonio | Monthly Luncheon at Fleming’s Steakhouse 16 NAWIC Dallas | Dinner Meeting 19 IIDA | Bowl A Rama 22-24 BOMA | Every Building Conference & Expo in Orlando, FL 25 AIA Fort Worth | Chapter Meeting 26 BOMA San Antonio | Monthly luncheon 26-28 AIA | National Conference in Chicago, IL

Entries are the best information available at press time. Check the website of the organization in advance for changes and up-to-date information.

If your commercial real estate organization is not included and would like to be, please write to editor@crestnetwork.com. (See page 6 for association websites.)

Please go to our affiliates’ websites (all listed on the masthead page) to get to the most up-to-date information.

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what’s in a name?

Famous Corporate Name Changes

N

aming a business or product should be a serious matter. The name you choose can play an integral part in the marketing of your company. Your name projects your image, brand, and position in the marketplace. Among the cardinal rules are avoiding word plays (like EarResistible Designs Plus or X-Ray Sweaters), or naming the business after the original founder (because if you plan to one day sell it, a company owner named business is less attractive to a prospective buyer than a brand name). There are other (obvious) considerations as well…but clearly these companies didn’t get the memo.

Time is what keeps things from happening all at once.

Can you name these 6 icons? (answers on page 70)

1

2

3

4

Shhhhhhhhh. it’s a secret…tell EVERYONE!

5 6

Does your company have an unusual name, or an interesting story as to how its name came about?

Tell us about it and we just might help tell your story. editor@crestpublicationsgroup.com

mar2014 | the network

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the links marketplace and directory Accessibility

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Or, contact your local chapter: IREM® Dallas Chapter No. 14 13601 Preston Road, Suite 715E Dallas, TX 75240 Phone: 214-368-2181 Fax: 214-368-8366 www.irem-dallas.org

• 682.224.5855 68

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www.crestnetwork.com 682.224.5855

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back page CONGRATULATIONS to our winners!

Abadi Accessibility.. ..................................................... 68 Action Glass.................................................................. 64 Anderson Paving.......................................................... 69 APCO Signs. . .....................................................................9 Big Fogg . . ....................................................................... 47 CITYWIDE Building Services. . ..................................... 69 Construction Consulting International.................... 68 Dallas Estate Plan. . ....................................................... 51 IFMA Facility Fusion. . ................................................... 27 Image Building Maintenance............................... 23, 69 IREM . . .............................................................................. 68 IREM Dallas. . ......................................................37, 39, 41 Lynous Talent Management................................. 53, 68 Master Construction & Engineering......................... 69 Merchant Trade Inc...................................................... 65 Metro Golf Cars.. ........................................................... 51 Metrocon ...................................................................... 17 Nevill Document Solutions...........................................4 Old Faithful Fountains . . ............................................... 69 Pavement Services................................................. 17, 69 Precast Concrete Manufacturers’ Association of Texas........................ Inside Front Cover Reliable Paving....................................................... 29, 69 Stone & Glazing Consulting....................................... 68 Tree Frogs Texas .......................................................... 16 Wolf Camera/Ritz Camera. . ............................................6

C

A

B E A Paul Everett, Austin

D

B Melissa Sanchez, San Antonio C Stephanie Kuhn, Dallas D Jordann Rawls, Fort Worth E Deborah Westphal, Atlanta

ANSWERS

Plastics, Benjamin (from page 63) 1. When Harry Met Sally 2. Jerry McGuire 3. Sudden Impact 4. A Few Good Men 5. Forrest Gump 6. Taxi Driver 7. Jerry McGuire 8. Apollo 13 In The Cards (from page 63) A. VISA B. American Express C. Discover D. Capital One E. MasterCard

The Riddler’s Revenge (from page 37) 1. Johnny 2. Meat 3. Mt. Everest; it just hadn’t been discovered yet 4. There is no dirt in a hole. 5. Incorrectly 6. Billy lives in the Southern Hemisphere 7. You can't take pictures with a wooden leg; you need a camera. 8. The same as is it now - Barack Obama. 9. You would be in 2nd place.

10. Neither. The yolk of the egg is yellow. 11. One. If he combines all of his haystacks, they all become one big one.

Answers from december’s Contest Africa Asia

Rupee Nepal 25 Baht Thailand 24 Dong Viet Nam 23 Taka Bangladesh 22 Renminbi China 19 Tugrik Mongolia 18 Rial Yemen 20 Dirham United Arab Emirates 21 Ruple Russia 17

Rand South Africa 10 Kwacha Zambia 9 Franc Djibouti 8 Kwanza Angola 1 Pula Botswana 2 Cedi Ghana 3 Birr Ethiopia 4 Dirham Morocco 5 Metical Mozambique 6 Lilangeni Swaziland 7

Europe

Dinar Serbia 13 Forint Hungary 12 Kuna Croatia 14 Koruna Czech Republic 15 Leu Romania 16 Hryvnia Ukraine 11

You’re Going to Call Me What? (answers from page 67) 1. Toucan Sam became the mascot for Froot Loops cereal in 1963. Originally voiced by Mel Blanc, the character ability to smell out Froot Loops from great distances and invariably locates a concealed bowl of the cereal while intoning, “Follow your nose! It always knows - the flavor of fruit!, wherever it grows!”

2. Jovny, a childbearing stork was introduced as the mascot of Vlasic Pickles in the late 1960s, merging the stork baby mythology with the notion that pregnant women have an above-average appetite for pickles. The redesigned stork speaks in a style reminiscent of Groucho Marx, and holds a pickle like a cigar.

3. Ernest J. Keebler (Ernie), leader of The Keebler Elves, has appeared in countless television advertisements since 1970 (along with The Hollow Tree Factory in which the elves reside and do their baking) having taken over for J.J. Keebler, the “blustery” original head elf in 1969. White-haired Ernie always wears a green jacket, a white shirt with a yellow tie, a red vest, and floppy shoes.

4. Introduced in 1973 as Quik Bunny (the mascot for Nestlé’s Quik), he was renamed the Nesquik Bunny (and his necklace-collar “Q” 70

the network | mar2014

changed to an “N” when the brand name was changed) in 2001.

In Spain, France, Italy and Canada, he is known as Quicky.

5.The Geico Gecko is an anthropomorphic salamander created by the Martin Agency. (Hence… it is named Martin.) It first appeared in 1999 during the Screen Actors Guild strike that prevented the use of live actors.

6.Bobby and Dolly Drake, the Campbell Soup Twins, have been a representation of the product since 1904.when Grace Wiederseim Drayton, an illustrator and writer, added some sketches of children to her husband’s advertising layout for a Campbell’s condensed soup. In the beginning, the Campbell Kids were drawn as ordinary boys and girls and later took on the personas of policemen, sailors, soldiers, and other professions. They were the first to utter the slogan “M’m M’m, Good!”

Always remember that you are unique; just like everyone else.

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Owls

contest

Rhinos

Geese

Mice

Barracudas Squirrels

Toads When I die, I’m leaving my body to science fiction. (Steven Wright)

For some reason, when living things get together we give the group a name – a school of fish, a flight of birds, a nest of wasps, a pack of dogs or wolves, a plague of locusts, a colony of rats, a pride of lions … you get the idea. Fill in the creatures with their ‘grouping’ below and send your entry (by email to editor@crestnetwork.com or fax to 817.924.7116) by the end of the day on April 4, 2014 and you could win one of the prizes shown on pages 26-27 or another valuable prize (and then see your picture here in the next issue, if you want). At least one winner from each of our markets (Dallas, Fort Worth, San Antonio, Austin and Atlanta) will be chosen.

A Confusion of ___________________________

Jellyfish

A Herd of _______________________________ Salamanders

A Fever of______________________________ A Congress of ____________________________ A Gaggle of _____________________________

Walruses

A Parliament ____________________________

Parrots

A Crash of ______________________________ A Dray of _______________________________ Barracudas

Gorillas

A Zeal of _______________________________

Donkeys

Zebras

A Venue of ______________________________ A Drift of _______________________________ A Troop of ______________________________

Gnus Kangaroos

Vultures

An Implausibility of _______________________ A Drove of ______________________________ A Smack of ______________________________

Pigs

Barracudas

A Battery of _____________________________

Stingrays

A Band of _______________________________ A Knot of _______________________________ A Company of ___________________________

Guinea Fowls

A Mischief of ____________________________

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