September 2015

sept 2015 • VOL 23 • issue 3

network the commercial real estaTe

Dallas fort worth san antonio austin

$6.95

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buildings that go beyond green introducing the reme awards

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treehouse hotels

landmark status for san antonio missions

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CHITECTURE the international TOBYaward winners amazing buildings

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v Dallas • Fort Worth San Antonio • Austin Dallas Fort Worth San Antonio

AMERICAN SUBCONTRACTORS ASSOCIATION NORTH TEXAS CHAPTER

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Dallas • Fort Worth San Antonio • Austin

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Seminars Makes building with precast concrete easy.

PCMA of Texas offers a complete lineup of (PCI) Precast/ Prestressed Concrete Institute’s Educational Programming and published material to make an easy transition to Precast Concrete.

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Precast Concrete Manufacturers’ Association of Texas PO Box 310358, New Braunfels, Texas 78131 www.PCMATexas.org • 866.944.7262 2

the network | SEPT2015

sept2015 • VOL 23 • Issue 3

Features 16* Green Globes

Four Case Studies Offered by the Green Building Initiative.

18* First Garages in US Achieve Green Garage Certification Pictures and information from the Green Parking Council.

20 Introducing the National Institute of Building Sciences

Remember, it’s not, “How high are you?” It’s “Hi! How are you?”

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Gretchen Hesbacher provides us with an overview of this amazing resource for the commercial real estate industry.

22* Recognizing Buildings That Go Beyond Green

The National Institute of Building Sciences’ Sustainable Buildings Industry Council Awards.

26 Why It Matters!

Mitec’s Bryan Shaver discusses the criticality of Fire and Life Safety Inspections.

28 Introducing IREM’s REME Awards

Recognizing excellence in building management.

32 The International TOBY Awards

A pictorial of the winners featuring our 4 regional champions.

35 Why It Matters! Fiat Lux

Craig Savor explains why choosing the right lighting manufacturer and professional consultant is very important.

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42 Embassy Sweets!

The U.S. is building a really neat headquarters in London.

46 NCTCOGs’ Clide Awards

Pictures of the winners announced at the organization’s June General Assembly.

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48 The San Antonio Missions Receive World Recognition UNESCO adds the Missions and The Alamo to the prestigious ranks of internationally recognized landmarks.

52 Top Ten Issues Affecting Commercial Real Estate

Demographic shifts, excess capital supply and rising interest rates top the list.

53 Legalized Cannabis: The Impact on Real Estate 56 The Pro Football Hall of Fame

Since opening in 1963 in Canton, the Hall has become an impressive structure.

57 Solana Business Park: Making The Old New Again A $50 million dollar facelift for a DFW landmark.

58 Managing At Home Agents

Call center expert Bruce Lyngaas offers insight into what it takes.

60 Are 1031 Exchanges Good For the Economy?

Ronnie Blair examines Congress’s possible repeal of the popular tax-deferral strategy.

66 Once Upon A Dime

A light look at what today’s dollar was capable of buying in the 60s.

Regular Features 44 Building Showcase: Legacy Towers Plano’s stellar gateway to Legacy Business Park.

50 Legal View: At-Will vs. Contract Employment

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Attorney and Contributing Editor Anthony Barbieri looks at what it means for you as an employer or an employee.

54 Artchitecture: An Unexpected Delight

Cover artist Susana Zito creates inspiring and uplifting digital art – almost the antithesis of structure.

* These articles are also listed in the Going Green section in the Blueprint SEPt2015 | the net work

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In Every Issue 7

Contributing Writers

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Editor’s Note/InBox

sept2015 • VOL 23 • Issue 3

d iv ersi ns 12, 14 Oh 2B3 Again

38 CBRE MarketView

29 Meetings

39 JLL Skyline Investment Environment

45 Summer’s Fall Reading List

40 Collier’s Research

65 More Confucius Says

60 TX Stats

45 My Stapler 69 Problem Solving Flowsheet

61 Shout Outs 62 Professionals On The Move 65 Product Showcase 67 In The Loop

Make love, not war. Hell, do both. Get married!

67 You’re Going to Call Me What?

68 The Links Marketplace and Directory

56 61 Shout-Outs!

Expressions of praise given in the presence of many people.

Back Page: Our Advertisers/Contest Winners/Answers

Amazing Buildings 36 London’s Stathaus

Contributing Editor Angela O’Byrne looks at a ancient cutting age wonder material: wood.

Going Green 9

Green Leaders Gather in Austin for Serious Commotion

Contributing editor-at-large Robyn Lawrence invites all to the 40th anniversary celebration of the Center for Maximum Building Potential Systems.

10 Same Angle, Different Lens – Prolonging The Obsolescence of Office Buildings

The latest installment in HOK’s Isilay Civan’s Sustainability Series.

11 Combining Sustainable Design with Historic Preservation The Wayne Aspinall Federal Building and U.S. Courthouse.

16* Green Globes

Four Case Studies Offered by the Green Building Initiative.

18* The First Garages in the U.S. to Achieve Green Garage Certification Pictures and information provided by the Green Parking Council.

22* Recognizing Buildings That Go Beyond Green

The National Institute of Building Sciences’ Sustainable Buildings Industry Council Awards.

28 Introducing the IREM REME (Real Estate Management Excellence) Awards Premier year winners to be named in Salt Lake City in October.

* These articles are also listed as Features in the Blueprint 12 TEXO 12 USGBC 12 ULI 14 BOMA Austin 14 BOMA Dallas 14 BOMA San Antonio 15 NAIOP 16 GBI 24 CREW Dallas

27 CREW San Antonio 27 AGC San Antonio 28 IREM 30 AIA Dallas 34 IREM Dallas 34 NAWIC 34 IIDA 52 CRE

UnReal Estate 21 Uber Trekkie – Headquarters copies Starship Enterprise 41 Grand Prismatic Spring – Yellowstone National Park 63 Premiere Tower – Beyoncé Inspired Australian High-Rise 64 Treehouse Hotels

SEPt2015 | the net work

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network

network affiliate associations

the commercial real estaTe

American Institute of Architects (AIA) Dallas - www.aiadallas.org • 214.742.3242 Fort Worth - www.aiafortworth.org • 817.334.0155 San Antonio - www.aiasa.org • 210.226.4979

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American Society of Interior Designers (ASID) www.asidtx.org • 214.748.1541

SEPT2015 / VOL 23 / Issue 3

D a ll a s

Fort Worth

San Antonio

Austin

At l a n ta

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

www.crestnetwork.com

A seemingly timeless depiction of The Missions of San Antonio (created especially for this network cover) demonstrates the artist’s creative use of color, blended images, and dimension.

Graphic designer Nick Felder

Advisory Board AGC San Antonio Doug McMurry | Executive Vice President AIA Dallas Katie Hitt, Associate AIA | Communications Manager

contributing Editors

BOMA fort worth Michelle Lynn | Executive Director

Accessibility Wally Tirado

BOMA san antonio Teresa Z. Tuma | Executive Director

Amazing buildings Angela O’Byrne, AIA editor-at-large Robyn Griggs Lawrence Herstory Rose-Mary Rumbley Legal Anthony Barbieri - TX Christine Norstadt - GA

CCIM north texas Cassie Berry-Poss | Chapter Administrator CREW DALLAS Kim Hopkins | Director of Operations CREW san antonio Cherie Short | Public Relations Iida Angela Crum, IIDA, RID, LEED AP IREM dallas Kristin Hiett, CAE | Executive Director

Atlanta Commercial Board of Realtors (ACBR) www.atlcbr.com • 404.250.0051 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 • 972.233.9107x206 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 The Counselors of Real Estate TM - Dallas/Fort Worth Chapter www.cre.org • 972.404.1433 Greater Fort Worth Association of Realtors www.gfwar.org • 817.336.5165 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) International - www.ifma.org • 281.377.4739 Austin - www.ifma-austin.org • 512.329.6785 International Facility Management Association - Atlanta www.ifmaatlanta.org • 404.766.1632 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 Commercial Real Estate Development Assoc. (NAIOP) www.naiopga.org National Association of Women in Construction (NAWIC) Fort Worth www.nawic-fw.org 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

Sustainability Ellen Mitchell Kozack

North Texas Corporate Recycling Association (NTCRA) www.ntcra.org Real Estate Council of Austin www.reca.org • 512.320.4151

In our June issue, we mistakenly identified Christopher Gerlach (the ICSC’s director of public policy research) as Jean Lambert (the ICSC’s research director) who is pictured here.

We also inserted the wrong group picture of Lincoln Centre’s local TOBY award. That portion congratulating that building is rerun on page 14.

Copyright © 2015 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.

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The Appraisal Institute www.ainorthtexas.org • 972.233.2244

CORRECTIONS

Professionals on the Move - DFW Julie Brand Lynch

American Subcontractors Association (ASA) www.asa-northtexas.org • 817.640.8275

the network | SEPT2015

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

Beauty is only a light switch away.

Rose-Mary Rumbley’s Herstory explores the evolution of the Texas license plate. In a continuation of this issue’s look at wood, -the wonder material, Angela O’Byrnes’s Amazing Buildings examines the increasing use of bamboo as a sustainable building material (with some really beautiful applications in Indonesia and elsewhere). Anthony Barbieri’s Legal View eyes Abandoned Property – what is it and who is responsible for it? Pictorial reviews of TEXO’s Distinguished Building Awards and IREMS’s first REME Awards. A follow up piece from the National Institute of Building Sciences. And, of course, our affiliates news and events, UnReal Estate, Diversions, You’re Going to Call Me What, In The Loop and much MUCH More.

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

NORTH TEXAS CHAPTER

The Associated General Contractors of America (AGC) San Antonio Austin - www.agcaustin.org • 512.442.7887 San Antonio - www.sanantonioagc.org • 210.349.4017

On the Cover

Executive

AMERICAN SUBCONTRACTORS ASSOCIATION

contributing writers

Fighting for peace is like screwing for virginity.

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60

36

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anThONY BARBIERI (P. 50) 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. He is also a Contributing Editor of the network.

Ronnie Blair (p. 60) came to EMSI as a

veteran journalist with more than three decades of daily newspaper experience, including 20 years in writing and editing positions at The Tampa Tribune, where he covered varied subjects like education, business, crime, health, and government. He has a Bachelor of Arts degree in journalism from Morehead State University in his home state of Kentucky.

Isilay Civan (p. 10) 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.”

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35

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When Gretchen Hesbacher (P. 20) is not touting the importance of achieving highperforming resilient buildings and communities, she is corralling twin three-year-olds and planning play dates with friends and family all along the East Coast.

Robyn Lawrence (P. 9) 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.

Bruce Lyngaas (P. 58) When not ‘on duty’ with PDS, Bruce enjoys cooking, reading technical articles, and playing with his two dogs. He loves traveling with his wife and getting together for family visits. They are always on the lookout for quality restaurants when traveling.

He loves to laugh and finds humor everywhere. Bruce has three children and five grandchildren. His youngest son and oldest granddaughter are both in college and close to the same age (go figure). “Life is always a challenge and remains very interesting.”

Angela O’Byrne (p. 36) 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 in 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

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44 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. 43) 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.

Craig Savor (p. 35), an 8 year transplant from Clearwater/St. Petersburg Florida, has a background in residential and commercial construction that spans 25 years.

He has a degree in architectural design, 9 years managing the detailing and inspection department for one of Florida’s most respected structural engineering firms in project management and is now the owner of Mustang Lighting, Inc. in Garland, specializing in commercial lighting.

Bryan Shaver (P. 26) serves as President for Mitec, where he oversees the growth and expansion of the company throughout the United States. As an active proponent in fire safety training, Bryan has received commendations from various institutions, including being recognized by the Atlanta Fire Department’s Fire Safety Division for his leadership role. He is also a member of several industry organizations, including the National Fire Protection Association, and holds industry licenses in various states.

Denton Walker (P. 44) is a Senior Managing Director with Trammell Crow Company’s Dallas Fort Worth Business Unit where he oversees office and retail development. He joined TCC in 1989 and has provided and implemented client-focused solutions to complicated real estate projects.

"Not everything that counts can be counted,

and not everything that can be counted counts." ~ Albert Einstein SEPt2015 | the net work

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the network

andrew felder

free

aafelder@crestpublicationsgroup.com

v

Managing Editor & Publisher

Search for crest network

The World Has Changed

N

ot all that long ago (and certainly within the lifetime of many who will read this), we used to hear the name of a city or state and amongst the first things that would come to mind is a song (New York, Kansas City, Philadelphia, even Winslow, Arizona), or a musical group (Boston, Chicago, Phoenix, Alabama). The lists go on and on and, I imagine, that is still often among the first things that come to mind.

W

hen everybody on earth was dead and waiting to enter Heaven, God appeared and said, “I want the men to make two lines - one line for the men who were true heads of their household, and the other line for the men who were dominated by their women. I want all the women to report to St. Peter.”

Soon, the women were gone, and there were two lines of men. The line of the men who were dominated by their wives was 100 miles long, and in the line of men who truly were heads of their household, there was only one man.

God said to the long line, “You men should be ashamed of yourselves. I created you to be the heads of your households - you have not fulfilled your purpose.

Of all of you, only one has fulfilled his purpose. You should all gaze upon him.”

God turned to the one man and asked, “How did you manage to be the only one in this line?”

The man replied, “My wife told me to stand here.”

For several years, our fall issue has been our educational issue, where we have included information about the designation programs offered by/through our affiliate associations. This feature will now be in the March edition when many more of the program schedules will have been finalized.

This is serious, horrifying, depressing, and altogether overwhelming. Which is why (and we are not apologizing here, just explaining), we believe that wherever we can punctuate our lives with a bit of levity – and a smile or a laugh - we need to do it. And it is why, we intersperse humor throughout these pages in the Diversions and in the vertical lines that fill in the gutter spaces on many pages.

Keep on networking,

This issue is chock-full of content – about our affiliate associations, about organizations that serve the commercial real estate industry, about awards, achievements, job changes and, yes, there is humor. Today’s world is a very uncertain and sometimes frightening place and smiling is the best way to face every problem, stand up to every fear and hide every pain.

Keep smiling…and one day life will get tired of upsetting you.

I just showed my colleague, our director of marketing, one of the Diversions pages on statements people make to designers… very appropriate. I described your magazine as the Readers Digest for the real estate industry.

- Gretchen Hesbacher Washington, DC What a wonderful publication! Whether you start at the front or the back or in the middle, there’s something interesting on every page - Paula Simmons Round Rock, TX

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I wonder about some of the Diversions you include – whether they really belong in such a publication. But I have to admit that I often reread them and share them with friends…and many of them are funny.

- A. Parsons Macon, GA

Please address your comments, criticisms and suggestions to editor@crestpublicationsgroup.com

It’s hard to make a comeback when you haven’t been anywhere.

Unfortunately, however, the plethora of horrific events in recent years – massacres, terrorist attacks, school shootings, mass murders, racially inspired police brutality –have reshaped the first thing that comes to mind when we hear the name of some cities (think Oklahoma City, Ferguson, Newtown, Denver, Chattanooga) and even some schools (Columbine, Virginia Tech, Sandy Hook). Here, too, sadly, the list goes on and on. And this unhappy, symptomatic cultural shift is not limited to the United States; it’s everywhere. Everywhere! A mall in Kenya, a tourist resort in Tunisia, a camp in Norway, a newspaper office in Paris. One needn’t say more and a whole host of images come to mind.

Do What You’re Told

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.

Green Leaders Gather in Austin

for Serious Commotion

If voting could really change things, it would be illegal.

Don’t Miss This Party!

I

’ve known Pliny Fisk and Gail Vittori, co-directors of the Center for Maximum Potential Building Systems (The Center) in Austin, for nearly two decades. They’d been pushing the envelope for sustainability in Central Texas and beyond—and winning—for decades before I met them in 1999, and I headlined them in Natural Home as the Godparents of Green. That was no stretch.

The Center was already known as the go-to incubator for the most progressive, holistic initiatives in this newly emerging thing called green building. Pliny and Gail had been causing serious commotion since 1975.

(c) CMPBS Center’s help, and the City of Austin, which worked with The Center to put the nation’s first green building program into place.

I’m joined by Marilu Hastings, vice president of the sustainability program for the Cynthia and George Mitchell Foundation, who credits The Center as “instrumental in the launch of the green building movement worldwide,” and Lucia Athens, chief sustainability officer for the City of Austin, who sees The Center as “a shining beacon of hope in a world that has gotten a bit lost along the way and forgotten, perhaps, that magic can happen.”

Main Building (courtesy of Paul Bardagjy)

This year The Center—an extraordinary think tank and sustainable living center where cutting-edge, even revolutionary, concepts are dreamed up and built—turns 40. The impact of those four decades is exponentially greater than fourscore. I’m one among hundreds who can say that Pliny and Gail’s friendship and mentoring pushed me to uphold higher standards and think more widely throughout my career and my life.

I’m joined by the interns, staff, volunteers and visitors who found the encouragement and mentoring at The Center to became visionary designers, educators, builders and businesspeople. I’m joined by thought leaders, change-makers and influencers around the world who have worked with The Center—like the people at Stratus Properties, which has developed prize-winning green developments with The

The list goes on and on, but the bottom line is that The Center has been pushing that magic spark forward every day for 40 years. Our neighborhoods, cities and planet are all better for it, and Pliny and Gail are heroes to many.

It’s time to party—and plan the next 40 years.

On Thursday, November 6, and Friday, November 7, The Center will bring together leaders and visionaries from Central Texas and the world for conversations over cocktails and educational interaction.

That’s two full-on days of serious commotion, in Austin—and you’re invited.

The festivities will begin with a cocktail party at TRACE, the sleek restaurant that serves seasonal and craft cuisine at the W Austin (one of the projects that Stratus worked on with the Center). On Friday, The Center will host a symposium of thought-provoking leaders and visionaries in the green movement—as only The Center can deliver—followed by (you guessed it) another party. Guests are invited to raise a toast during happy hour and dance the night away to live music at The Center’s demonstration site in east Austin on Friday night.

Every dollar raised during the celebration will support The Center’s internship and volunteer programs, demonstration projects and development of breakthrough protocols, policies and prototypes. Key sponsors such as Stratus Properties + ACL Live at the Moody Theater, Austin Energy Green Building, Integral Group and Foundation Communities are paving the way for 40 more years of serious commotion because they know that’s what our world needs.

(c) CMPBS

You can, too—and you don’t want to miss this! Join us in creating a clean, green future for all while having a whole lot of fun. Tickets and more information can be found at www.cmpbs40.org.

SEPt2015 | the net work

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Isilay Civan isilay.civan@hok.com Isilay Civan, BArch, MSc, PhD2, LEED® AP O+M, Senior Associate and Research & Strategic Innovation Specialist at HOK Consulting

Staying Relevant: Prolonging the Obsolescence of Office Buildings

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Sustainability Series | “Sam Angle, Different Lens”

ffice buildings are regarded as major corporate assets that can also be used strategically to preserve and enhance an organization’s competitive advantage. Preventing its office buildings from becoming obsolete, increasing their ability to quickly adapt to change, and keeping up with the most relevant emerging technologies can protect an organization from foreseeable and excessive costs, and more importantly failing its primary function of supporting the people, both individually and collectively, in realizing their goals.

At a time where a new generation of computer technology seems to be born every two years or less, electrical systems that are 10-year-old become woefully inadequate, and a same-age elevator system or HVAC system is regarded as four or five generations of technology behind. Staying relevant becomes harder and harder with each passing day.

To minimize the impacts of obsolescence in your buildings, potential aging of a facility should be regularly monitored against the following changes that relate to: 1. Physical: The physical life of a facility is the period from construction to the time when it is physically derelict. Physical obsolescence occurs when the structure collapses or is in danger of collapsing. In reality, most buildings never reach this point, as they are demolished or refurbished for other reasons.

2. Economic: The economic life of a facility is the point in time at which continued occupancy of a facility is considered to be the least cost-effective option. Economic obsolescence occurs when costs exceed revenue.

3. Functional: The functional life of a facility is the period from occupation to when it ceases to be functionally efficient or ‘fit for purpose’. Functional obsolescence is a facet of design. Functional and economic obsolescence are often closely related.

4. Technological: This occurs when a facility or its components are no longer technologically superior to alternatives and replacement is undertaken because of expected lower operating costs or greater efficiency. Technological obsolescence occurs when the building is inferior to alternatives.

5. Social: Community values and fashion can lead to the need for facility renovation or replacement (e.g., environmental and social concerns), which give rise to the obsolescence of processes and products. Social obsolescence means that the building fails to meet long-term human desires.

6. Legal / Political: Revised safety regulations, facility standards, compliance issues or emerging case law may lead to legal obsolescence. Legal obsolescence is caused by changes in statute.

All these changes and market shifts spur obsolescence and can be foreseen by the astute building owner/operator through systematic and comprehensive building surveys. Only then can appropriate options be evaluated to determine the best possible option and prolong the corporate asset’s economic life. The key is to foresee when and how to reposition a property.

Figure 1: A conceptual view of service life At least in part due to advances in telecommunications, the age of marketing has arrived. To stand still in the marketplace, even with a respectable and admired product, no longer works; you have to “blow your horn”. But you can’t blow your horn and announce yourself without continually striving to keep the product fresh.

In commercial real estate, “fresh” means either a new building or a property that has been recently renovated to meet current tastes, needs, standards, and expectations. These two realities of life have a great influence in today’s market and beyond.

They signal that the concepts of renovation and conversion are here to stay and can only assume a more important role in the future of commercial real estate.

Figure 2: Prolonging the service life of a facility There are over three dozen terms used today to identify the work being done on an existing building. Consider, for example, the distinction between “renovation” and “adaptive reuse” or “conversion,” which focuses solely on the clear difference between their end goals: maintaining a building’s original use versus finding an economically viable new use to preserve the value of a corporate asset.

With renovation, where the original (old) use and the converted (new) use are the same, the impact of obsolescence is typically in the form of reduced quality or perceived status of a building slipping from a Class A down to a Class B or C, thus necessitating changes to improve the image and the perceived quality of the building. On the other hand, adaptive reuse, where the original (old) use is converted into a different use, is usually undertaken in response to significant changes in market dynamics that have occurred over time. It is only economically viable when the building is structurally sound and has built-in flexibility for the considered new use, but is unable compete within the market at a level that can satisfy current users expectations from the building’s original use.

More information on when and how to decide what to change can be found in the book titled Ways to Prevent Office Buildings from Getting Obsolete: A Decision-Tree Approach (Civan, 2008), which drives its conclusions from a research study that included over 260 buildings of various ages and analyzed the most recurring patterns for all. n

Charts Credit: THE FOURTH DIMENSION IN BUILDING: STRATEGIES FOR MINIMIZING OBSOLESCENCE, Iselin & Lemer, 1993 • http://www.nap.edu/openbook.php?record_id=2124

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When baking, follow directions; when cooking, go by your own taste.

Nevertheless, in today’s marketplace, office buildings that are 20, 10, even five years old can be subject to severe obsolescence.

Many older Class A buildings are in competition with newer buildings that have suffered little or no wear and tear that are equipped with state-of-theart technology, offer flexible space for tenants, and are fully accessible to the handicapped.

7. Market: The most recent guidepost is market obsolescence, which may be encountered far earlier. The management strategy in addressing market obsolescence is to be proactive: Fix it before it’s broke; improve it before it is passé. Operational isn’t enough; state-of-the-art is required.

Combining Sustainable Design With Historic Preservation

and cooling, they reached the net zero goal. Bottom line: it is the first site net-zero building listed on the National Register of Historic Places.

Net-zero means that the building will produce as much energy on-site as it consumes over the course of one year.

The architects also restored many historic features throughout the building.

The lobby now displays much of its original grandeur, including the arched windows, an interior arched colonnade, decorative column capitals (all long obscured by the drop ceiling), and a marble-bordered terrazzo floor.

The Wayne N. Aspinall Federal Building and U.S. Courthouse

Never continue dating anyone who is rude to the waiter.

The three-story federal building in downtown Grand Junction, Colorado, looks much as it did in 1918 when it first opened. Named for a former Colorado congressman, it is a Renaissance Revival structure with a limestone facade, arched first-floor windows, and a colonnaded parapet running along the perimeter of the roof. The building was expanded in 1938 and now houses nine federal agencies.

Architects from Cleveland’s Westlake Reed Leskosky, working with designbuild contractor and architect of record the Beck Group, of Dallas, had already planned to add a number of sustainable elements, including ventilation-only ductwork, energy-efficient lighting fixtures, interior storm windows with high-performance UV control film, low-flow plumbing fixtures, and rigid roof insulation with an average thermal resistance of R-35. But to get to net zero, they needed to do more.

Net Zero Photovoltaic panels on the roof of an elevated canopy above the building’s north edge provide enough energy to power the building’s peak demand; also, Westlake discovered that the building’s original 3-foot-thick walls included a 2-inch layer of terra-cotta covered by a skim coat of plaster to form the interior surface. By removing the terra-cotta and replacing it with foam insulation, they were able to meet some sustainability goals without losing any square footage. Then, with the addition of a 32-well geothermal system for heating

According to Roger Chang, Westlake Reed Leskosky’s director of sustainability, the building demonstrates that it is possible to modernize a nearly hundredyear-old structure while retaining its original character. Energy efficiency and preservation, once thought to be incompatible goals, can be quite complementary. “By reducing demand for energy,” he said, “the need for intrusive and unsightly mechanical systems can be minimized. For example, the new variable refrigerant-flow heating and cooling system employs a 1-inch water pipe that moves the same amount of energy as a 14-inch-square air duct.” (Sayonara, drop ceilings.) And natural lighting—particularly in a place like Grand Junction, where the sun shines more than 245 days a year—was embraced by placing workstations near windows.

“The Aspinall building,” said Chang, “has become something of a poster child for combining sustainable design with historic preservation.” In April, the American Institute of Architects’ Committee on the Environment named the already-certified-LEED Platinum Aspinall building one of the top 10 national green projects of 2014.

Compiled by network sources

President Barack Obama signed into law the American Recovery and Reinvestment Act of 2009 (ARRA) to stimulate the economy and promote job creation in the recession. The Wayne N. Aspinall federal building & U.S. Courthouse received $15 million to preserve this historic structure and introduce innovative systems to pursue LEED Platinum and strive to make this the first building on the national register of historic places to achieve net zero energy. Both goals were accomplished!

Wayne Norviel Aspinall (1896 – 1983) was a lawyer and politician serving in the United States House of Representatives from Colorado from 1949-1973.

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Urban Land Institute’s 2015 Fall Meeting Each year, teams gather their best ball players to compete in the annual event. This year, 19 teams converged on the Hurst Athletic Complex to battle for the 9th annual trophy. BakerTriangle was again the champs just a few years after winning their first championship

TEXO Open Golf Tournament Golfers pulled into a Trophy Club Country Club golf course filled with luscious greens and forgiving fairways. The course had been hit hard over the rain soaked month of May and was partially inaccessible due to waters that had yet to recede. No problem for the tournament though, the front 9 of Whitworth and Hogan would suit the players just fine. Valuable TEXO Challenge Cup points were up for grabs and the golfers were ready to challenge each and every hole.

Morning - 1st place team -Score: 61 - TD Industries • David Bates, David Fultz, Isaac Henson, Justin Tubb Afternoon - 1st place team -Score: 58 • Matt Fisher, ValleyCrest Landscape; Ben Austin, Austin Commercial; Brad Moss, Kimley Horn; Drew Landis, Terracon

Sustainable Showcase AIA Dallas, the Construction Specifiers Institute Dallas Chapter and USGBC North Texas coordinated the annual North Texas Sustainable Showcase, held at the Addison Conference Center in July. This year’s conference focused primarily on local issues and experts including the High-Performance Sustainable Challenge for Dallas, Building Rating Systems and Codes, and the Culture that Drives High Performance Design.

Additional sessions covered Building Energy Modeling and Advocacy Efforts for Sustainability Across Texas.

Keynote speaker Ron Rochon presented on the challenges and accomplishments of Seattle’s Bullitt Center – the “greenest office building in the world” – which has been certified as a Living Building by the Living Futures Institute. (See also article on page 22 of this issue and a feature on the Bullitt Center in the network of December 2013.)

The conference concluded with a panel of building owners/developers discussing where corporations and individual tenants are driving sustainability in the building sector.

More information is available at www.ntxsustainableshowcase. com.

A panel on building codes discussed the process of local and state code development. The panel (L-R) was led by David Rodriguez and consisted of Zaida Basora (City of Dallas), David Matiella (USGBC Texas Advocacy Chair), Taylor Hollingshead (City of Addison), and Chris Mundell (Gensler).

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Headlining the event are keynote speakers Condoleezza Rice, former U.S. Secretary of State; Brian Chesky, chief executive officer and cofounder of Airbnb; and John Stumpf, chairman, president, and chief executive officer of Wells Fargo.

The annual ULI Fall Meeting routinely draws nearly 7,000 members and guests, including internationally renowned land use experts representing all land use disciplines. The meeting’s real estate sessions are renowned for providing journalists with the most timely and relevant analyses of where the industry is heading, offering unprecedented access to some of the globe’s most influential real estate leaders.

d iv ersi ns Oh 2 B 3 Again

A father was reading Bible stories to his young son. He read, “The man name Lot was warned to take his wife and flee from the city, but his wife looked back and was turned to salt”.

His son asked, “What happened to the flea?”

-------An almost 4-year-old girl was learning to say the Lord’s prayer. She was reciting it all by herself without help from her mother and said, “And lead us not into temptation, but deliver us some e-mail. Amen.”

----A mother and her young son returned from the grocery store and began putting away the groceries. The boy opened the box of animal crackers and spread them all over the table.

“What are you doing?” his mother asked.

“The box says you can’t eat them if the seal is broken,” the boy explained, “so I’m looking for the seal.”

----On the first day of school, the kindergarten teacher said, “If anyone has to go to the bathroom, hold up two fingers.”

A little voice from the back of the room called out, “How will that help?”

You need only two tools: WD-40 and duct tape. If it doesn’t move and it should, use WD-40; if it moves and shouldn’t, use the tape.

Get the latest real estate trends, insights and forecasts at the Urban Land Institute’s (ULI) 2015 Fall Meeting, set for October 5-8 at the Moscone Center in San Francisco. With advances in technology affecting every sector of the industry, this prestigious event, taking place in the world’s tech capital, will offer unprecedented access to land use leaders on the cutting edge of urban design and development.

TEXO Softball Tournament

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椀渀琀漀 愀

␀㘀䘀刀䔀䔀 眀椀琀栀 漀瘀攀爀

椀渀

漀爀最愀渀椀挀 戀攀搀搀椀渀最

眀⼀ 漀爀最愀渀椀挀 洀愀琀琀爀攀猀猀 瀀甀爀挀栀愀猀攀 椀渀 伀挀琀漀戀攀爀

伀爀最愀渀椀挀 洀愀琀琀爀攀猀猀攀猀 洀愀搀攀 眀椀琀栀 渀愀琀甀爀愀氀 氀愀琀攀砀 昀漀愀洀 愀渀搀 眀椀琀栀漀甀琀 挀栀攀洀椀挀愀氀 昀氀愀洀攀 爀攀琀愀爀搀愀渀琀猀Ⰰ 瀀攀猀琀椀挀椀搀攀猀Ⰰ 戀氀攀愀挀栀攀猀 漀爀 搀礀攀猀⸀ 䘀漀爀 琀栀攀 猀氀攀攀瀀 礀漀甀ᤠ瘀攀 戀攀攀渀 搀爀攀愀洀椀渀最 漀昀⸀⸀⸀

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猀愀瘀瘀礀爀攀猀琀⸀挀漀洀⼀昀愀氀氀

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The annual BOMA Dallas Bowling Tournament in July at Bowlmor Dallas and was a huge success!

the word.

Janet Dempsey, American Restoration and Katina Comeaux, Cousins Properties

Andy Taylor, Parmenter and Steve Broom, Fujitec Americas

Oops!

Our apologies. In the June issue we mistakenly showed the wrong picture of the Lincoln Centre management team winning the local TOBY award. Here is how that should have appeared.

BOMA Dallas hosted its annual “Bring Your Team” July luncheon at Eddie Deen’s. Featured speaker John Wayne Walding, Army Green Beret Sniper, discussed how to “Always Plan, Never Settle, and Be a Part of Something Bigger”.

Over 1 Million Square Feet Lincoln Centre, Dallas

Managed by: Cushman & Wakefield of Texas Property Manager: Jack Gardner, RPA, CCIM, CPM

Congratulations!

Stacia Garvin, CBRE Cathy Kuebler, CBRE

214-630-1602 www.citywidebuildingservices.com

972-230-0302 www.landscapeandfloral.com

Erin Donovan, The Brickman Group, Keeley Carter and Becca Rowland, Blackmon Mooring, Erin O’Brien, Southwest Elevator

Mark Wilshire, Peloton, Mark Slicker, Terracare 14

the network | SEPT2015

800-544-4576 www.midamericametals.com

div er si ns More “Oh 2 B 3 Again” A three-year-old went with his dad to see a litter of kittens. When he got home he breathlessly told his mother that there were two boy kittens and two girl kittens.

“How did you know?” his mother asked.

Daddy picked him up and looked underneath,” he replied. “I think it’s printed on the bottom.”

----The three-year-old put his shoes on by himself.

His mother noticed that the left was on the right foot and she said, “Son, your shoes are on the wrong feet.”

He looked up at her with raised eyebrows

and said, “Don’t kid me Mom. I know they’re my feet.”

----The first grader was talking to his friend and explained that his mother can predict the future with cards.

“Really”? asked the friend.

“Yes. She takes one look at my report card and tells me what will happen when my father gets home.”

If you tell a lie, don’t believe that it deceives only the other person.

Lisa Hensley, Director, Property Management for the Texas Medical Association, has been elected to the BOMA International Executive Committee.

BOMA International’s dynamic leadership is made up not only of 5 elected officers and 12 elected Executive Committee Members; it also includes the voices of all local BOMA Associations through a 119 member Board of Governors. It is a huge honor to be elected to a leadership role in BOMA International and Austin is rightfully proud of Lisa’s contributions to the local association and the industry at large. She is a role model in every sense of

Bowling Tournament Winners: 1st Place Team - Alpha Glass & Mirror • 2nd Place Team - LOGIX Communications • 3rd Place Team - Universal Protection Service Best Female Bowler - Kelly Brannen, Younger Partners • Best Male Bowler - Jerry Schultz, LOGIX Communications

Texas Leads Nation for Commercial Real Estate Development

and we believe the activity in these areas will keep accelerating. We hope Congress can agree on a bipartisan infrastructure investment package and continues to provide incentives for capital investment to keep the job creation going strong,” said Thomas J. Bisacquino, NAIOP president and CEO.

According to an annual report on the state of the industry released in early July by the NAIOP Research Foundation, in 2014 the commercial real estate development industry saw its best year since 2007. Entitled “The Economic Impacts of Commercial Real Estate,” the report determined that the economic contributions yielded by the development process increased significantly by 40 percent over the previous year, the largest gain since the market began to recover in 2011. Direct expenditures for 2014 totaled $174.31 billion, up from $124 billion the year before, and resulted in the following economic contributions to the U.S. economy: · Total contribution to U.S. GDP reached $528.09 billion, up from $376.35 billion in 2013. · Personal earnings (or wages and salaries paid) totaled $168.42 billion, up from $120.02 billion in 2013. · Jobs supported (a measure of both new and existing jobs) reached 3.94 million in 2014, up from 2.81 million the year before.

“The industry is getting back to full health and making an even bigger contribution to our national economy, but it still has plenty of room to grow. Office and industrial were very strong

Summary of Product Type

Performance

by

Office construction expenditures increased by 29.8%in 2014, adding to the gain of 23.3% in 2013.

Retail construction expenditures also increased in 2014, but only slightly, increasing 1.1% from 2013, when they had a 4.8% gain.

Warehouse construction registered a fourth consecutive strong year of increased expenditures in 2014, gaining 19.7%. In 2011, expenditures for warehouse construction increased 17.8%; in 2012, they increased another 28.4%; and in 2013, they increased 38.1%.

The preconstruction development phase constituted nearly half of all expenditures in 2014. Soft construction costs (architecture, engineering, marketing, legal, management, administration), and site development costs (grading, paving, landscaping, roadway, parking, off-site improvements), totaled $56.2 billion in direct expenditures.

As Construction Spending Increases, the U.S. Economy Grows

2015 projections show accelerating construction spending, with single-digit gains in fixed investment in commercial structures such as office, retail, health care and distribution facilities. As construction continues to grow from 2014 and into 2015, the U.S. economy’s growth rate is projected to increase from 2.4 percent in 2014 to 3.0 percent in 2015 and continue its expansion at least through 2020, according to IHS data in the report.

The report (authored by Dr. Stephen S. Fuller, director of the Center for Regional Analysis at George Mason University, and funded by the NAIOP Research Foundation) includes detailed data on commercial real estate development activity in all 50 states, and also ranks the top 10 states specifically according to office, industrial, warehouse and retail categories. An executive summary and the full report can be viewed online at www.naiop.org/contributions2015.

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CASE STUDIES

Mitsubishi Electric Corporation Highlights Sustainable Mentality with Green Globes® New Construction: Two Green Globes Certifications

s a manufacturer of extremely efficient ductless heat pumps and air conditioners, sustainable thinking is built into the fabric of Mitsubishi Electric US Inc.'s Cooling & Heating Division business operations as well as the company’s products. The opening of its new world-class business headquarters in Suwanee, Georgia inspired Mitsubishi Electric to

• An integrated design approach beginning with the kick-off meeting and used throughout the design process, as well as green design goals clearly identified in the pre-design phase • Native vegetation landscaping and exterior lighting that reduces nighttime light pollution • An HVAC system which features a VRF (Variable Refrigerant Flow) zoning system that utilizes variable speed compressor technology • A Building Automation System that incorporates seasonal variations in its control of the lighting and HVAC systems • Specified heating units with ultra-low nitrogen oxide emissions and ultra-low carbon-dioxide emissions • Water conservation from the highest efficiency plumbing fixtures Targeted Opportunities Mitsubishi Electric’s team had a few questions as it finalized the survey, and the Green Globes’ assessor provided welcomed assistance. “The assessor clarified survey questions for us and made recommendations to make sure we received maximum credits for our environmental measures,” says Vaughan.

When the assessor came for the on-site inspection, he found additional areas of improvement that carried limited financial impacts. “This was my first experience with Green Globes and I thought the assessor was very knowledgeable,” remarks Wilson. “Green Globes is so much more than a bulleted list of items to check off, and I learned there are many opportunities to increase building efficiency.”

seek Green Globes certification for multiple reasons.

“This facility utilizes our own equipment and we wanted to show how it aligns with a Green Globes-certified building,” notes Joe Vaughan, manager, Application Support and Development at Mitsubishi Electric US Cooling & Heating. “Increasing efficiency and environmental awareness is important to us. Green Globes certification offers a way to provide guidance to our customers not only on how to design efficient and environmentally friendly facilities, but also to be recognized for doing so.”

Beginning with the initial survey, Vaughan recognized Green Globes was different. “I was often amazed at what the survey covered and the details it went into to ensure we received credit for each environmentally friendly aspect of our building,” he says.” The process was very simple to understand and implement.”

Adam Wilson, project manager, Atlanta’s Kajima Building & Design Group, Inc., was involved in the new headquarters’ design and construction, and he found Green Globes to be a user-friendly verification tool. “The survey was extremely thorough yet not too time consuming. The assessor was available to discuss 16

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Services, discovered that Green Globes put him in the driver’s seat.

“The online survey tool gave me more control in the process,” explains Vaughn. “Pop-up notes in the sections led me through in a logical fashion, so I was able to structure my back-up information to match the survey. I could see whether we were on target or not, which gave me a higher confidence level.”

Guided by a technical advisory committee, members donated mechanical equipment that allowed ASHRAE’s headquarters to highlight separate systems on each floor for research and monitoring. These energy-efficient systems, as well as a wide range of features, contributed to ASHRAE’s award of 4 Green Globes: • A dedicated outdoor air supply (DOAS) system provides 100 percent outdoor air to occupants throughout the entire building. Coils cool and dehumidify air to provide excellent indoor air quality.

• A variable refrigerant flow system heats and cools the first floor. This system senses conditions in various zones and redirects unneeded heat in one area to other building spaces that require it.

• On the second floor, 12 ceiling-mounted, ducted, ground source heat pumps stem from a geothermal field to provide heat and cooling. A closed-loop piping system circulates water between the building and the geothermal wells.

• The site was enhanced by the removal of on-grade parking for a bioretention pond, reducing heat island effects and lowering site runoff by 31%.

• 92% of building structure/shell was retained and 2,200 tons of construction waste were recycled.

Vaughan was struck by the personalized attention and the helpful suggestions in the final report. “I didn’t feel that this was just another walk through for the assessor – he really seemed to care about our rating,” explains Vaughan. “The process gave us an opportunity to evaluate the current status of our building and have a roadmap to define our building’s future. We now have ideas for additional improvements to building efficiency and to further preserve the environment.”

ASHRAE International Headquarters Existing Buildings: Four Green Globes Certifications

A

s a membership organization for building systems’ professionals that promotes sustainability, it made perfect sense for The American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) to turn its own building into a living laboratory. Housed in a 1965 structure, ASHRAE completely renovated its Atlanta-based headquarters in 2008. Although the remodel of the two-story, 34,700 square-foot building was a significant undertaking, ASHRAE chose renovation rather than building new in order to keep materials out of the landfill and uphold their industry’s sustainability beliefs.

Green Globes provided an opportunity for continuous existing building improvements, and Michael Vaughn, ASHRAE’S manager of Research and Technical

Open Book Vaughn liked that fact that Green Globes’ straightforward approach revealed improvements he could readily implement.

For example, the organization previously didn’t track

Being happy doesn’t mean that everything is perfect; it just means that you’ve decided to see beyond the imperfections.

A

everything and helped us understand the type of information useful for Green Globes’ certification.”

The 58,000-square-foot facility achieved two Green Globes thanks to sustainable practices such as:

waste recovery. “By going through the Green Globes’ spreadsheet, I realized that was something we could easily do. Now, we work with our vendors to quantify it,” Vaughn says. “We also added an eyewash station to benefit our janitorial service providers, and we documented our emergency procedures to make sure we had things covered – that was very useful,” asserts Vaughn.

For an organization that plans to maintain a high level of building performance over time, Green Globes offers clear guidance. “The process is self-paced and somewhat tutorial so I didn’t have to read a manual before I could dive in, start compiling information and answer the survey,” explains Vaughn. ”Working with the assessor also created a more personal connection and provided me direct feedback.”

When ABC decided to seek marketplace recognition, its national green building committee steered it to Green Globes for Sustainable Interiors (SI). The Green Globes SI program focuses exclusively on the sustainable design and construction of interior spaces in nonresidential buildings, and ABC garnered the premier Green Globes SI certification for measures consisting of:

Brian Kugler, UNC Charlotte’s senior project manager in facilities management, says that Green Globes is a good choice for universities because it offers a lower cost, yet rigorous, option for certification. “We have a responsibility to the taxpayers,” explains Kugler. “We wanted to implement sustainable features that were best suited to the project, and Green Globes let us hone in on the items that were most relevant.”

• Exposed materials throughout the space, which reduces raw material extraction and production for finishes and minimizes landfill waste • Daylight for more than 95 percent of occupants, leveraged by a floorto-ceiling curtain wall and • ABC’s open-plan layout • Motion detectors on lighting systems • Employee access to public transit • Low VOC-specified materials and products

Completed in August 2013, Belk Hall sits on the university’s urban research campus. The 175,000-square-foot facility contains 426 beds in the form of apartments and suites and includes community kitchens, lounges and study rooms. It earned points for:

In addition, Bellaman says the “neighborhood concept” design allowed ABC to reduce its office footprint by 20 percent, which made the organization more economically sustainable.

ABC Headquarters Becomes Pioneer Project under Green Globes for Sustainable Interiors Sustainable Interiors: One Green Globe Certification

The Whole Picture According to Regelin, the Green Globes assessor clearly understood a wide range of environmental design measures as well as the Green Globes process.

“As the first project to go through the Green Globes SI process, things were new for everyone involved but the assessor couldn’t have been more helpful. He made relevant adjustments and guided us on areas of our submittal where we weren’t clear. The process was geared to help us succeed,” Regelin says.

hen Associated Builders and Contractors (ABC) decided to move its national office, the association wanted its new commercial interiors fitout to contribute to employee wellbeing and create an environment that was socially sustainable.

W

From a value perspective, Bellaman asserts the investment was very appropriate. “Green Globes recognizes the whole picture of sustainable measures in a much better way. We didn’t have to go back and re-create things that we were already doing right or alter anything just to get points,” he says.

Mike Bellaman, president and CEO of ABC, says generating a team atmosphere was paramount. “We were looking to get rid of traditional office space and put everyone more on a level playing field. We wanted to create an open space that was highly collaborative – one that inspired cooperation and conversation,” he recalls. “Our project approach revolved around fundamental principles rather than certification ideals.”

Now, ABC’s offices bring light and life into the space to promote openness, awareness, and collaboration.

“Our design was already very sustainably focused with a space that facilitates wellbeing and a high level of productivity,” Bellaman says. “Green Globes SI was fair and simple and validated our efforts by recognizing the things we did well. I’d definitely recommend this process to others.”

ABC leased 19,380 square feet of office and support spaces on the second and third floors of a building that had been stripped down to its frame. Eric Regelin, president of Granix, LLC, who served as ABC’s project construction advisor, says the base building suited their objectives. “It was rehabilitated using highly sustainable measures, so we were able to continue that momentum through our design and execution.”

As a Washington, D.C.-based association with 70 chapters nationwide, ABC wanted its offices to align with the industry’s environmentally responsible ethos.

University of North Carolina Benefits from Green Globes® Streamlined Process New Construction: Two Green Globes Certifications

T

he University of North Carolina Charlotte turned to Green Globes when it sought green building certification on its new student residential building, Belk Hall. The building earned two Green Globes, becoming the first project to utilize Green Globes’ updated New Construction rating system and the first publicly owned building in North Carolina to achieve Green Globes certification.

• Recycled materials used in the furniture systems, carpets, Gypsum Wallboard, metal studs, and resilient tile; and products such as resilient tile flooring, rubber tile, and sheet carpeting that improved durability for longer life.

• Development of a Building Life Service Plan to optimize long-term maintenance and improve sustainability over time. Indoor Environment - Indoor air quality is a major concern for grocery stores. Daylight infiltration and green cleaning and pest management practices provide a healthy space.

• Energy efficiency measures including large windows for daylighting in the common spaces, very high-performance glass, continuous insulation for thermal performance, occupancy sensors and a 95% efficiency condensing boiler.

• Low-flow fixtures and aerators in the faucets and showers that helped the facility achieve a 49.4% water reduction.

Efficient and Collaborative Process Architecture firm Clark Nexsen designed Belk Hall and architect Sara Abrams was highly involved in the Green Globes certification.

“It was very easy,” Abrams says. “There were no complicated templates, just a survey and construction documents and specifications. I divided parts of the survey... and that part of the process was useful because it encouraged us to talk across disciplines.”

Jason Jones, architecture department head at Clark Nexsen said, “Green Globes offers a smooth questionand-answer review process and clear direction, and I really liked the fact that the assessor came to the site to confirm that items were actually implemented in the building.”

After working directly with the assessor, Abrams was impressed at how available he was. “It was evident that he wanted to help,” she recalls. “During the site visit, our Green Globes Assessor saw things in the field that weren’t in our survey. He offered us suggestions and made sure we didn’t miss anything.”

Kugler also appreciates the way that Green Globes’ partners with projects to achieve certification. “I would definitely recommend this process to other universities. It offers a straightforward way for a building to meets performance requirements for certification without being cumbersome and costly.”

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First Garages in U.S. to Achieve

Green Garage Certification

T

he Green Parking Council (GPC) announced the first seven parking facilities in the U.S. to achieve Green Garage Certification, a comprehensive sustainability standard for existing and new parking facilities launched in 2015 and evaluating 48 elements of garage operation, programs, structure, and technology.

Green Garage Certification assesses parking facility management practices that maximize performance while minimizing waste programs that encourage biking, car sharing, Certified Green Garages

Category

The Green Garage Certification program will be delivered and promoted globally by the Green Business Certification, Inc., the certification body for the U.S. Green Building Council’s global LEED® green building rating system, in a strategic partnership with the GPC and the International Parking Institute.

The first seven parking facilities to achieve Green Garage Certification are below: Owner/Developer

Location

Canopy Airport Parking (1)

NearAirport

Och Ziff Capital Management Group Parking Acquisition Ventures (PAVe)

Denver

Silver Spring Metro Plaza (2)

Office

Brookfield

Washington, D.C.

BG Group Place (3)

Office

BG Holdco LLC

Houston

Bank of America Plaza (4)

Office

Brookfield

Los Angeles

Charles Square Garage (5)

Hotel

Charles Square Hotel

Cambridge, Mass.

Cornell Forest Home (6)

University

Cornell University

Ithaca, N.Y.

Westpark Corporate Center (7)

Office

Northwestern Mutual Life

Washington, D.C.

“The owners and operators of these seven sites demonstrate a commitment to sustainability that transcends the walls of their organization and contributes to industry-wide transformation,” said GPC Chairman John Schmid. “This is a milestone for the parking industry and profession.

These agents of change are leveraging innovative business practices, accelerating the adoption of smart technologies, and embracing open-source collaboration. “ Green Garage Certification is a program of the nonprofit Green Parking Council. For copies of Green Garage Certification at a Glance, the Elements of Green Garage Certification, the free Green Garage Certification Program Guide, and more go to www. greenparkingcouncil.org/certification.

2

1

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You should not confuse your career with your life.

“Cars are getting smarter, people are getting smarter, and parking garages are getting smarter,” explained Paul Wessel, executive director of the GPC, an affiliate of the International Parking Council. “Certified Green Garages offer significant benefits for drivers, tenants, building owners, property managers and society as the greening of parking facilities transforms them into enablers of sustainable mobility.”

carpooling and alternative fuel vehicles, as well as efficient and sustainable technology and structure design.

Sustainable garages utilize energyefficient lighting and ventilation systems, guidance systems that help drivers find parking faster, idlereduction technologies, electric vehicle fueling stations, car sharing, bicycle parking, and storm water management practices.

Industrial

Strength Floor Coatings

GarageExperts floor coatings are bright, attractive, durable and easy to clean.

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gretchen hesbacher ghesbacher@nibs.org Gretchen Hesbacher is the editor and director of communications at the National Institute of Building Sciences.

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3. WBDG Whole Building Design Guide® – It’s an incredible resource and it’s free. WBDG is a comprehensive, Internet-based portal to a wide range of federal and private sector, building-related guidance, criteria and technology. That means, it’s a one-stop shop for federal construction criteria; online continuing education courses; case studies; design guides, including the Building Enclosure Design Guide, the Mechanical Insulation Design Guide and the National Performance-Based Design Guide; and Resource Pages on design guidance, project management, operations and maintenance. From accessibility to zero-energy buildings, there are literally thousands of pages covering everything you ever wanted or needed to know about buildings. When your clients or colleagues are talking about a design or construction topic you have no clue about…look it up and build your knowledge on WBDG. It’s easy to read and geared toward the non-techie. And did I mention that it’s FREE? You should check it out…today… and mark it as a favorite. www.wbdg.org. (You’ll thank me for it.)

4. Facility Maintenance and Operations Committee (FMOC) – The FMOC focuses on enhancing the performance and longevity

of buildings and building systems through consistent, effective and proper facility maintenance and operation. FMOC is involved in two major activities. The first is the Construction Operations Building information exchange, otherwise known as COBie. This is a new standard for storing all of the paper documents you get during the building hand-off, such as product warrantees and maintenance information, and puts them in a digital format so you can actually find them and access them when you need them.

The other is the Science, Technology, Engineering & Mathematics (STEM) Education Program to teach high school students about facility maintenance and operations. The particularly neat thing about this project is the out-of-this-world facility management opportunity for the kids as they maintain a facility on Mars…the planet! Our partners are the Total Learning Research Institute and NASA. www.nibs.org/fmoc

1. Council on Finance, Insurance and Real Estate (CFIRE)

– This council, which was established just a few years ago, has been producing since the word “Go!” CFIRE brings together building industry representatives that play a significant role in how buildings are procured, designed and constructed. Besides the obvious point that CFIRE specifically represents the real estate industry (so don’t hesitate to get involved), an even better reason to know about this Institute council is because it’s putting out some great work. Check out the report, Financing Small Commercial Building Energy Performance Upgrades: Challenges and Opportunities.

Small buildings, which are defined as 50,000 square feet or less, make up nearly 94% of U.S. commercial properties, yet they are the least likely to get energy upgrades. www. nibs.org/cfire. Its next project: identifying how the real estate community can support hazard mitigation investments to avoid future costs.

5. Building Enclosure Technology and Environment Council (BETEC) – For more than 30 years, BETEC has been working to

improve the environmental quality and energy efficiency of buildings. Some of its major contributions include the BEST Conference Building Enclosure Science and Technology™ series (The most recent one was held in April and the presentations are now available online); the Building Enclosure Design Guide, available on WBDG; the Building Enclosure Council (BEC) chapters that can be found in 30 cities around the country, developed through a cooperative agreement with The American Institute of Architects (AIA); and the NIBS Guideline 3-2012: Building Enclosure Commissioning Process BECx. If commissioning is one of your trigger words these days, just a heads up that BETEC is working on the curriculum for a five-day commissioning workshop, which is due to roll out later this year. www.nibs.org/betec

2. Sustainable Buildings Industry Council (SBIC) – SBIC 6. Building Research Information Knowledgebase focuses on achieving high-performance buildings through the efficient use of energy and (BRIK) – The National Institute of Building Sciences and AIA also collaborated on the

resources. It hosts the Beyond Green™ High-Performance Building and Community Awards to recognize those initiatives that shape, inform and catalyze the high-performance planning, design, construction and operations processes. (Check out the article on page 22 highlighting the 2014 Beyond Green™ Award winners.) One other SBIC factoid: this council also literally wrote the book, Beyond Green™: Guidelines for High-Performance Homes—Meeting the Demand for Low-Energy, Resource-Efficient Homes, now available on Kindle. www.nibs.org/sbic

development of BRIK. This interactive portal offers online access to peer-reviewed research projects and case studies in all facets of building, from pre-design through occupancy and reuse. Just recently, the portal was widely expanded through the addition of the EBSCO Discovery Service, adding thousands of titles in three databases, including the Avery Index to Architectural Periodicals, the Art & Architecture Complete Index and the Sustainability Reference Center. The powers that be are offering a free trial for members until September 30. After that date, the BRIK database itself will remain free but the EBSCO access will have a nominal fee (but worth it for access to such a great resource). www.brikbase.org

Public Law 93-383, Housing and Community Development Act. (A quick factoid: President Gerald Ford signed the bill into law on August 22, 1974, just two weeks after President Richard Nixon resigned from office.)

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My idea of housework is to sweep the room with a glance.

ore than 40 years ago, through an act of the U.S. Congress, the National Institute of Building Sciences came into being. Its purpose: to serve as an authoritative source of innovative solutions for the built environment.

Radon gas, lead-based paint, asbestos, accessibility, housing, building toxicity, energy conservation… in the four decades since its founding, the Institute has established dozens of councils, developed numerous projects and brought together thousands of representatives from government, the professions, industry, labor and consumer interests to focus on the identification and resolution of problems and potential problems that hamper the construction of safe, affordable structures for housing, commerce and industry throughout the United States. Though you might not have ever heard of the Institute before reading this article, here are ten current Institute programs that would be good for you to know about as a member of the real estate industry.

7. High Performance Building Council (HPBC) – HPBC looks

at the metrics and verification methods to define high-performance buildings. Founded nearly a decade ago, HPBC developed the report Assessment to the U.S. Congress and the U.S. Department of Energy on High Performance Buildings for the Department of Energy. In 2014, the council issued the first draft of the National Performance Based Design Guide (NPBDG), which builds on the Institute’s work with the General Services Administration and the Department of Homeland Security. The NPBDG allows building owners to consider tradeoffs when trying to achieve various levels of building performance. Set up in a series of matrices, the tool defines baseline performance as the lowest level (i.e. meeting minimum code requirements), and then sets up higher, more rigorous levels of building performance. The format allows the building owner to prioritize performance priorities. See for yourself. The beta version is available free online at http:// npbdg.wbdg.org/.

8. Integrated Resilient Design Program (IRDP) - The Institute established this program to support

the U.S. Department of Homeland Security (DHS) Science and Technology Directorate. The IRDP focuses on innovative approaches to the design, construction and operation of buildings and infrastructures that are resilient to natural and man-made disasters. Its tools and resources help users to integrate resilience and reduce the impact of disruptive events and the duration of their effects. The tool that you’ll want to check out is the Integrated Rapid Visual Screening (IRVS) for Buildings, which allows building representatives to determine initial or relative risk and resilience for facilities based on visual inspection only. It categorizes 15 different building types and addresses 20 hazardous events, and is available through DHS. www.dhs.gov/bips

9. Commercial Workforce Credentialing Council (CWCC) – This council was established through a partnership with the U.S. Department of Energy (DOE) to develop voluntary national guidelines to improve the quality and consistency of commercial building workforce credentials. The Better Buildings Workforce Guidelines, which serve to reduce the confusion and uncertainty around workforce credentialing; lower costs; and support better credentials, better workers and better buildings, are now available for industry use. The job titles include:

building energy auditor, building commissioning professional, energy manager and building operations professional. If you’re looking to hire one, you might want to check out the newly clarified job descriptions. www.nibs.org/cwcc

10. I don’t think I can choose just one more. There are too many that can apply to the real

estate industry. There’s the Multihazard Mitigation Council (MMC), which is looking at ways to reduce future losses from hazard events, and is working with CFIRE to identify how the real estate industry can support investments in hazard mitigation. There’s the buildingSMART alliance, developer of the United States National CAD Standard and the National BIM Standard-United States (good tools for your design team). Or the Building Seismic Safety Council (BSSC), which develops nationally-applicable seismic design provisions, particularly helpful if you’re in an area at risk of earthquakes…such as Washington, D.C. There’s the Low Vision Design Committee (LVDC), which recently released the second draft of the Design Guidelines for the Visual Environment (an increasing concern, considering the growing population of people with low vision). Or maybe the Off-Site Construction Council (OSCC), which recently issued a report on current OSCC practices in the building industry, is finalizing the results of a software survey and expects both to inform development of an Off-Site Construction Implementation Guide. Or perhaps, the Academy for Healthcare Infrastructure (AHI), which is looking at the nation’s healthcare industry and the challenges it is facing to improve processes. (Great information for your healthcare tenants or clients.) I wouldn’t want to guess the one most applicable to your interests. So choose your favorite, or pick another program when you visit our website at www. nibs.org.

Bullitt Center As you can see just by this list, the National Institute of

Building Sciences hosts a lot of councils and committees and is involved in a wide range of building-related projects. If you would like to read our 2014 Annual Report, sign up for our monthly newsletter, subscribe to our magazine, find out about membership opportunities or get involved in any of our committees, visit www.nibs.org. We’re an authoritative source, but more importantly we are a great resource for tools you can use to learn more about the built environment.

Real Estate

Uber Trekkie

Headquarters modeled after Enterprise

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iu Dejian, 43, founder of Chinese game developer NetDragon Websoft and a board member of Chinese search engine Baidu, spent six years and $100 million dollars to build this six-story (and 300 yard long) building in China’s Fujian province.

His Star Trek obsession started when he went to the University of Kansas for his chemistry degree.

He lived in the United States for a decade before going back to China to develop his Internet and gaming empire.

NetDragon contacted CBS to get the rights to emulate/pay homage to/build the Enterprise E (the one that appeared in the “Next Generation” Star Trek movies in the late 90s and early 2000s.

As you might expect, it houses his company’s offices. It is the only officially licensed Star Trek replica on the planet.

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Recognizing Buildings that Go Beyond Green TM

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ach year, the National Institute of Building Sciences Sustainable Buildings Industry Council (SBIC) recognizes those initiatives that shape, inform and catalyze the high-performance planning, design, construction and operations processes.

The award categories include: High-Performance Buildings; High-Performance Attributes and Systems; High-Performance Initiatives; and Innovations for HighPerformance Buildings and Communities; as well as the Greg Franta Memorial Award for an individual’s outstanding contributions to high-performance, sustainable building design and construction.

Winners of the 2014 Beyond Green™ High-Performance Building and Community Awards received their prizes at a luncheon held January 8, 2015, during Building Innovation 2015: The National Institute of Building Sciences Annual Conference and Expo, in Washington, D.C. The top prize in the High-Performance Buildings Category went to the Bullitt Center in Seattle, Washington. (See feature in the December 2013 issue of the network.)

Building Name: The Bullitt Center Location: Seattle, Washington Construction Type: New Construction Size: 52,000 SF Market Sector: Private Building Type: Office Delivery Method: Integrated Project Delivery Total Building Cost: $30 million Project Completion Date/Date Building Occupied: April 2013 Project Team Architect: Ron Rochon, The Miller Hull Partnership Engineer: Paul Schwer, PAE Consulting Engineers Contractor: Casey Schuchart, Schuchart Construction Commissioning Authority: KBA Construction Management

The 2014 Beyond Green™ Award Jury also recognized three recipients to receive Merit Awards. In the High-Performance Buildings Category, a Merit Award went to the Karuna House and the Project Team of Holst Architecture, Hammer & Hand, Imagine Energy, Earth Advantage and Intep.

A leading proponent of smart climate policy at the national and international levels, the owner of Karuna House built the home both as a model for high-performance building and a case study of the world’s most demanding green building certifications. Karuna House is the first building in the world to earn the triple crown of Passive House, Minergie and Leadership in Energy and Environmental Design (LEED) certification.

To meet its net positive energy goals, the Karuna House combines an advanced building enclosure with optimized solar design to drive energy loads to very low levels. The Karuna House can now add a Beyond Green™ Award to its recognitions.

“Their [the Karuna House project team] pursuit of three different certifications is commendable and can provide valuable lessons for the industry,” said Jurist RK Stewart.

“Achievement of these certifications points to the importance of integrated processes and whole building design.”

The six-story, 52,000 SF Bullitt Center promotes density in urban areas, minimizing and, ideally, eliminating the environmental impact of a building in an urban context. It demonstrates how an urban office building can meet its own water, waste and energy needs without adversely impacting Automated external shades on the Bullitt Center in the environment. The Bullitt Center Seattle, winner of the 2014 Beyond Green™ Honor project team used building information Award in the High-Performance Buildings Category. modeling (BIM) and technical analysis Photo courtesy of Benjamin Benschneider during the design process, which helped forge a common language to evaluate and communicate design decisions in the context of overall project goals.

The result: one of the most energy-efficient commercial buildings in the world; a highperformance prototype that is setting innovative standards for sustainable design and construction, while demonstrating that it is commercially-viable. The efforts of the team, consisting of Miller Hull Partnership, PAE Consulting Engineers, Point 32 and Schuchart Construction, earned the building an Honor Award-First Place.

“What they [the Bullitt Center project team] have been able to accomplish in an urban environment really sets this project apart and provides inspiration and demonstration of what is possible,” said RK Stewart, FAIA, Beyond Green™ juror and immediate past chairman of the Institute’s Board of Directors.

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The exterior of the Karuna House, showing the photovoltaic array in the foreground and the strength of the geometry. The Karuna House, located in Newburg, Oregon, was winner of the 2014 Beyond Green™ Merit Award in the High-Performance Buildings Category

The right to be heard does not automatically include the right to be taken seriously.

The Beyond Green™ High-Performance Building and Community Awards program highlights buildings, initiatives and innovations that best exemplify the eight design objectives of a high-performance building: sustainability, accessibility, aesthetics, cost-effectiveness, functionality, productivity, historical sensitivity, and safety and security. SBIC recently expanded the categories to also recognize contributions to building- and community-level resilience. Resilience falls within the ‘safety and security’ attribute, which promotes designing and constructing buildings that resist natural and manmade hazards.

Honor Award-First Place High-Performance Buildings Category

Merit Award High-Performance Buildings Category

Building Name: Karuna House Building Location: Newberg, Oregon Construction Type: New Construction Size: 3,261 SF treated floor area Market Sector: Private Building Type: Single Family Delivery Method: Integrated Project Delivery Project Completion Date/Date Building Occupied: June 1, 2013 Project Team Architects: Jeffrey Stuhr and Cory Hawbecker, Holst Architecture Engineer: Jonathan Cohen, Imagine Energy Commissioning Authority: Ryan Shanahan, Earth Advantage Green Building Consultant: Stephan Tanner, Intep Contractor: Sam Hagerman, Scott Gunter and Skylar Swinford, Hammer & Hand

My wife and I always compromise. I admit I’m wrong and she agrees with me.

In the Innovations for High-Performance Buildings & Communities Category, a Merit Award went to the New Jersey Institute of Technology (NJIT) Center for Building Knowledge for the Smart Supermarkets program.

Supermarkets are one of the most electricity-intensive types of commercial building.

The Smart Supermarkets program was specifically designed to address a gap in training and to make it possible for operators in the field to actively optimize the energy and refrigerant performance of their own facilities. Funded by the U.S. Environmental Protection Agency, the NJIT Center’s project team, in collaboration with an advisory group representing supermarket chains across the United States, created an engaging, easy-to-use online toolkit that instructs supermarket facility personnel on how to implement a range of strategies to reduce resource consumption, minimize pollution and adopt more environmentally benign operations and maintenance practices.

SOM developed for the prototypical building uses mass timber as its main structural material. Supplementary reinforced concrete supports the structure’s highly stressed connecting joints. The resulting efficient structure could compete with reinforced concrete and structural steel systems, while reducing the building’s embodied carbon footprint by 60 to 75 percent. Systems such as the one developed for Timber Tower prioritize two primary needs: the need to provide residential projects that accommodate population growth, and the need to group these residences into higher, more livable densities without further degrading the environment.

“This research effort [Timber Tower] points the way for others within the industry to consider new approaches in responding to sustainability challenges,” said Ralph DiNola, Beyond Green™ juror and executive director of the New Buildings Institute.

Merit Award High-Performance Buildings & Communities Category Project Name: Timber Tower Innovation Type: Research Primary Contact: Katie Rathbone, Communications Coordinator Organization: Skidmore, Owings & Merrill LLP Location: Chicago, Illinois

During the 2014 Beyond Green™ Awards luncheon, each of the recipients gave slide presentations highlighting their award-winning topics. All of the winners have since posted their case studies on the WBDG Whole Building Design Guide® website at www. wbdg.org.

“Supermarkets are an important building type that often gets overlooked,” said Fulya Kocak, Beyond Green™ juror and director of sustainability at Clark Construction Group, LLC. “This effort addresses multiple objectives within the whole building concept in a format that could be repeatable for other building types.”

Merit Award High-Performance Buildings & Communities Category Project Name: Smart Supermarkets Program Innovation Type: Design, Construction or Operations Processes Primary Contact: Deane Evans, Executive Director Organization: NJIT Center for Building Knowledge Location: Newark, New Jersey

The Timber Tower Research Project (left) and a typical structural floor in the Tower (right).

This prototypical building developed by Skidmore, Owings & Merrill LLP, was the winner of a 2014 Beyond Green™ Merit Award in the Innovations for High-Performance Buildings & Communities Category

Also in the Innovations for High-Performance Buildings & Communities Category, a Merit Award went to Skidmore, Owings & Merrill LLP (SOM) for its Timber Tower research.

Recognize Excellence in High-Performing, Resilient Buildings and Communities

A prototypical building, Timber Tower provides insight into the development of tall building structural systems that minimize embodied carbon footprints. The system that

Now is the time for you to highlight your building, initiative or innovation that is helping to shape, inform and catalyze the high-performance planning, design, construction or operations processes. The Beyond Green™ Awards are a great way to recognize projects and activities that contribute to making high-performing, resilient buildings and communities. Earlier this summer, SBIC issued the Call for Entries for its 2015 Beyond Green™ High-Performance Building and Community Awards. The deadline to apply for the 2015 Beyond Green™ Awards is Friday, September 4, 2015, at 5:00 p.m. EST.

Nominate Your Project for a Beyond Green™ Award

Once selected, the winners of the Beyond Green™ High-Performance Building & Community Awards will be invited to present their projects and receive their awards at a special Beyond Green™ Awards Luncheon, to be held during Building Innovation 2016: The Institute’s Fourth Annual Conference and Expo, the week of January 11-15, 2016, in Washington, D.C. The awards presentation gives winners an opportunity to share their project results directly with leaders in the building community, highlighting the challenges and opportunities they faced while supporting delivery of high-performance buildings and communities.

Winning projects will be published as case studies on the WBDG website. Additional recognition will include an announcement in the Institute’s newsletter, a plaque, and potential inclusion in future Institute technical guidelines and publications.

The Smart Supermarkets Program, developed by the New Jersey Institute of Technology Center for Building Knowledge, was the winner of a 2014 Beyond Green™ Merit Award in the Innovations for High-Performance Buildings & Communities Category

Take this opportunity to recognize a deserving high-performance project, particularly one that addresses resilience. The application is at www.nibs.org/sbicbeyondgreen.

Submit an entry today!

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EDUCATION & OUTREACH PROGRAMS

CREW DALLAS NETWORKING EVENTS CREW Dallas monthly luncheons provide members and guests the opportunity to not only network, but to also learn first-hand about key developments and growing trends in commercial real estate such as the senior and multi-family housing booms, new plans for the Dallas Central Business District and more.

In April, luncheon attendees heard from an expert panel about the future of Fair Park with moderator State Representative Eric Johnson.

The UCREW Program partners with local universities to offer students interested in commercial estate the opportunity to network with seasoned professionals in various capacities. UCREW activities include panel discussions at universities, job shadowing and internships, mentoring, and additional outreach. For more information on 2015 UCREW programming, contact CREW Dallas at 214-890-6490.

7 CREW Dallas member Saadia Sheikh with E

5 CREW Members participated in a commercial real

estate career panel at UNT. (L-R) Sharron Herrin (Herrin Commercial Real Estate0, Katie Torres (BB&T ), Cindy Cohn (Springboard Consulting), Kimberly Kramer (Lawyers Title), Sandy Watson (Strong Group), Coni Hennersdorf (CODA Consulting)

6 Students with CREW Dallas members at lunch during the annual UCREW Shadowing Day. The CREW Careers: Building Opportunities™ program

1 Fair Park area business owner James

Mitchell, former Dallas City Manager Mary Suhm with American Architectural Foundation, CREW Dallas President Sally Longroy with Guida, Slavich, & Flores, P.C., Don Williams with Foundation for Community Empowerment, and State Representative Eric Johnson with Andrews Kurth.

2 Pictured separately: Former City CouncilwomanDistrict 7, Carolyn R. Davis.

CREW Dallas luncheons for May and June tackled hot topics around the Dallas-Fort Worth area such as the effects of earthquakes on commercial real estate and the growing demand for senior housing.

3 May’s luncheon speaker Joshua Marrow with

Partner Engineering & Science, Kassandra McLaughlin with Husch Blackwell, CREW Dallas President Sally Longroy with Guida, Slavich & Flores, P.C., Joseph Willoughby with Frederiksen & Frederiksen, and Anthony Adamo with Drash Consultants.

4 June luncheon: Kellie Davidson with Bank SNB,

Ann Murray with Trammell Crow Residential, luncheon speaker Charles Bissell and Lauri Conway Johnson with Integra Realty Resources.

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is a highly successfully outreach initiative of CREW in the Community—the philanthropic arm of CREW Dallas. The program was designed to introduce high school-age girls of all backgrounds to various fields in commercial real estate. Students work sideby-side with CREW members during an interactive competition to create their own development plan for a predetermined space. This year’s CREW Careers: Building Opportunities™ “Building a Community” event will be held on November 4, 2015 and will feature student projects featuring Richardson’s CityLine Development.

Smith Realty Partners assisted students with their plans to re-purpose an old school. The CREW Careers™ program was adopted nationally by CREW Foundation/CREW Network and has reached nearly 8,000 girls and engaged more than 5,000 members across 31 CREW Chapters in the U.S. and Canada.

The 2014-2015 SMU/CREW Strategic Leadership Communications certificate program will conclude on Tuesday, October 27, 2015 with the final session in the series called “Building Profitable Relationships”.

The training will provide strategies to develop solid relationships that promote client retention, as well as, teach key principles to repair and rebuild relationships. For more information or to register, visit www.crew-dallas.org.

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BRYAN SHAVER

bshaver@MITECNET.COM Bryan Shaver is the president of Mitec, a leading fire and protection services company

Fire and Life Safety Inspections

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n today’s hectic world of commercial property management, a building’s fire alarm and life safety systems can be easy to overlook, and for good reason. While building occupants will immediately notify you if the elevators or HVAC stop operating, a building’s fire alarm, when operating properly, sits silently in the background.

Simply put, the purpose of a building’s fire alarm system is to detect a fire and immediately notify the occupants so that they can evacuate the building. In a perfect world, a building will never have a fire and therefore the fire alarm system will never be activated. It is for this very reason that fire officials and insurance companies require periodic testing to ensure the systems are fully operational.

Fire Alarm Testing

Proper, code-compliant testing of these systems requires a systematic approach to both performing the inspection and documenting the results. For example, code requires that a smoke detector be inspected to confirm that it not only operates properly in an alarm condition but also properly reports a trouble condition should it be damaged or even maliciously tampered with, such as removing the detector or cutting the wires.

Performing this test requires more than simply simulating an alarm and moving on to the next piece of equipment.

Removing the smoke detector sensor from the base to verify proper operation, confirming the location labels on the main control panel and annunciators, and validating that the smoke detector is properly mounted are all part of performing a competent and code-compliant test.

Testing Documentation

Proper documentation of all testing, with detailed inspection data, is also a critical component of any inspection process and becomes invaluable when meeting the requirements of fire officials, insurance companies, and loss prevention officers. Reinforcing the critical nature of this testing, code dictates that at the conclusion of each inspection the building must be notified within 24 hours, in writing, of any system discrepancies.

Much like the fire alarm system itself, the true importance of accurate and detailed testing data does not become fully evident until there is a real emergency and the post-incident investigations begin reviewing the documentation. That is not the time to realize that the testing was not up to proper standards or the reporting was inadequate!

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Testing the Tester

While attention to the actual testing of a building’s fire alarm and life safety equipment and the resulting documentation are critically important, an area that should not be overlooked are the qualifications of the inspectors performing the testing and the certification of the tools and equipment they are using to perform the tests.

While some municipalities have their own licensing requirements for inspectors, many do not.

This creates a real challenge for property owners and managers wanting to ensure that they are getting a proper inspection. Two leaders in providing certification and training are NICET and IBC. NICET (National Institute for Certification in Engineering Technologies) is an internationally recognized certification organization and the leading certifying body for fire alarm inspectors. Their testing and continuing education requirements are the cornerstone for most professional fire protection companies and form the basis for many municipalities’ certification requirements. (www.nicet.org) IBC (Inspectors Boot Camp) is a rigorous training and certification program that provides hands-on education, training, and certification for fire alarm and life safety inspection professionals. (www.inspectorsbootcamp.com) As important as qualified professionals are in performing your fire and life safety inspections, the equipment they use should be designed for the task and certified for accuracy. Smoke detector sensitivity testers, air-flow meters, battery load testers, sound meters, and electrical meters should all be calibrated and certified routinely to validate the resulting test data.

In satisfying the testing and reporting requirements for fire officials, insurance companies, and loss prevention officers, a professional fire protection organization providing your inspecting and testing services should readily furnish this documentation to validate their test results.

Why do accurate and thorough fire alarm and life safety inspections matter? First and foremost, they directly impact the safety and preservation of people’s lives within your facility. And, in turn, they serve as significant liability protection by demonstrating that all necessary measures were taken to properly maintain these critical building systems.

CREWTINI IS BACK! CREWtini Time

Eat what you want and if someone lectures you about it, eat them too!

The 5th annual CREWtini will be at Plaza Las Campanas on Thursday, September 17th from 6-9 PM. Fifteen teams will create special martini concoctions in competition with each other. A Celebrity Guest will emcee the awards.

The purpose of the event is to raise funds for scholarships including the chapter’s endowment fund with UTSA’s College of Business (Real Estate Finance & Development Program) which has committed no less than $5,000 every year to that program. The chapter has contributed over $25,000 from

With a twist...

SHAKEN or STIRRED?

GIN, VODKA, DRY OR WET

STRAIGHT UP! { O N T H E RO C K S } Make it a DOUBLE.

SPONSORSHIPS STILL AVAILABLE! THURSDAY, SEPTEMBER 17TH | 6-9 PM PLAZA LAS CAMPANAS

| 1826 N LOOP 1604 W

A fundraiser for the benefit of CREW member and real estate student scholarships!

Contact: Brenda Tuma 210.861.2273 brenda.tuma@teknion.com

Outstanding Construction Awards Each year, at its annual convention, the Texas Building Branch of AGC recognizes projects from all over the state with the Outstanding Construction Awards. Each chapter in Texas is able to nominate one project in each of the 21 categories, for projects completed in the 2014 calendar year.

Projects are judged in four categories: • Difficulty in construction resulting from design, location, materials, etc.; • Unusual construction techniques involved; • Final appearance and quality of the finished product • Timeliness of completion.

The statewide winners from the San Antonio chapter were:

The Tobin Center for the Performing Arts (Linbeck Group Zachry Joint Venture)

KSAT-12 Television News Station Headquarters Additions & Renovation (Bartlett Cocke General Contractors)

The Tobin Center - Stage View

Capital Improvements Program, University Health System (ZachryVaughnLayton) sept2015 | the net work

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G

ood management translates into value, and well-managed properties improve the quality of life for people who live, work and shop in them. The IREM® Real Estate Management Excellence (REME) Awards support these core values by celebrating excellence in real estate management through: • Recognizing real estate management companies and individual practitioners for innovative, leading-edge, business practices and initiatives.

• Sharing successful initiatives and fostering further innovation within the real estate management industry, locally and globally.

community that enhance the reputation of the real estate management industry.

“IREM® has been serving the industry since 1933 with education, professional credentials, memberships, and resources to advance the profession of real estate management while helping real estate managers prosper and add value to their companies and the properties they manage and the REME awards are our way of recognizing real estate management excellence,” says Lori Burger, IREM® President.

“We are very pleased to have ABM as a founding sponsor for these Lori Burger exciting awards.”

AMO® of the Year

“REME awards recognize companies and individuals engaged in real estate management, managing any or all asset classes—commercial or residential—and from companies of any size, whether local, regional, national, or international in scope,” says Renee Savage, CPM®, CCIM, Senior Vice President, Property Management at Capital Growth Properties, AMO®.

The deadline for the 2015 REMEs was July 10. Finalists and winners

Work Place Environment

Innovative corporate business practices in the work place/work environment for programs related to: • Sustainability • Corporate culture • Technology • Marketing

Outstanding performance by a firm that holds the AMO® accreditation and which is dedicated to: • Advancing the real estate management industry, providing superior service to clients, tenants, and residents • Aligning business practices with IREM’s Best Practices for Real Estate Management Services • Demonstrating ethical business practices based on the AMO® Code of Professional Ethics, and instills these practices within its work force • Supporting employee participation in IREM® activities • Supporting employee professional development • Executing leadership development for employees • Promoting AMO® status to public, clients, tenants, and residents

Individual Awards For individual practitioners for Real Estate Management Excellence.

will be recognized at the IREM® Fall Leadership Conference in Salt Lake City, Utah, October 23, 2015 (and featured in the next issue of

the network). Make sure to submit for the 2016 REME Awards!

Professionals are welcome to submit an entry for themselves or their companies. For the ARM®, CPM®, and AMO® of the Year awards, you may also nominate another deserving colleague or firm. Awards are open to both IREM® members and non-members.

Award Categories Company Awards

For Real Estate Management Excellence, with recognition of an individual or a team as may be appropriate. There are four categories for company awards:

Leadership Award

Exemplary and innovative practices of leadership that transformed the corporation as a whole, a team, or a program, related to: • Leadership development and/or succession planning • Workforce development, employee engagement, or employee onboarding • Engagement of newcomers to the industry

Corporate Responsibility

Exemplary corporate responsibility and contributions to the 28

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CPM® of the Year

Outstanding performance by an IREM® Member who holds the CPM® designation and who is dedicated to: • Advancing the real estate management industry, providing superior service to clients, tenants, and residents • Demonstrating leadership through innovative initiatives, programs, or business practices that resulted in business advancement • Demonstrating commitment to advancing industry professionalism • Demonstrating commitment to ethical business practices based on the IREM® Code of Professional Ethics • Engaging in IREM, either directly or through support of employees, colleagues, and industry peers • Promoting the CPM® through personal and business relationships

ARM® of the Year

Outstanding performance by an IREM® Member who holds the ARM® certification and who is dedicated to:

Advancing the real estate management profession, providing superior service to residents and clients Demonstrating leadership through innovative initiatives, programs, or business practices that resulted in property success and/or business advancement Demonstrating commitment to advancing industry professionalism Demonstrating commitment to ethical business practices based on the IREM® Code of Professional Ethics Engaging in IREM, either directly or through support of employees, colleagues, and industry peers Promoting the ARM® through personal and business relationships

Student of the Year

Recognizes a full-time college student for academic achievement and who has aspirations and career goals in real estate management.

Student Essay Competition

IREM® and the IREM® Foundation sponsor an annual student essay competition to encourage and recognize excellence in the study and practice of real estate property and asset management.

Lloyd D. Hanford Sr. Distinguished Instructor

An IREM® Foundation award conferred upon an IREM® instructor who has demonstrated exceptional commitment to the advancement of professional education in the real estate management industry.

J. Wallace Paletou

An IREM® Foundation award conferred upon an individual who has made significant contributions to the real estate management industry or contributed to the betterment of society as a whole through the role of a real estate manager.

The Benefits of Submitting Be recognized for your great work—you’re a real estate champion every day. The work you do everyday matters—it affects people’s lives in the places where they shop, work, and live. The REME Awards want to recognize you for the high standards and best practices you put to use every day.

Sharing your story elevates the industry.

You have stories to tell about the real estate industry. You always keep an eye out for new innovations, for better ways of implementing new initiatives, and for success stories of other professionals that you can learn from. Sharing your story is important. Sharing what you’ve learned from your experiences is essential for keeping our industry innovative. The REME Awards are an excellent avenue to share your story with students, colleagues, organizations, and the industry at large.

Make sure to submit for the 2016 REME Awards! Contact remeawards@irem.org, visit irem.org/reme, or call 312-329-6067 for more information.

REME Awards Are a Great Opportunity for Free Press!

IREM® Will Recognize Winners through: • the network (see the December issue for the 2015 winners!)

• Journal of Property Management (JPM) • Press releases and other media opportunities • Real Estate Management News • IREM® website and social media channels

div ers i n s Meetings

Louise L. and Y.T. Lum

An IREM® Foundation award conferred upon an individual who is actively engaged in real estate management and has made distinguished contributions to the profession through education, publication or the advancement of ethical and professional standards.

Professional Achievement Award

Recognizes IREM® Members who hold the CPM® designation, ARM® certification, or ACoM certification or who have demonstrated commitment to the real estate management industry through activities related to teaching, speaking, volunteering, writing, authoring, and community service. Awarded throughout the year upon application, and all recipients are recognized during the REME Awards Celebration. sept2015 | the net work

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B3 Plot Cultural Pavilion

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he Dallas Chapter of the AIA selected five designs to receive the 2015 AIA Dallas Unbuilt Design Awards, the highest recognition of works that exemplify excellence in unbuilt projects by Dallas architects. This year’s recipients were selected by a jury composed of world-renowned architects, including Jenny Wu, partner at Oyler Wu Collaborative; Elizabeth Whittaker, AIA, founder and principal at Merge Architects; and Adam Yarinsky, FAIA, principal at Architecture Research Office (ARO). The jury deliberated over 34 entries and selected the final recipients based on each design’s response to its cultural, social, environmental, and contextual challenges.

“The 2015 Unbuilt Design Award submissions highlight the incredibly diverse work being done by Dallas architects in communities around the world,” said Heath May, AIA, HKS, Inc., AIA Dallas Design Award Committee Chair. “This year’s winning projects exemplify beautiful and inspiring design that are responsive to contemporary issues.”

Dallas Holocaust Museum Center for Education and Tolerance

The winners are for proposed projects in Dallas, Dubai, and Dalian. Renderings and backgrounds for all of the winning project can be viewed at http:// aiadallasdesignawards.com/gallery.asp?awards_type=unbuilt&winner_year=2015 B3 Plot Cultural Pavilion _ Concept, RTKL Associates, Inc., Dubai, UAE, (38,000 square feet): Using the building’s context and cultural influence as a guide, the pavilion’s design strives to create a community hub that will add value to the region. It provides a unique solution that combines cultural traditions with modern technologies to meet the needs of a growing neighborhood.

Grotto: An Infill Prototype, NIMMO, Dallas, Texas (1,650 square feet): The Grotto prototype presents a flexible yet efficient design to meet the needs and lifestyles of urban dwellers, while filling unoccupied land near downtown Dallas. The indoor and outdoor spaces feature multiple connections and uses. Its sustainable strategies and systems are implemented with a focus on construction quality.

Dallas Holocaust Museum I Center for Education and Tolerance, GFF, Dallas, Texas (52,230 square feet): The design features a hard-shelled vessel, wrapped by a transparent veil and entered through a garden. Solid and void, stone and glass, yesterday and tomorrow are juxtaposed to create tension, encouraging the visitor to look more deeply at the points of transition. At the conclusion, visitors will experience a towering plane of glass containing 60,000 stars, each representing 100 souls.

Dalian Airport Terminal Competition, Corgan, Dalian, China (7,300,000 square feet): The terminal’s design aims to meet the needs of passengers while creating a unique experience. The flow-based, natural pattern design uses natural landscaping and tranquil spaces with cutting-edge technologies. It is environmentally friendly, economically right-sized, and capable of generating its own power and economic revenue through flexible, passenger-oriented operations and concessions programs.

Dallas Holocaust Museum Center, OMNIPLAN Architects, Dallas, Texas (50,000 square feet): The design of this building aims to create an intuitive path for all visitors so that the focus is on the emotional experience of each exhibit with no distractions.

This dynamic museum building sets itself apart from its neighbors, while complying with the requirements of downtown Dallas and its historic West End.

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Dalian Airport Terminal Competition

A positive attitude may not solve all of your problems, but it will annoy enough people to make it worth the effort.

FIVE ARCHITECTURAL DESIGNS RECEIVE AIA DALLAS’ UNBUILT DESIGN AWARD HONORS

RETROSPECT Exhibition at NorthPark Center

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o kick off the 25th Annual AIA Dallas RETROSPECT exhibition at NorthPark Center, more than 150 partygoers celebrated with cocktails and music at the PIRCH showroom on April 9th. Guests were treated to music from Premier Events and tastings from PIRCH’s executive chefs while perusing interactive three-dimensional displays expressing this years RETROSPECT theme, “Architecture Matters: Past, Present, and Future.”

I’ve got a mind like a…what’s that thing called?

1 KC Onyekanne, Blair Arnold, Kathleen Wu, Alix Bulleit, Devin Eichler 2 Wes Chambers, Robert Croysdale, Lindsay Shelton 3 Connor Peirce, Kaitlin Klarer 4 Jeff Quigley, Susan Quigley, Meredith Quigley, Nancy Rath 5 Adam Green, Emily Kaple 6 Bianca DiPasquale, Kristen Luke 7 Valerie Wood, David Whiteaker 8 Phillip Jones, Devin Eichler, Jared Rooker 9 Caroline Scott, Meredith Quigley

The exhibition aims to raise the profile of architecture and capture how the industry has evolved over the years.

The exhibition attracted more than 20,000 visitors to view the displays over the 17-day period. The exhibits consisted of more than 600 pounds of materials, including recyclable and reclaimed materials, air plants, cedar branches, card board, gator board, plexiglass, ply wood, wire mesh, LED lighting, Macrame strings, steel, concrete, and more than 150 nuts, bolts and screws.

The 21 installations were designed by Merriman Associates Architects, Stantec, Page Southerland Page, Inc., RHA, RTKL, the University of Texas at Arlington AIAS (American Institute of Architecture Students), HKS, Inc., Beck Group, Omniplan, A Gruppo Architects, GSR- Andrade Architects, Inc., Perkins-Will, SWA Group, Halff Associates, Inc., BRW Architects, Inc., Gensler, BOKAPowell, SHM Architects, HDR Architecture, 5G Studio Collaborative and Corgan.

Over the 25-year history of the event, Dallas architecture firms have dedicated hundreds of employees and thousands of hours to work on their RETROSPECT installations.

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Photos provided by WJN Photo

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I

International Winners

n one of property management's most anticipated nights of the year, BOMA International Convention & Expo attendees packed Los Angeles' JW Marriott at the end of June to find out which buildings would take home the coveted International TOBY (The Outstanding Building of the Year) Award, the highest honor bestowed upon a building's operational team. The winners were recognized for excellence in office building management and operations in specific categories of building size or type. This year's awards had a new category that focused on retail.

To win an International TOBY Award, a property first must win both local and regional competitions. Judging is based upon community impact, tenant/employee relations programs, energy management systems, accessibility for the disabled, emergency evacuation procedures, building personnel training programs and overall quality indicators.

A team of industry professionals also conducted comprehensive building inspections.

Corporate Headquarters

Managed by: CBRE Property Manager: Julie Young, RPA, FMA, CCIM, CPM

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

Preston Commons Dallas, TX

Congratulations!

972-230-0302 www.landscapeandfloral.com

Hunt Corporate Headquarters Dallas, TX

Congratulations!

800-544-4576 www.midamericametals.com

Congratulations!

250,000—499,999 Square Feet

17Seventeen McKinney

Managed by: Granite Properties Property Manager: Michele Martin

Dallas, TX

Congratulations!

214-631-5500 www.sigmapolishing.com

214-630-1001 www.whelensecurity.com 32

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Suburban Office Park Mid Rise

214-630-1602 www.citywidebuildingservices.com

Tollway Plaza

Managed by: CBRE Property Manager: Cathy Kuebler, CPM

Dallas, TX

972-230-0302 www.landscapeandfloral.com BOMA inducted its newest Fellows. Bookended by Rosemont Realty's Jim Peck (left) and Cushman & Wakefield of Ohio's Dick Purtell are the honorees who have displayed exemplary and sustained contributions to the industry, their profession, the community and BOMA: Peloton Commercial Real Estate's William Moebius, Main Street Real Estate Advisors' Susan Engstrom, Texas Medical Association's Lisa Hensley and Capitol Square Review and Advisory Board's William Carleton.

Age is a very high price to pay for maturity.

Renovated Building

Historical Building 230 Park Avenue New York, NY

Earth Award World Exchange Plaza Ottawa, ON

500,000 - 1,000,000 Square Feet 20 Queen Street West Toronto, ON Retail Bramalea City Centre Brampton, ON

Industrial Office Building Rangewinds Business Park Calgary, AB Over 1,000,000 Square Feet Capella Tower Minneapolis, MN

Medical Office Building Memorial Hermann Memorial City Medical Plaza 4 Houston, TX

100,000 -249,999 Square Feet Creve Coeur Center IV Creve Coeur, MO Suburban Office Park Low Rise Kilroy Centre DelMar San Diego, CA

Under 100,000 Square Feet M@dison Theatre Building Detroit, MI SEPt2015 | the net work

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Each year the chapter strives to provide programming that upholds the value of knowledge, elevates the profession and serves the public through the impact of health, safety and welfare. In addition, it seeks opportunities to advocate for the design profession though local programs and educational activities. In the last year alone, the Chapter provided 81 educational events or classes to its membership and the design community.

IREM Dallas Teddy Bear Drive

Interested in finding our more information or getting more involved in your local City Center?

Reach out to our new 2015-2016 IIDA Texas Oklahoma President: Joanna Prazak, RID, IIDA, LEED AP ID+C (prazakj@crgoffice.com) July marked the beginning of the IIDA calendar year and also the introduction of its new City Center Councils and Chapter Board Members. These groups represent each of the 8 City Centers and individuals who specifically coordinate communications, advocacy, special events, membership and more.

Through September 30th the IREM Dallas Community Outreach Committee will be collecting NEW stuffed animals for the Dallas Police Department to give to children who have experienced a traumatic event in their lives. The little stuffed creatures bring comfort to these frightened and traumatized children who have suffered due to abuse, fire, flood, loss of a parent or other devastating event.

2015 - 2016 IIDA Texas Oklahoma Chapter Board of Directors President | Joanna Prazak, IIDA, LEED AP | CRG Past President | Keesha Erdmann, IIDA, RID | Cronan & Associates President Elect | Krystal Lucero, IIDA, RID | Edwards + Mulhausen INTERIOR DESIGN VP of Professional Development | Shannah O’Neill, IIDA, RID | The HON Company VP of Communications | Angela Crum, IIDA, RID, LEED AP | RTKL Associates, Inc. VP of Membership | Jill Hair, IIDA VP of Associates | Amanda Meininger, IIDA, RID |Tandus Centiva VP of Advocacy Texas | Clara Karnei, IIDA, RID | IA Interior Architects VP of Advocacy Oklahoma | Laura Sesock Whitehead, Industry IIDA | Office Interiors VP of Campus Centers | Stephanie Fallon, M.S., IIDA, RID | WHR Architects Director of Education | Greta M. Buehrle, RID, IIDA, IDEC, LEED AP| University of North Texas Director of Industry | Jenny Conditt, Industry IIDA | Herman Miller Director of Special Events | Allison Vaughan-King, Ind. IIDA | Humanscale Director of Austin City Center | Heidi Haigood, RID, IIDA | TechCenter Design, Inc. Director of Dallas City Center | Maryanne Hewitt, IIDA | Steelcase Director of Fort Worth City Center | Stephanie McPeak, IIDA, RID, NCIDQ | Texas Christian University Director of Houston City Center | Kimberly Phipps Nichol, IIDA, RID, LEED AP O+M | Inventure Design Group Director of Oklahoma City City Center | Jennifer Jones, Associate IIDA | ADG Director of San Antonio City Center | Christina Cantu, IIDA, EDAC, TAID | GSC Architects Director of Tulsa City Center | Ashley Torres, Associate IIDA | L&M Office Furniture Director of West Texas City Center | Andrea Wade, IIDA | Officewise Student Representative | Lindsey Torpey, Student IIDA | University of North Texas Chapter Administrator | Megan Romboletti

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Houston

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Oklahoma City

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San Antonio 5 5 7

41 5 35

Tulsa West Texas

9 7

Chapter

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IIDA Texas Oklahoma Chapter | Annual Programs

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ACE Scholars together with their instructor (Ann McCullough) and Habitat workers at a build earlier this year.

Events, Program, Volunteer Austin

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NAWIC ACE Scholars is an architecture, construction and engineering mentoring program that was initiated by Francine Hawkins-Alegeh of NAWIC (National Association of Women In Construction) and Macarthur High School ACE Coordinator and Architecture Instructor Justin Miley during the 2012-2013 school year. The original plan was to start a group to entice more girls to take classes in the field construction.

196 Events

81 Education

CEUs, Classes, Tours 15

NAWIC ACE Scholars

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Francine Hawkins-Alegeh (R) and Ann McCullough

Craig Savor craig@mustanglighting.com Craig Savor is the president of Mustang Lighting, based in Garland, TX

T

Some drink at the fountain of knowledge. Others just gargle.

he world of lighting is exciting for those in the business. With the increasing use of LED lighting, the quality has never been better and the cost is becoming more affordable. Like so many other things in life, you get what you pay for, and with such a wide range in prices, it’s hard to decide which one to choose.

Get Help!

Once you’ve decided to research an upgrade to your lighting, whom do you trust? If you’re a big enough company you could go straight to the manufacturer. It will find the best product they offer to fit your project.

This doesn’t mean it’s the best option available; there may be another manufacturer that is a better fit for your needs. For most businesses a lighting upgrade is an important investment - an investment that should result in dollars saved over the long run. But that’s just it, isn’t it? How do you know that the LED lighting you are about to purchase will do what the manufacturer or your supplier says it will do?

a business is totally unacceptable, but that's the policy with some manufactures. Be sure to ask.

Planning Ahead

The great thing about replacing an existing traditional style PAR, BR, MR, etc. lamp with a traditional style LED of the same size and shape is that it is the same size and shape.

After the LED has gone out, the fixture remains and you just replace the lamps. But with fixtures that have the LEDs integrated in them, sometimes you need to replace the whole fixture. And, if that fixture is no longer available, you will either have to replace all of the LED light fixtures or risk having mismatched fixtures that not only look different, but also most likely will have a different level of light output.

Take 2 x 4 commercial light fixtures for example.

You can replace the existing fluorescent T8 lamps with LED T8 lamps. This way after 5 years when the LED T8s start to go out, you replace only the lamps not the fixtures. Some manufactures sell the fixtures with integrated LED light source and supply replacement parts. But what is the longterm cost to be locked in with an integrated LED fixture?

Warranty Problems

Go online and search on the manufacturer listed on the product. Can’t find it? It’s not uncommon for suppliers to sell products that they have sourced from overseas. Your supplier has probably told you that there is a five to ten year service warranty on an LED product. But what happens if your contractor or electrician is no longer in business?

A store will only warranty a product that you have a receipt for. If your contractor did not provide you a receipt (which is more than likely the case), you are not entitled to coverage under the warranty. If you can’t find the manufacturer, how are you going to get a warranty replacement?

Lesson: choose a manufacturer whose business has a presence in the United States and has a clearly stated warranty policy on its website. Yes, its website. If the manufacture does not have a website, beware.

Many LED products have individual LED diodes that make up the light source. What constitutes a failure of these units so that you can seek a replacement? Ask your supplier if 10% of the diodes fail, does that meet the requirements for a replacement? If not, what are the circumstances that would constitute a replacement? You’ll be surprised how many manufacturers’ representatives can’t answer this question. You might also be surprised to learn that some manufacturers have a policy that there must be a 50% failure before replacement. A 50% loss of light levels to

Foot-candles

Make sure that your lighting will perform the way it should. You need a certain number of foot-candles, (the amount of light reaching the area you need to light), for your business. Have your supplier install a sample and take foot-candle readings. If you’re happy with the light levels of your existing lighting, make sure the new LED lighting is equal to the existing.

Make sure the color or CCT is as close to the industry standard as possible (such as 2400, 2700, 3000, 3500, 4000, 5000, etc.). If the color is only made by that manufacture you’re stuck with them for replacements in the future. A general guide for foot-candle levels can be found at http://www. mustanglighting.com/images/foot-candle.pdf. For foot-candle levels specific to your application, consult a lighting professional.

Lighting is a huge part of every business. Like any other investment, do your homework. Make sure you are investing in a quality product from a respectable manufacture purchased from a trusted supplier and chances are it will serve you well for many years to come.

a non-traditional approach to business collections 682.224.5855 • www.thearsenalcompanies.com Anywhere in the US • You pay nothing unless and until we collect!

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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.

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n 2009, construction was completed on the Stadthaus, a nine-story, 29-apartment building in the rapidly gentrifying Shoreditch neighborhood of London. From a distance, the structure would have seemed to be a rather unremarkable postmodern addition to the neighborhood. Definitively rectangular and rendered in pixelated shades of grey, the building would make for an entirely convincing urban dorm building.

Today, looking at Stadthaus, one wouldn’t imagine it was a prize-winning building, let alone an influential one. However, to understand its importance one must know the secret hidden within the building’s walls.

Because from its frame to its elevator shafts to its exterior paneling, Stadthaus is built almost entirely of wood.

Long regarded as a limited and dangerous [historic city-wide fires tend to have a pretty awful effect on your reputation] material, wood may be making a major comeback. Thanks to a confluence of technological advances and ecological concerns, wood is developing a buzz as a kind of 21st century wonder material. This shift in thinking is thanks, in part, to the success of the unassuming, grey Stadthaus building.

Designed by Waugh Thistleton Architects in London, the building is as much of a marvel of 36

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manufacturing as it is of design. The material used in the project, cross-laminated timber—or CLT—is a far cry from conventional lumber.

With much of the world’s stock of old growth lumber logged centuries ago, building massive projects with wood requires some technological enhancement.

Developed by KLH of Austria [a lumberrich country no doubt thrilled to see wood make a comeback], CLT [also called massive timber] is produced by stacking strips of spruce crosswise and gluing them together under high pressure—essentially creating giant panels of super-plywood. The angled layering of CLT is the key to providing immense structural

integrity, allowing the pre-cut panels to bear loads. Customizable in size and thickness, CLT behaves more like concrete slabs than lumber beams—and some of Stadthaus’s panels reach up to a foot thick. Whereas a conventional tall building may rely on a steel skeletal frame with beams and columns, CLT panels distribute the weight of the entire structure evenly, fitting together like a massive piece of Ikea furniture— albeit far sturdier.

The construction of Stadthaus proceeded in an Ikea-like manner as well. Thanks to the modular pre-assembly of the CLT panels, completion of Stadthaus was remarkably speedy. Four workmen finished the project in

just seven weeks, cutting the labor cost by approximately 30% against conventional steel and concrete construction. And so, while CLT is more expensive than traditional materials, its price was largely recouped in saved labor.

Technological advancements have quelled the single largest concern with wood as a primary material: fire. In a blaze, CLT’s outer layers char and seal the interior, keeping the building up longer. In testing, CLT has outperformed steel, which melts at high temperatures.

Perhaps wood’s greatest appeal, however, is its role as a sustainable resource. Wood is, of course, entirely renewable. It’s also nearly unbeatable when it comes to its carbon footprint. While producing steel and concrete require the production massive amounts of carbon, trees capture and store it. And so, timber represents locked carbon, or “embodied energy.” With 186 tons of carbon locked in its timber panels, Stadthaus is actually a carbon negative building, offsetting its cooling and heating costs for the first twenty years of its existence.

It’s not who you know, it’s whom you know.

While CLT and its ilk are promising advancements in reconsidering wood, we must be careful when we sing wood’s praises. In the United States, we still rely on cheap fast-growth lumber in framing most of our houses, and end up paying dearly for it down the line. Wood stud framing is susceptible to rot, termites, and fire—and perform poorly in natural disasters.

Until CLT becomes more commonplace and less expensive, we’re in dire need for residential building code reform. What we may see is a crosspollination of building materials, with taller buildings using wood and houses incorporating concrete, masonry, steel, and eventually CLT. It may also take a wide, international revision of building codes, as Stadthaus was able to proceed mainly because it wasn’t expressly prohibited in European building codes. To reap the benefits of more environmentally friendly applications, our codes have to keep up.

What is clear is that it’s time for a reassessment of our prejudices and assumptions about materials. Today there are plans for ever-taller wooden buildings around the world. The HoHo project in Vienna, currently underway, will stretch to 24 floors and 276 feet. It will save 2,800 tons of carbon dioxide emission in total and just might usher in the age of the wooden skyscraper—or the plyscaper, as some have begun to call it.

Perhaps in the future, we’ll be looking at entire cities of wood, remembering the short and strange age of concrete and steel. n

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Market View OFFICE Q2 2015 austin

Tightest Vacancy in Texas; YTD Demand Nears 1.0 Million SF • Austin’s office market delivered 869,280 sq. ft. of new product this quarter, representing nearly a 2% increase in net rentable area and brought the year- to-date total of completions to 1,750,375 sq. ft.

And the market is not yet done: even with all the completions so far this year, there is another 2.2 million underway.

Asking Rates, Gross Avg. Annual and Vacancy Rates

• Still, the Capital City posted a robust quarter for net absorption with nearly 300,000 sq. ft. absorbed in in the past 90 days in the CBD and nearly another 200,000 sq. ft. in the suburbs.

Even with the recent uptick to 11.9%, Austin’s office vacancy is the tightest amongst state major metros. This explains why CBRE Research is closely tracking the seven office buildings delivered in Q2 2015 for a total of 869,280 sq. ft. Only one of the buildings was in the CBD, an office portion of the mostly residential building at 311 Bowie; 40,985 sq. ft. had been pre-leased by Whole Foods.

Meanwhile, the Southwest submarket delivered the most product; four buildings totaling of 663,295 sq. ft. - the largest 3700 San Clemente.

Voracious Tenant Demand by Mid-Year; 2.9 Million Sq. Ft. RELENTLESS NET ABSORPTION REACHES YET ANOTHER HISTORIC HIGH Net absorption throughout the DFW office market continued to trend positively for the 20th consecutive quarter dating back to Q3 2010. The Q2 2015 total net absorption of 1,686,455 sq. ft. is the largest quarter of positive net absorption since Q1 2009.

Net Absorption and Vacancy

All together, the first half of 2015 recorded 2,902,853 sq. ft. of positive net absorption, the highest accumulation of net absorption for two back-to-back quarters on record.

DFW VACANCY MARCHES TOWARDS PRE- RECESSIONARY LEVELS Market wide vacancy decreased by 40 basis points in Q2 2015, closing with a 17.9% vacancy rate—only the second time the vacancy rate has dipped below 18% since 2008.

THE DFW METROPLEX RANKS THIRD IN U.S. FOR JOB GAINS SO FAR THIS YEAR According to the U.S. Bureau of Labor Statistics, annual year-over-year non-farm employment growth throughout Dallas/Fort Worth remained strong through May 2015 with a recorded 3.7 % growth, representing 112,200 new payrolls.

SAN ANT O NI O

Vacancy Slides as Tenant Demand Hits Record High Asking Rate, Gross Avg. Annual and Vacancy Rate

• The first half of 2015 has been the strongest ever recorded, edging out the previous year with 637,636 sq. ft. of year-to-date positive net absorption. This caused vacancy to fall to 15.4%. Asking rents have also surpassed previous record highs, as the average increased another $0.28 per sq. ft. to $20.95 per sq. ft. Another two buildings delivered to the market, as over 200,000 sq. ft. was added to existing inventory. This brings the year-to-date total of completed construction up to 367,695 sq. ft., already surpassing the previous year by over 130,000 sq. ft. Construction levels finished the quarter at 642,122 sq. ft., with multiple projects expected to be completed by the end of the year.

With another strong showing in Q2 2015, which posted 211,227 sq. ft. of positive net absorption, this year has seen the highest recorded levels of absorption over the first two quarters. This brings the year-to-date absorption up to 637,636 sq. ft., which surpassed the highest level reached the same time last year when nearly 630,000 sq. ft. was absorbed from the market. The quarter closed with vacancy falling 10 basis points (bps) quarter-over- quarter to 15.4%. This is the lowest level vacancy has seen since 2007, when it was below 15%. This also marks the sixth consecutive quarter that vacancy has gone down, as well as the tenth straight quarter that posted positive net absorption.

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My mind works like lightening: one brilliant flash, and it’s gone.

D A L L AS / F O RT W O RT H

Growing appetite for U.S. Skyline

TO VIEW THE JLL SKYLINE, TEXT 990 TO 444-222 [Msg & Data Rates Apply; Privacy Policy + SMS Terms & Conditions found here: pocketstop.com/jll-dfw-terms]

For more information, please contact: Walter Bialas • +1 214 438 6228 • walter.bialas@am.jll.com www.jll.com/dallas SEPt2015 | the net work

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C O L L I E R S I N T E R N AT I O N A L D A L L A S O V E R V I E W The North Texas office and industrial markets have showed no signs of slowing down in the first two quarters of 2015, according to research released by global real estate firm Colliers International in their quarterly market report.

Once again, the Dallas Fort Worth metroplex saw vacancy rates drop and average rental rates rise to meet the incredible demand that the region is currently experiencing from the influx of new business and relocation of large corporate headquarters and distribution facilities.

Commercial real estate loan activity was robust in Q2 as there was a stable demand for professional services generated by those corporate headquarters and well-positioned distribution

OFFICE AND

centers as international trade grows in the North Texas area.

The Colliers International research team is committed to digging deep into the numbers and identifying trends to help

INDUSTRIAL

best address the needs of our clients. Our research group believes that information is one of the most powerful tools at our disposal and we pride ourselves on our dedicated and experienced team of research professionals.

C O L L I E R S R E S E A R C H : FA ST FA C T S

13.5 MSF

309 MSF

4.1 MSF

NO. 4

7 MSF

288 A DAY

Industrial construction currently underway in DFW

Office absorption in the DFW market so far this year

New Office construction currently in DFW

Amount of rentable office space in DFW

North Texas is the 4th fastest growing region in the U.S.

Number of people relocating to North Texas

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Real Estate

Grand Prismastic Spring Yellowstone National Park

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rand Prismatic Spring (located in Midway Geyser Basin in Yellowstone National Park in Wyoming) has the distinction of being the largest hot spring in the United States, and the third largest in the world. It measures approximately 300 feet in diameter and 160 feet in depth. The spring discharges an estimated 560 gallons of 160 °F water per minute.

My wife is such a bad cook, in my house we pray after the meal. (Rodney Dangerfield)

There are hot springs on all continents and in many countries around the world. (A hot spring is a spring that is produced by the emergence of geothermally heated groundwater from the Earth’s crust.) Countries that are renowned for their hot springs include Honduras, Chile, Hungary, Iceland, Israel, Japan, New Zealand and the United States, but there are interesting and unique hot springs in many other places as well. The only hot springs in the world that are larger than the Grand Prismatic Spring are Frying Pan Lake in New Zealand and Boiling Lake in Dominica (pictured at bottom).

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The new embassy is situated in the Nine Elms district, an industrial zone under intense redevelopment on London's South Bank

the surrounding park containing a pond, walkways, seating, and landscape along its edges, all open to the citizens of London. In contrast to high perimeter walls and fences, security requirements are achieved through landscape design—such as the large pond, low garden walls with bench seating, and differences in elevation that create natural, unobtrusive barriers.

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he United States is building a new embassy in London - a modern, welcoming, safe and energy efficient embassy for the 21st century!

Since 1785, when John Adams became the first ambassador to the Court of St. James’s, Grosvenor Square has been home to the US embassy in London. Eero Saarinen designed the existing embassy building in 1960. More than half a century later, it has become over-crowded and unable to meet modern-day security and workplace needs.

Regarding the move, Ambassador Robert Tuttle, who led the search for a new site, said: “We looked at all our options, including renovation of our current building on Grosvenor Square. In the end, we realized that the goal of a modern, secure and environmentally sustainable Embassy could best be met by constructing a new facility.”

The State Department sought to create a new embassy that would serve as the centerpiece of one of America’s longest-standing and most valued relationships. It also wanted to pursue a new paradigm

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in embassy design, termed Design Excellence, which emphasizes the role of architecture in diplomacy.

This new model seeks buildings that represent the ideals of the American government—giving priority to transparency, openness, and equality, and drawing on the best of American architecture, engineering, technology, art, and culture.

The design was opened up to competition and the winning design was submitted by Philadelphia-based architects Kieran Timberlake. The new embassy is situated in the Nine Elms district, an industrial zone under intense redevelopment on London's South Bank. Contributing to this revitalization are a civic plaza and park, connecting the Thames embankment and Nine Lane to a new pedestrian green way linking Vauxhall to Battersea. Due to be completed in late 2016, the project has been funded entirely by the proceeds of the sale of other U.S. Government properties in London, not through appropriated funds.

The Site

The embassy will stand at the center of the site, with

Many features serve dual purposes, in keeping with the need to balance multiple requirements into a cohesive and coherent whole. The holistic approach is being used regarding the use of water, energy, and materials in all decisions made about building systems, integrating them so that they work together and enhance each other. For instance, just as the pond serves as a subtle security barrier, it also plays an integral role in the site’s stormwater strategy.

Rainwater is absorbed by the earth or filtered through drainage bioswales and planting trays and stored in the pond. This reduces the strain on municipal sewer systems while providing a source for landscape irrigation.

The building is a transparent, crystalline cube designed to afford generous daylight and views. A high-performance building façade uses multiplelayer laminated glazing with an outer envelope of ETFE (ethylene tetrafluoroethylene) to screen excessive solar gain and glare while allowing a uniform distribution of daylight. The envelope gathers solar energy and mitigates wind downdrafts, improving the comfort of the landscaped plazas and walkways below. Like the landscape, the chancery is designed to be visually engaging while imperceptibly integrating security measures. n Compiled by network sources

Rose-Mary Rumbley

rosetalksdallas@aol.com

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..

If practice makes perfect and nobody’s perfect…why practice?

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The Texas Rangers

ecently I was speaking with a lady about the Texas Rangers. She was talking about the baseball team and I was talking about the law enforcement unit. Needless to say, it was an odd conversation.

Finally it dawned on me that her thoughts were in Arlington and mine were with Stephen F. Austin on the Colorado River, where he appointed ten men to act as rangers protecting the settlers from the Indians. That was in 1821.

making him look even bigger than he was.

All the arrows shot at him were stalled in the pecans and never touched him. Then as the Indians ran off, he sat down and ate every one of the life saving nuts. Big Foot died of old age and his body rests in the state cemetery in Austin.

Stephen Fuller Austin, Father of Texas, fulfilled his father’s dream to colonize Texas; he brought 300 families to the land called TEJAS by the Indians and TEXAS by the Anglo Saxons. With determination and gusto, he visited the Mexican government and got permission to colonize Texas.

Jack Coffee Hayes was a hero in the Mexican War. He hailed from Tennessee, and arrived in Texas with a military background. His father had fought with Andy Jackson and Sam Houston in the War of 1812.

Stephen F. Austin

While Stephen F. was in Mexico, his lieutenant, Moses Morrison, seeing a great need for protection of the colonists, assembled some men and gave this order: “Save us from the Tankawa and Karankawa Indians.” Then when Austin returned he named ten more men as protective agents, and these two bodies became what we know as the Texas Rangers.

The original militia had a fife and drum brigade as in the Colonial Armies, but such military protocol was not effective against mounted Indians. So frontier tactics were taken on. One writer observed that “a Ranger could ride like a Mexican, trail like and Indian, shoot like a Tennesseean, and fight like the devil.” So true; however, like any fine body of fighting men, there are always a few that were exceptional--memorable.

One was William Alexander Anderson Wallace, known as Big Foot. He was born Bigfoot Wallace in Virginia in 1817 and worked on his father’s farm until he heard that his brother and cousin were slaughtered at Goliad by the Mexican army. That’s all it took. Big Foot headed for Texas with revenge burning in his heart.

There he met the great Texas Ranger, Jack Coffee Hayes, and joined him. This is when he was mistaken as an invading Indian who was called Big Foot. Wallace was cleared of the accusation, but the name stuck. He became Big Foot Wallace, who later was part of the “Black Bean Incident.” A group of Rangers were captured at Mier, Mexico, where they were engaged in battle with General Adrien Woll. These captives were taken to Mexico City where they were blindfolded and told to draw beans from a crock. Drawing one of the 176 white beans assured safety back to Texas, but drawing a black bean meant immediate execution. Big Foot was lucky. He drew a white bean and returned to Texas to fight in the Mexican War and later in the Civil War. He retired to a piece of land given to him by the State of Texas, and there he sat on the front porch and told wild, exaggerated tales of his life. He told of holding off a tribe of Indians by filling his shirt with pecans,

John “Jack” Coffee Hays Hayes was the commander of John Salmon Ford, who came from South Carolina in 1836 and settled in San Augustine where he practiced medicine and served in the Republic of Texas Congress. Then he joined Hayes in the Mexican War where he got the name “Rip,” because when he sent letters to the families of those who had been killed, he always ended the notes with RIP--Rest in Peace.

Rip Ford engaged in the last battle of the Civil War, Battle of Palmito Ranch.

This was the battle at the border where the Mexicans were invading Texas fighting on the side of the Union. Later, he became the editor of the Brownsville paper, served as Mayor of Brownsville, served in the Texas Congress, served as Superintendent of the Texas School for the Deaf and wrote for the Texas State Historical Association.

These Rangers, Big Foot, Coffee Hayes, Rip Ford, were great heroes who returned from battle to a peaceful life in Texas. But, one didn’t come back from the Mexican War-Samuel Walker--so great that a Television Show was named for him--WALKER TEXAS RANGER. Sam Walker, came from Maryland, to fight with the Texans. He was captured and taken to Mexico where he lucked out by drawing a white bean. Then he joined Jack Coffee Hayes, but Sam Walker not until he worked with Samuel Colt creating a gun for the Rangers--the Walker Colt.

But, this gun didn’t help Sam. Alas, at the battle in Huamantla, near Monterrey, he was shot in the back. Here is where some tall Texas tales are told.

Supposedly, his last words were “Bury me by the river in San Antonio.”

Another Walker

Here is another story of Sam Walker but this one is totally true. Walker County, Huntsville, is named for Richard Walker, the Mississippi Senator who worked hard to bring Texas into the union. Later, Richard Walker, became a Union sympathizer.

The people of Huntsville, not wanting the name of a traitor to the South on their county shouted, “Change the name!” Someone pointed out that the maps would have to be changed too, thus the cry came, “Go out and find another Walker.” This was an easy assignment. The county is named for Samuel Walker.

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lano, 19 miles north of downtown Dallas, is the fourth largest city in the Dallas-Fort Worth region. With over 266,000 residents, it is home to many global corporations; it has a competitive business climate, world-class business parks, and superior accessibility. And it provides companies with a highly educated workforce; 54% of adults have a bachelor’s degree or higher (nearly twice the U.S. average). Ranking as the 3rd Hardest Working City in America and designated the 10th Best City in which to Find a Job (WalletHub.com), Plano is attracting the interest of companies all around the country.

Legacy Business Park in Plano is a 2,600-acre master-planned business, retail and residential community located along the Dallas Tollway with over 16 million square feet of headquarter and regional office space. It stands out among the area’s business parks, having attracted 18 top corporate firms to its distinctive address.

Legacy Tower Phase I is the gateway to Legacy Business Park. Its curved glass-curtain wall symbolizes the commerce and cachet of an upscale business environment delivering operational success by every measure. Office buildings, housing and businesses are creating new neighborhoods in proximity to The Shops at Legacy, and its success has spurred an increase in value and demand. Legacy Tower is an important part of Plano’s wave of new development. Class-A office space lease rates rank third in the Dallas area, behind only Uptown and Preston Center, commanding higher rates per square foot than other Dallas markets.

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The building’s main entrance opens to The Shops at Legacy, one of the most successful live-workplay communities in North Texas. A restaurant currently in progress for the first floor of Legacy Tower will add another dimension to the community, and the estimated 1,800 employees that will occupy Legacy Tower will also drive business in the area.

The Shops at Legacy is a powerful economic engine for Plano, and since Legacy Tower’s 2013 groundbreaking, 13 new projects in the immediate vicinity have been completed, totaling $84.5 million in private investment. These projects include more than 3,100 housing units and 2.0 million square feet of office, with more than 3.9 million square feet and 2,200+ multifamily units under construction. Recognizing the value of the Legacy area, bolstered by Legacy Tower, many corporations continue to migrate their headquarters or expand to this vibrant suburban epicenter. Corporations now in this area include Ericsson, FedEx, Toyota, Liberty Mutual, Pizza Hut, JC Penny, and Capital One. Presently, Murchison Oil and Gas, UBS and Hilti have occupied Legacy Tower.

Trammell Crow Company (TCC) and joint venture partner, Principal Real Estate Investors, broke ground in May 2013 on the first phase of Legacy Towers, a two-phase office project. Phase I has a 13-story, 342,033-square-foot, Class AA office tower and six-level parking structure. It features warm tones of precast concrete with accentuating silver metal accents, soft gray glass, and a rich granite base. The dynamic architectural statement is highlighted by a

DENton Walker

dwalker@trammellcrow.com Denton Walker is a Senior Managing Director at Trammell Crow Company

sloping glass wall on the building’s exterior, which extends from the building’s base to the penthouse top on its most visible façade. The project is currently seeking LEED® Gold certification.

This location – and what would become the ultimate design – needed to make a welcoming statement to the area. TCC tasked their development team to make this “Gateway to Legacy” site one of prominence and the place to be for users/ tenants. In doing so, its elegance had to also be harmonious with the surrounding Legacy atmosphere. Working with the Legacy Design Review Board, TCC developed a façade of clean lines to depict a professional building, cohesive with the existing real estate.

The 1,200-car, six-level parking garage connects to the building lobby via an enclosed air-conditioned walkway. The area between the building and the garage was developed as a landscaped courtyard for tenant use, further complementing the design of Legacy Tower. It offers bold, articulated lines and attractive arrangements along Legacy Drive, enriching the public view of Legacy Towers, and a private garden of soft, flowing design providing a quiet retreat for tenants.

Among the unique features of Legacy Tower are the state-of-the-art finishes in the building. Exotic, richly custom-stained makore wood walls and paneling and book-matched stone from five regions of the world are prominently used throughout. Another distinguishing feature of Legacy Tower is the Legacy Lounge and Training Center – including health and fitness amenities, climate controlled wine lockers/storage for tenants, and more. Legacy Tower’s efficient floor plates are 120’-by-245’, and have an average of 28,000 rentable square feet of contiguous, column-free space, including multiple column-free corner offices.

The office space has floor-to-ceiling glass, and the minimum ceiling height is typically 9’-6”.

Legacy’s inner beauty radiates as each floor is arranged around an efficient building core, with lease space wrapping 360-degrees (column-free), articulated by six all-glass corner offices. Floor-to-ceiling glass throughout yields spectacular views of the area as far as downtown Dallas and Legacy Tower’s luxurious top floor offers higher ceilings and an outdoor balcony space – perfect for tenants wanting to make a statement. n

214-637-8634 | www.brittonbmi.com

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d iv er s i ns

Summer’s Fall Reading List

m er um

The main entrance is just steps away from the many restaurants and retail outlets of The Shops at Legacy. The goal was to make an immediate impression on those entering the front door. With a two-story lobby that illustrates excellence with high-end materials and accents like wood walls, European marble and limestone floors, stainless steel accents, modern LED lighting, and an expansive structural glass wall system on three sides, serving as a “jewel box” for the treasures within, Legacy Towers was composed in a way that delivers increasing value from the outside-in.

Providing Exceptional Service Solutions for Your Cleanings Needs Proud Partner of

Non-Fiction • A Little Bit of Everything by Samora Dissendat • How to Draw by Ellis Strait • It’s All In Your Head by Madge Enation • Days of the Revolution by Millie Tant Fiction • The Scent of a Man by Jim Nasium • Disappeared! by Otto Sight • The Lion Attack by Claudia Armoff • The Monkey’s Cage by Jim Panzee Children • Joe Wins at the Track Meet by C. Howie Runns • Life Before Cars by Orson Buggy • Don’t Be Scared by Emma Fraid • Cry Wolf by Al Armist Biography • Elvis Impersonator by Amal Shukkup • My Youth in Detroit by Helen Earth • Leo Tolstoy by Warren Peace • Lewis Carroll by Allison Wonderland General • The Shrinking Society by Les Ismoor • Take This Job And Shove It by Ike Witt • The Fortuneteller by Reid Palms and Crystal Ball • Erotic Adventures by Oliver Klozoff

d iv er s i ns

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he North Central Texas Council of Governments recognized projects in its Celebrating Leadership in Development Excellence (CLIDE) Awards Program in June.

Started in 2003, the biennial CLIDE Awards honor development and planning projects that exemplify the region’s Principles of Development Excellence (www.developmentexcellence.com), which outline a vision for sustainable, livable communities in North Texas. They center on providing choices for how and where people choose to live and work, promoting walkable environments, transportation and resource-efficient growth, and mixed use and environmentally responsible development—all in quality places that people will be proud to inhabit.

The Jury

This year, the CLIDE Awards jury consisted of a prestigious panel of nationally recognized experts in the fields of urban planning, government, architecture, and development. The 2015 CLIDE Awards jury included: Jury Chair Jerold Kayden, Professor of Urban Planning and Design at Harvard University’s Graduate School of Design; Doug Hooker, Executive Director of the Atlanta Regional Commission; John Rahaim, Planning Director for the City and County of San Francisco; and Smedes York, Chairman of York Properties, Inc. and of related companies, Prudential York Simpson Underwood, and McDonald York Building Company.

Ten projects (seven of which are shown here) were identified to receive leadership awards out of 27 nominations submitted for CLIDE consideration.

New Development

1 Lancaster Urban Village – Catalyst Urban Development, Citywide Community Development Corporation, and the City of Dallas

Redevelopment

2 Continental Bridge and West Dallas Gateway – City of Dallas, CH2M Hill, Wallace Roberts and Todd, Gibson and Associates, and the Trinity Trust 3 The Belmont Hotel Development – Options Real Estate, Fort Worth Avenue Development Group, and the City of Dallas

Special Development

3

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4

4 Rogers Road Pavilion – Tarrant Regional Water District and Bennett Benner Partners 5 Wylie Municipal Complex – City of Wylie 6 Richardson Spring Creek Nature Area Expansion – City of Richardson

Public Policy and Planning

7 The Dallas Transit-Oriented Development District – Prescott Group and the City of Dallas

In addition to the projects pictured, the following four awards were also conferred: Heritage Creekside in Plano – Rosewood Property Company, Gateway Planning Group, the City of Plano, Carbon Thompson, Jackson Walker, Dodd Communications, Kimley-Horn, and Sunwest Communications

If you don’t disagree with me, how will I know I’m right? (Samuel Goldwyn)

Northwest Sector Study, Phase 1 – City of McKinney

Raising Public Awareness

City of Frisco, Water Resources Department – the City of Frisco Congratulations to the 2015 CLIDE Award recipients for their exceptional vision and strong desire to produce sustainable, innovative projects and programs that exemplify the Principles of Development Excellence. These award-winning projects demonstrate that the region is a nationwide leader in sustainable development, committed to development excellence and providing the best quality of life possible for its residents!

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For more information on the 2015 CLIDE Awards, go to www.developmentexcellence.com.

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Mission San José

San Antonio Missions Receive World Recognition

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n 1945, UNESCO was created in order to respond to the belief, forged by two world wars in less than a generation, that political and economic agreements are not enough to build a lasting peace. Peace must be established on the basis of humanity’s moral and intellectual solidarity. Among other critical aspects of its mission, UNESCO (the “intellectual” agency of the United Nations) strives to build networks among nations that enable this kind of solidarity, by building intercultural understanding through protection of heritage and support for cultural diversity. It created the idea of World Heritage to protect sites of outstanding universal value.

Mission San Juan Capistrano

Mission Concepcion

Only countries that have signed the World Heritage Convention, pledging to protect their natural and cultural heritage, can submit nomination proposals for properties on their territory to be considered for inclusion in UNESCO’s World Heritage List. A nominated property is independently evaluated by two Advisory Bodies mandated by the World Heritage Convention: the International Council on Monuments and Sites (ICOMOS) and the World Conservation Union (IUCN), which respectively provide the World Heritage Committee with evaluations of the cultural and natural sites nominated. The third Advisory Body is the International Centre for the Study of the Preservation and Restoration of Cultural Property (ICCROM), an intergovernmental organization that provides the Committee with expert advice on conservation of cultural sites, as well as on training activities.

Mission Espada

After a site has been nominated and evaluated, it is up to the intergovernmental World Heritage Committee to make the final decision on its inscription. Once a year, the Committee meets to decide which sites will be inscribed on the World Heritage List. To be included on the World Heritage List, sites must be of outstanding universal value and meet at least one out of ten selection criteria (which are explained in the Operational Guidelines for the Implementation of the World Heritage Convention - http://whc.unesco.org/en/guidelines/ ). n Compiled by network sources

The Alamo

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A committee is a group doing the work of one.

On July 5, 2015, the San Antonio Missions and the Alamo joined the ranks of internationally recognized landmarks (which include such places as the Taj Majal and the Great Barrier Reef). Also this year, more than a dozen other sites around the world received such status (conferred by the World Heritage Committee ). The missions were the only site(s) in the United States proposed for world heritage status this year. Other American icons already on the list include the Statue of Liberty and the Grand Canyon. A complete list of world heritage sites can be viewed at http://whc.unesco. org/en/list/&order=country#alphaU

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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. He is also a Contributing Editor of the network.

At-Will vs. Contract Employment

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w h at i t m e a n s to yo u

uthor and playwright Oscar Wilde once said, “The best way to appreciate your job is to imagine yourself without one.” In this postrecession era, the employment landscape has changed dramatically – and it is important to examine one of the most fundamental, yet misunderstood, concepts in modern employment law: at-will employment.

What is At Will Employment?

Until the early part of the 20th century, it was common to employ someone for a fixed period of one year. That practice ended long ago, and the more common practice now is to hire employees on an at-will basis. In most states, including Texas, every employee is presumed to be an at-will employee. There are generally two exceptions: (1) employees with certain types of employment contracts, and (2) most union members. In an at-will situation, either the employer or employee may terminate the employment relationship at any time, with or without warning, and for good cause, bad cause, or no cause.

Very few employees actually have employment contracts for a fixed period of time. Some employers require signed contracts, but most of them address issues such as keeping the employer’s information confidential, not competing against the employer, and not soliciting its customers or other employees. Just because an employee signs a contract to this effect, that contract alone does not change their status as an at-will employee, unless it specifically changes the status.

In order for a contract to change an employee’s at-will status, it must expressly modify the “at-will” employment status in “clear and specific” language. Usually these contracts have a specific time period for which the employee is to be employed, and specific grounds for how the employee will be terminated. For example, some contracts state that the employee can be terminated if he or she breaches company policy, gets arrested or convicted of certain crimes, or fails to satisfy performance goals. Such a contract will usually require the employer to send notice before the employee can be terminated.

Usually employment contracts are written and signed by all parties. Texas law, like most other states, requires that if the employment term is to last for one year or more, the contract must be in writing to be enforceable. Aside from that, oral contracts may be enforceable, but it is difficult to prove the specifics of oral contracts because memories often fade – sometimes unintentionally, sometimes conveniently. Remember: in an employment relationship, an oral contract isn’t worth the paper it’s written on!

Terminating At-Will Employment

Just because an employment relationship is “at-will”, the employer doesn’t have carte blanche to fire the employee. There are a variety of laws that make it illegal to fire employees for certain reasons. For example, employers are prohibited from terminating employees due to discrimination or retaliation. Accordingly, an employer with fifteen or more employees cannot fire an employee because of, among other things, the employee’s race, color, sex, religion, or national original. Other types of employees – (e.g., pregnant workers, older workers, disabled persons, etc.) - may also be protected by various state and federal laws.

These protections also cover employees who take leave under the Family and Medical Leave Act. All told, there are a host of federal and state laws that protect approximately thirty different characteristics of employees.

It is also illegal to fire an employee for “retaliation”. The term “retaliation” essentially means that an employer cannot fire an employee because the employee lawfully exercised his or her rights. For example, an employee cannot be fired because he or she filed a workers’ compensation claim, or because he or she filed a complaint with the federal government stating that the employer failed to pay overtime wages. Other “retaliation” laws – referred to as “whistleblower protection” – protect employees who report that their employer committed an unlawful act or failed to follow applicable laws. Recently the National Labor Relations Board, an arm of the federal government that we typically associate with employer-union issues, has ventured into the non-union employee realm and issued rulings and guidance indicating that employers cannot take adverse action against any employee (at will or not) who exercises his or her right to discuss the terms and conditions of employment with other employees – either personally or through social media. This is a new area of law with very gray parts, so before an employer issues a policy or revises an employee handbook, it would be a good idea to check with legal counsel knowledgeable in labor law.

Employers should still document at-will employees’ actions and misconduct. If any employee violates policy or makes mistakes, it is important to document the incident. Likewise, it is also important to document an employee’s termination, even if it is at-will, in order to support the decision in the event the employee later claims he/she was fired for an unlawful purpose.

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Independent Contractors

My parents were so poor, they got married for the rice.

Independent contracts are treated differently than employees. The “at-will” rules that govern employees do not apply to independent contractors. Instead, the length and termination of an independent contractor’s relationship is governed by the terms of its agreement with the company. However, employers often utilize independent contractors as employees in disguise so the employer can evade paying benefits, payroll taxes and overtime-wages.

There are various state and federal laws governing whether or not an independent contractor is really an employee. Improperly classifying employees as contractors in an attempt to reduce overhead is not only unfair to the worker, but creates inequality in the employer’s business to the extent its competitors are abiding by the law. To address this issue, on July 15, 2015, the U.S. Department of Labor (DOL) issued further “guidance” on determining whether a worker is an independent contractor or an employee. This is in addition to existing federal laws. Specifically the DOL’s guidance focuses on what it calls an “economic realities test” to distinguish employees from contractors. This test has six factors, namely: (1) whether or not the work is an integral part of the employer’s business; (2) whether the worker’s managerial skills affect her opportunity for profit or loss; (3) whether the worker retained on a permanent or indefinite basis; (4) whether the worker’s investment in the job is relatively minor as compared to the employer’s investment; (5) whether the worker exercises business skills, judgment, and initiative in the work performed; and (6) whether the worker has control over meaningful aspects of the work performed. While all of these factors must be considered when making this determination, the DOL finds some of them more compelling than others, including, for example, whether the contractor is performing work that is integral to the business. The DOL’s ultimate inquiry is whether the worker is “economically dependent on the employer or truly in business for him or herself.”

Of particular significance to the real estate world, the DOL recognizes construction and janitorial/housekeeping providers as being particularly prone to misclassifying employees as contractors. So be on the alert!

Unions & Right To Work Laws

Many union members are not at-will employees. Some unions enter into collective bargaining agreements (CBAs) with employers.

Most CBAs limit the employer’s right to fire the employee, and provide for separate rights and remedies for employees that are wrongfully terminated. Normally, that process is handled through the union’s grievance procedures.

Some employees often confuse the concepts of “at-will” employment and “right to work” employment. The two concepts are really not related. A right to work law protects an employee’s right to decide whether or not to join or financially support a union. Currently, 25 states, including Texas, have right to work laws.

Most of these laws state that a worker cannot be required to join or pay dues to a union. There are a few exceptions to this, for example, employees of airlines and railroads, and employees working on certain federal property, may be required to pay union fees. Further, most right to work laws allow employees to resign from a union without penalty, but still require the union to provide certain benefits to the employee after they quit the union, such as covering the employee by the CBA. While at-will employment gives both employer and employee certain freedoms, it is not without exception or recourse. Regardless of whether you are the employer or employee, you should understand your rights and you should understand what happens if your rights are not respected. n

Experience

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Facility Tours: See FM innovation in action

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Special Events: Career Fair, wellness class, keynotes

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Total immersion in the workplace.

IFMA’s World Workplace is a career-enhancing experience that will change the way we see our facilities and our role in managing them.

The event begins Oct. 7 – Register today at

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Demographic Shifts, Excess Capital Supply and Rising Interest Rates Lead the New List of 2015-16 Top Ten Issues Affecting Real Estate

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emographic shifts -- the impact of retiring Baby Boomers and the rise of the Millennial generation – will likely have the most significant impact on real estate in the near and long-term, according to The Counselors of Real Estate®, which (in June) released its official CRE® 2015-16 Top Ten Issues Affecting Real Estate, a list it compiles annually.

Demographic shifts rose to the top of this year’s list because of the sheer numbers of people and transactions involved in the evolving needs of both groups in coming years, and the far-reaching effect these will have on real estate across all sectors.

Many of the issues on this year’s list have strong interrelationships and affect multiple property sectors. Excess capital supply – funds largely flowing into U.S. real estate purchases from foreign institutional and private investors, and rising interest rates – which greatly impact activity in both the commercial and residential financing sectors, were ranked second and third on the list.

“This list reflects a higher degree of economic uncertainty than in years past,” Mr. Shlaes said.

“Anticipation of rising interest rates, continued currency devaluation, and excess capital flowing into the United States are all on the minds of our membership. Combine this with a growing wage gap and major changes in demographics, and we’ve got a lot to think about this year.”

The Counselors of Real Estate organization is known for thought leadership, extraordinary professional reach (more than 50 real estate specialties are represented by its member experts) and objective identification of the issues and trends most likely to impact real estate now and in the future.

1. Demographic Shifts: Two key groups – large numbers of retiring “Baby Boomers” (born between 1946 –1964), and the next large population wave, the Millennials (born between 1980 – 2000) -- will have the greatest impact on real estate through the lifestyles they choose in coming years. This casts a spotlight on housing in all its forms: for seniors, the homes in which they choose to age-in-place, downsized homes, senior communities or assisted living; for Millennials, the decision to buy or postpone buying, and location most often being driven by amenities, such as urban walkable communities. The real estate and service sectors targeting each group are adapting, too – medical facilities, retail, office and entertainment venues, to name a few; as well as infrastructure and distribution.

Overall, demographic shifts will drive decisions across virtually all real estate sectors this year and for the foreseeable future.

2. Excess Capital Supply: Funds continue to flow from outside the U.S. to purchase U.S. real estate.

The supply is driven by economies that have high savings rates, a shortage of mature financial markets and few safe assets. The investment rate is approaching record highs, presenting the potential for pressure on investments in the future. While investment in major cities continues, some non-gateway and edge cities are also experiencing higher levels of investment.

Multifamily continues to be very attractive, but investment is not limited to commercial property -- residential investment is on the rise, as another form of the secure, transparent asset class that makes U.S. real estate particularly attractive to investors across the globe.

3. Rising Interest Rates: Interest rates have been at near-historic lows – and the general view is that they will stay that way, for a while longer.

But savvy investors and homebuyers alike are preparing for rising rates. When it happens, it will devalue future cash flows, thereby devaluing assets.

An interest rate rise could spur short-term commercial development and slow home sales. Rising rates will cause higher mortgage payments, thereby decreasing homebuyers’ choices. But if Millennials jump in and buy before interest rates rise too far, it could create a second wind for the residential market.

4. Global Instability and Currency Devaluation: The U.S. dollar remains strong – but the global economy is being affected by currency devaluation in many other countries. Investment from

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non-U.S. sources helps fuel the U.S. real estate market, but event risk should be considered -“hot spots” of conflict are continually in the news, as is cyber security -- and the global economy is psychologically linked. Investors and consumers alike should take such factors into consideration as they make real estate decisions.

5. Urbanization: Urban population growth is a global phenomenon. An increasing desire to reside in “live-work-play” and “walkable” communities is not limited to young professionals; older generations are also drawn to such locations, which affects housing choice for all age groups.

Shopping malls must adapt; many have skewed to

one of two successful models – luxury or discount offerings. Urban vertical shopping configurations are gaining traction. Some suburbs are feeling residential pressure, with home resale not easy when younger families don’t want the kinds of homes that are in plentiful supply from a past generation of suburbanites. The past few years have also seen a rise in corporate relocations to cities from the suburbs as a strategy to attract younger, urban professionals.

6. Energy: Oil price drops this year due to increases in non-U.S. oil production have negatively impacted large and small U.S. producers.

Workforce reductions, and the associated decrease in residents’ buying power -while primarily occurring among workers in oil exploration and production – impacts the greater community, from retail to housing to professional services. Last year’s “boom towns” are now the opposite; the length of this duration is unclear.

As a result, alternative energy forms are becoming more attractive. Investors are rethinking their energy investment plans, but the high demand for energy in Japan may change the dynamics.

7. The Gap Between Rich and Poor: because income inequality is widening worldwide, this issue deserves a close look relative to real estate. On the commercial side, it drives new opportunities to serve diverse markets with discounted retail offerings, while at the same time, contributing to a rise in luxury retailers. There are also development opportunities in high-density multi-family and affordable housing, and in “placemaking” -- which can transform a vacant lot or an undesirable neighborhood into an appealing urban “destination” to serve diverse populations.

Yet the gap has arguably impacted purchasing power, diminishing housing choices and home ownership -- and contributing to the delay in new household formation among Millennials and certain immigrant groups. The shift from home

You’re not yourself today. I noticed the improvement immediately.

The announcement was made by Noah D. Shlaes, CRE, 2015 chair of The Counselors of Real Estate -- the invitationonly professional association for the industry’s leading real estate advisors -- during the opening address at the National Association Noah Shlaes of Real Estate Editors (NAREE) conference in Miami. Mr. Shlaes is Senior Managing Director of Global Corporate Services for Newmark Grubb Knight Frank.

The Top Ten Issues Affecting Real Estate

Old musicians never die. They just decompose.

ownership to renting, and a decline in local small business ownership, contributes to fewer jobs and a lack of investment in communities, increasing the potential for the social unrest, we are seeing in cities and towns throughout the world.

8.

Infrastructure: The condition and development of U.S. infrastructure lags behind that of a number of other countries. Aging roads, bridges, and power/gas/water lines no longer satisfy the needs of a highly connected populace, let alone businesses and world economies.

Communities and cities do not have the available capital to invest in infrastructure. Public/private partnerships may be the answer. However, in the short term, adaptive reuse is often constrained. This impacts existing buildings and entire neighborhoods, where energy or water infrastructure cannot be readily improved.

Development, too, can be limited because existing streets and bridges cannot accommodate increased traffic flow if denser housing or mixed-use development are built. The situation is further complicated by citizens unwilling to live in locations where the distance is too great to travel to work or shopping on crowded roads in disrepair.

9. Real Estate Technology and Crowdfunding: Real estate is one of the most dynamic sectors for technology innovation, positioning the real estate industry for disruption. While venture capital has poured into real estate technology startups, crowdfunding could increase opportunity for smaller investors as well. Diverse audiences, including investors and lenders benefit from new technology, as it speeds information gathering and expedites transactions. Technology has also dramatically changed the way real estate professionals do business.

10. The Changing Retail Model: The retail sector faces continued challenges. Merchandise offerings are subject to the preferences of demographic groups in transition. The sector is skewered by decreasing consumer purchasing power, often hampered by aging infrastructure, subject to steep declines in spending if an adverse event (think terrorist attack or cyber security breach) occurs. And yesterday’s best location may be today’s or tomorrow’s worst as urbanization draws more households into cities. On the bright side, despite steady increases in online shopping, there is still a role for physical presence, where shoppers can browse and try products. Retailers that incorporate e-commerce elements, including fast delivery options, are well positioned, at least in the short term. There is continued pressure on existing properties to keep occupancy strong and adapt logistics. Store sizes -- particularly within live/work/play, walkable, and transit oriented developments -- are shrinking, but many of the attractive amenities of such “urban” shopping districts are now being incorporated into suburban shopping areas.

Colorado and it is legal to sell it in appropriately state licensed locations, but the federal government considers it illegal to grow it, house it, sell it or use it. The panelists provided many examples of the complications such a dichotomy presents.

Legalized Cannabis: The Impact on Real Estate It’s Lucrative But It’s Complicated

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eal estate executives from around the world listened to experts in matters concerning legalized cannabis during The Counselors of Real Estate professional association’s recent midyear conference in Denver. Colorado is one of four states where both recreational and medical cannabis are legal, although several states are considering following suit. Counselors attended the session to learn how Denver real estate has been affected by the production, sale and consumption of the plant.

An investor, an attorney and a broker explained the impact on real estate from a variety of professional perspectives.

Dwight Merriam, CRE, Partner, Robinson & Cole, LLP, a lawyer and urban planner from Hartford, Conn.--where medical marijuana is legal--facilitated the candid program discussion among Chad Brue, owner, Brue Capital Partners; Robert Hoban, Esq., managing partner, Hoban and Feola; and Jason Thomas, real estate broker, Avalon Realty Advisors, all of Denver. The consensus: when cannabis is legalized, it’s a highly complicated business.

“To get a license (to grow marijuana), you need to have a physical address,” said Thomas. “That means real estate is the underpinning of the (marijuana) industry .” But he said that the many hurdles a landlord or property owner must navigate if they wish to sell or rent to a grower or distributor– and the difficulties such operators (as they are called) must endure–are indicative of the push-pull of legality being felt in the Denver market.

Simply put, it is legal to grow marijuana for medical purposes and recreational use in

For example, Colorado law states that a dispensary must not be located within 1,000 feet of a school, measured as a pedestrian would walk the distance--but Federal law defines that same 1,000 feet to be “as the crow flies.” These differing measurements could result in a federally unlawful dispensary opening in a space that is legal by state standards. And families who rent in “marijuana friendly” apartments--so that a family member who is critically ill may be provided some relief by using marijuana grown from a few plants on the premises--are afforded no protections under Federal fair housing laws, said Hoban.

Chad Brue is a private investor who owns more than 389,000 square feet of properties dedicated to growing or housing legalized cannabis. He said out of state investors can own real estate used for marijuana-related business, but only Colorado residents can actually grow, distribute or sell marijuana. To obtain a license to grow or distribute marijuana, an operator must be able to state a physical address in the license application, and marijuana must be stated in the lease as the business to be conducted or the substance that will be used on the property. Yet, both are technically prohibited by Federal law and could result in foreclosure of the property.

Despite the uncertainty, Hoban says there has been rapid value appreciation on both residential and commercial real estate related to legalized cannabis.

Hoban said a benefit to Denver is that many old, vacant warehouse buildings are being used to house cannabis, making the plant a catalyst for a massive cleanup of Denver’s warehouse district. Because cannabis needs a tremendous amount of light to grow, new power systems have been installed to the area to support commercial lighting requirements. Similarly, the need for heightened security has brought high numbers of security cameras to this once-derelict area, significantly improving outdoor and indoor safety.

Merriam noted that it is crucial for real estate practitioners to have not only an understanding but also expertise in the nuances of the legalized cannabis business when representing clients or becoming involved in any aspect of real estate undertakings involving cannabis.

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Behind the Fan

on the cover

Susana Zito

“I could tell you what I was thinking when I composed a piece, but not what it means. That would take away from the pleasure of the interpretive experience, of finding one’s own meaning in things. The simple names of each of the pieces are not to tell the viewer what to see.

Rather they are to make the viewer question what he or she sees.”

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s the daughter of an Argentinian Foreign Service Officer and then the wife an American diplomat, Susana Zito has often lived within the bounds of diplomacy and structure – at least externally. She speaks five languages and knows the ‘do’s and don’ts’ of many cultures a round the world; after all, she’s lived there…done that. On the inside, however, she has always been an artist, drawing from that structure and adding a phenomenal imagination to create (most recently) inspiring and uplifting digital artistry – almost the antithesis of structure.

What you see is not what you expect. And what you get is a thoughtful experience of transcendental wonder. Not quite surrealism, but almost a category of its own. It is difficult to look at one of these works and not keep looking – around, in and through it. There must be a reason, you think. A feeling of missing something, but getting something at the same time. You almost want to move the elements of it to restore order, to give it structure.

But each work has its own kind of structure, of order, and those elements belong where they are… every bit as much as they don’t. Totally quixotic. Impractical and unrealistic, yet idealistic and provocative. A picture may be worth a thousand words, but sometimes a thousand words cannot describe a picture. Don’t hang one of Ms. Zito’s works anywhere in your home that you don’t want someone to stop, stare and marvel.

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Ms. Vito splits her time between Boca Raton, FL and Buenos Aires, Argentina. A dedicated website is under construction, but you can contact the artist directly about available works, pricing, and/or custom designs: susanazito29@gmail.com n

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 interior 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.)

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 aesthetic beauty, to move and inspire, to change perceptions, and to communicate 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.

Under The Tree

Rest in the Colas de Zorros

Greek Red Shoes

Baby Clown

Man on the Beach

Flamenco y El Mar

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ocated in Canton, Ohio (approximately 50 miles south of Cleveland, 100 miles west of Pittsburgh, 120 miles northeast of Columbus and around 225 miles from such centers as Detroit, Cincinnati, and Buffalo), the Hall of Fame is in Canton for three primary reasons: (1) the American Professional Football Association (later renamed the National Football League) was founded in Canton on September 17, 1920; (2) the Canton Bulldogs were an early-day pro football power, even before the days of the NFL, and they were also the first two-time champions of the NFL (1922 and 1923 thanks in no small part to Jim Thorpe, who played his first pro football with the Bulldogs, starting in 1915; and (3) in the early 1960s, Canton citizens launched a determined and wellorganized campaign to earn the site designation for their city.

September 7, 1963 – The sparkling new 19,000-square-foot, two-building Pro Football Hall of Fame was officially opened. The charter class of 17 enshrinees was inducted that day.

Jim Thorpe

Nearby Cleveland is also home to the Rock and Roll Hall of Fame and Akron hosts the Inventors Hall of Fame.

May 10, 1971 – The first expansion of the Hall of Fame was completed. The new 34,000-square-foot, threebuilding complex featured increased exhibit space, a movie theater, gift shop, and research library.

November 20, 1978 – The Hall’s second expansion brought the museum up to 51,000 square feet and provided 70 percent more display space, doubled the size of the theater, and saw the museum store and research library triple in size.

Pro Football Hall of Fame

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Inventors Hall of Fame

October 11, 1995 -- A $9.2 million investment saw the Hall of Fame increase to 82,307 square feet. The expansion was highlighted by the Hall’s new attraction, GameDay Stadium, a state-of-the-art rotating theater.

A Freudian slip is when you say one thing but mean your mother.

Since opening in 1963, the Pro Football Hall of Fame has grown in both size and stature. The building was expanded in 1971, 1978 and 1995, and it completed major exhibit gallery renovations in 2003, 2008, and 2009. Together, these improvements have transformed the original 19,000 squarefoot Hall of Fame museum into an exciting internationally recognized institution and travel destination. Not long ago, the Hall had the largest expansion and renovation in its history. The "Future 50" Expansion & Renovation Project expanded the museum to 118,000 square feet. Today, the Hall of Fame stands as a shining tribute to the men who have made professional football America’s most popular sport.

Chris Taylor

chris.taylor@dtz.com

Chris Taylor is the Executive Managing Director of DTZ

SOLANA BUSINESS PARK: MAKING THE OLD NEW AGAIN

Someone who thinks logically provides a nice contrast to the real world.

T

A $50 million facelift will rejuvenate a DFW landmark

he vision for the future of Solana Business Park embodies the quote by Frank Gehry, “Architecture should speak of its time and place, but yearn for timelessness.”

Solana, which means “sunny place” in Spanish, is a 233-acre iconic master planned office park located adjacent to Dallas/Fort Worth International Airport in the communities of Westlake and Southlake. The campus is comprised of 14 buildings spanning more than 1.8 million square feet of leasable office space, supported by a full array of newly renovated onsite amenities, including restaurants, a full service health and fitness club, and a 294 room Marriott Hotel and Conference Center.

Solana Business Park was originally designed in the mid 1980s by the late, noted Mexican architect Ricardo Legorreta and completed in 1989. In addition to its overall design, one of its primary strengths is its immediate access to a highly desirable and dense employee base, as Solana’s location provides 30 minutes access to any employee within Dallas or Ft. Worth. And with the recent completion of the DFW Connector roadway improvement project, employee access has never been more convenient.

“We became interested in the property years ago,” said Brian Driesse, director of asset management for Equity Office Properties. “We’ve just been waiting for the right time. And when the property came on the market last year, we knew we had to act.”

Equity Office Properties, an affiliate of $300 billion global asset management firm Blackstone Group (NYSE: BX), purchased Solana in 2014 to place a stake in the Dallas/Ft. Worth market.

Shortly thereafter, Equity Office began pouring millions into the project to reposition the property as the premier office project in the greater DFW area.

Solana’s renovation builds on the rich architectural history of Legorreta’s work. The contemporary designs improve the inimitability of the original architecture, while modernizing the facilities and enhancing Solana’s “ranch cool” brand identity to appeal to new and current corporate tenants and today’s employee base.

Right now, thousands of gallons of paint are swiftly being applied as the business park takes on a new look. With the property’s $50 million renovation underway, the once brightly colored structures easily seen from the Highway 114 Corridor, are being updated with a more neutral color palette. The park’s first major updates in two decades bring a new Texas vernacular and sophistication to the property.

“The paint color updates provide a visual

indication of the progress made in the renovation process,” said Driesse. “Our goal is to entice relocating companies to consider Solana, and completing aspects of construction will further attract businesses to the revitalized campus.”

Solana’s building improvements, campus enhancements and architectural updates will include increased structured parking with ratio’s from 5 to 7 per 1,000 SF, enhanced wayfinding signage, extensive interior and exterior renovations, enhanced landscaping, and significant upgrades to the retail amenities, including the 38,000-square-foot Larry North Fitness Center. All of these changes are meant to accommodate today’s employees at the intersection of work and life by offering onsite conveniences with a health and fitness center, hotel and conference center, multiple restaurants, 2.5-mile running trail, garage parking and a daycare center—all just steps away from the office.

“The redevelopment will lend further appeal to regional, national, and international companies looking to relocate operations in Texas,” said

global commercial real estate company DTZ. The project team is also working closely with both the Town of Westlake and the City of Southlake as improvement plans are implemented. The various teams worked together to create a scenic naturewalking trail around the campus to complement the campus’ open-space gardens and water features for a relaxed contemporary vibe.

“This is going to have a huge impact on our community,” said Mayor Laura Wheat, talking about the importance of Solana’s continued success. “This is a very important project to the Town of Westlake and will add significantly to the tax base.”

Westlake will host several events on the business park’s campus, including a Classic Car show in October. Representatives of both Westlake and Southlake have worked extensively to keep the surrounding communities abreast of Solana Business Park updates and want to welcome new residents to area with each new corporate tenant.

Shannon Hamons, Southlake’s Director of Economic Development and Tourism, said that the community is moving from being retail-focused to becoming more officespace oriented, and supports all of Solana’s renovation initiatives.

The city is looking forward to working with the Solana developer, brokers and tenants to meet their specific needs and facilitate Southlake as an office destination.

Driesse. “We want to appeal to corporations by creating a work environment that best suits their employees’ lives and lifestyles. It is important to cohesively combine functionality and aesthetics.”

In February, Solana Business Park announced its partnership with award-winning architecture firm 5G Studio Collaborative for the multimillion dollar renovation of the 233-acre campus.

The latest numbers from the United States Bureau of Labor and Statistics show that Dallas/ Fort Worth is ranked first in job growth and third in the number of jobs added among the country’s largest metropolitan areas. This growth is propelled largely by the thriving Dallas/Fort Worth International Airport, which continues to rank as one of the busiest airports in the world.

“I think what Legorreta did so masterfully with the initial design was to really understand the context that he was working in, and understand that the buildings are simply a functional necessity to the bigger picture, which is really the landscape, the oak covered hills, the blue sky, the wildflowers—those type of things,” said Scott Lowe, founding partner at 5G who serves as the lead architect on the Solana project. “The building designs work so beautifully with the natural setting and are a timeless foundation, with continued appeal for the needs of the corporate community and business campus culture.”

Located just five minutes from the airport, Solana Business Park offers a prime real estate location to position itself as the premier option for business travel and corporate relocation.

In fact, the property’s onsite Marriott Hotel is consistently booked at capacity, bringing in over 40,000 corporate and corporate group room nights a year. The hotel is now adding several new conference rooms to accommodate this growth in workweek traffic.

In addition to collaboration with 5G Studio, the Solana project team includes internationally renowned contractor Turner Construction and

DTZ manages the overall renovation process, handling exclusive leasing for the office properties, and providing first-class property management services for the campus. Leasing information, property updates and other campus offerings can be found on Solana’s website www. discoversolana.com.

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bruce lyngaas

blyngaas@4pds.com

Bruce Lyngaas is the president of Professional Dispatch Services LLC (PDS), an industry leader in facility management solution call centers. He has a broad background in real estate asset management, facilities management, and call center operations.

Call Center Insights: Managing At Home Agents Work at home call center agent defined

A ‘remote’ call center agent, or customer service representative (CSR), is a person who handles incoming or outgoing customer calls for a business from their home office. They might handle account inquiries, customer complaints or support issues. There are many benefits to using remote agents in the call center, and there are challenges when it comes to training, motivating and retaining them. This will explore some of the important topics and common challenges related to work at home agents:

Remote call center agents allow companies to tap into a broad, under-utilized pool of highquality agents with a low turnover rate. The primary business drivers behind remote call center agents are: • Difficulty in hiring high-quality call center agents • High call center staff turnover (e.g., an annual turnover rate of 25%) • A need for part-timers to staff peak or off-hour periods • A desire to attract call center agents from a broader geographical area • Agent commuting costs • A need for call center agents with flexible schedules who are not tied to specific shifts • A need to quickly and easily scale staff up and down to meet changing call patterns or seasonal demands • A requirement for agents with specialized expertise.

• Cost savings, depending on how the program is implemented

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Training

Some organizations find that providing standard training in all of their call centers creates a consistent level of call center agent expertise and service delivery, which can spur both higher customer satisfaction, and lower agent turnover. In fact, a recent in-depth survey of 22 contact center executives in charge of call centers, conducted by Knowlagent (a contact center technology provider) , highlights the benefits of proper agent training. The survey, which examined the challenges managers face overseeing a global call center operation, found that consistency in the way agents are trained led to significant improvements in customer service.

While standardized training is important, so is treating a diversified contact center as a single operation. Many companies achieve this by formalizing information sharing between agents. Every contact center should have access to the same database of customer information, account history, and previous call history.

Penny Reynolds of The Call Center School recommended in a 2004 interview with SearchCRM.com that organizations take advantage of e-learning applications, as well as phone training and Web conferencing options to keep remote agents trained.

Monitoring agents also becomes a challenge when they work remotely. Supervisors can see which agents are on calls and how many calls are in queue but enforcement is another matter.

Supervisors lack the ability to walk over and tell an agent to pick up a call.

Motivating

Call center managers should strive to build an operating environment where all call center agents, including home-based agents, feel encouraged and supported and are recognized and rewarded for outstanding performance.

Managing

For managers of call centers throughout the U.S., the most significant concern related to remote call center agents is how to manage them without personal contact, particularly for single-site operating environments that have never had agents based in multiple or satellite locations. The most important practice is to invest time in hiring qualified agents – individuals who are highly motivated, satisfy all competency and skill requirements, have the right working environment and technology already in place, and are technically savvy and able to troubleshoot at home. Call center expert Donna Fluss recommends the following tips for managing home-based call center agents:

site agent?), information security, etc. Once those policies are in place, the management practices that fit for your environment can be defined. The good news is that technology lets you monitor and manage the performance - productivity and quality - of the remote agent just like they were on site. But management of those agents will differ based on where they are relative to the center and the policies you put in place.”

In a recent podcast on the secrets to motivating call center agents, Reynolds explained that the motivation tactics are slightly different for remote agents, and that managers need to carve out time to spend with those agents over the phone or via chat or email.

According to call center expert Lori Bocklund, there are many cultural, HR, technical, and legal decisions that need to be considered when it comes to managing remote call center agents.

“Experts within your company need to participate in defining the program policies and procedures for things like the work space, equipment, visits (you to the agent site, or the agent to the center), pay levels (are they paid more or less than an on-

Call center technology

According to Fluss, whether your call center agents are based on-site, in a satellite facility, or at home, there are dozens of applications and systems that are required to support them.

Chapter 3 of the book The Real-Time Contact Center discusses call center technology in detail.

The two primary call center technology applications that are essential for call center agents to do their job are an automatic call

My drinking team has a bowling problem.

Benefits

• Use a competency-based assessment tool as part of the hiring process to evaluate potential remote call center agent candidates • As part of the interview process, ask agents whether they meet all of the criteria on a remote agent readiness checklist • Establish a three-month trial period to determine whether a new hire or a premisebased agent who “transfers” to a remote location can properly perform the job • Create an online training program for homebased call center agents that addresses your products, systems and general corporate information • Give remote call center agents the same training opportunities as premises-based staff • Establish and document job responsibilities, requirements, procedures and policies • Establish a formal communication process between supervisors and remote agents • Use chat for handling the majority of agent inquiries. Supervisors need to be available to respond immediately to chat inquiries from agents • Ensure that remote agents have access to all product and service information, whether it’s online or paper-based • Establish a defined number and frequency of quality monitoring (QM) sessions for remote agent evaluations • Reward remote call center agents for performance excellence, just as you would premise-based staff • Ensure that remote call center agents have access to performance management reports and quality assurance (QA) evaluations for selfmanaging performance • Include remote agents in all team meetings and up-training activities • If your center is using both premises-based and remote agents, pair agents to ensure and reward cooperation

distributor (ACD), used to route and queue calls, and a servicing application, which agents use to address customer inquiries. This servicing solution may be called a CRM application or a customer service tracking system. For salesoriented centers, it may be called a telesales system or a sales system, Fluss advised. Fluss published a white paper called At-home Agent Business Case and Best Practices that addresses both the technical and business challenges of setting up home-based agents.

Call center management should also ensure that remote agents are comfortable with call center technology. For a round-the-clock call center using remote agents, organizations need to be prepared to offer tech support 24 hours a day, 7 days a week.

Incentives

According to Fluss, pay-for-performance is a call center best practice and a very strong motivator for improving and maintaining high performance levels. To maximize effectiveness, the reward (pay increases), or the consequence (pay decreases) should occur as close to call center agent performance results as possible. For this reason, three months seems to be an appropriate and fair time frame. Monthly coaching sessions, combined with pay or compensation that is tied directly to performance, communicates to call center agents that their contributions are integral to the call center and the company.

When getting started with an incentive program for the call center, Bocklund advises that managers start with service level for the team, and quality for individuals as well as the team. “Look at ranges for things like handle time and wrap up time. And use adherence to make sure staff are spending time as intended. The only common metrics which level the playing field across shifts with varying number of calls, handle times and complexity are metrics tied to the quality of contact handling. Depending on the nature of your “scheduling” contacts, you may also be able to tie employee incentives to outcomes such as first call resolution and accuracy.”

THE BEST OF BROADWAY!

Rodgers & Hammerstein’s The Sound of Music November 3-22, 2015

The Hills Are Alive! A brand new production of THE SOUND OF MUSIC, directed by Jack O’Brien, is coming to Dallas Summer Musicals.

The spirited, romantic and beloved musical story of Maria and the Von Trapp Family will once again thrill audiences with its Tony®, Grammy® and Academy Award® winning Best Score, including “My Favorite Things,” “Do-ReMi,” “Climb Ev’ry Mountain,” “Edelweiss” and the title song.

“We plan to look more closely at this remarkable work – to tear off the varnish of the past and reveal one of the great, fresh glories of musical theater,” says three-time Tony Award® winning Director Jack O’Brien. Audiences in Dallas will be among the first to see this all new production!

THE SOUND OF MUSIC features music by Richard Rodgers, lyrics

by Oscar Hammerstein II, book by Howard Lindsay and Russel Crouse, suggested by “The Trapp Family Singers” by Maria Augusta Trapp.

THE SOUND OF MUSIC enjoyed extraordinary success as the first live television production of a musical in over 50 years when “THE SOUND OF MUSIC Live!” aired on NBC in December, 2013 (seen by over 44 million people); 2015 marks the 50th anniversary of the film version, which continues to be the most successful movie musical in history.

Elf The Musical December 8-20, 2015

ELF is the hilarious tale of Buddy, a young orphan who mistakenly crawls into Santa’s bag of gifts and is transported to the North Pole.

Buddy is raised unaware that he is actually a human, until his enormous size and poor toymaking abilities cause him to face the truth.

With Santa’s permission, Buddy embarks on a journey to New York City to find his birth father and discover his true identity. Faced with the harsh reality that his father is on the naughty list and his stepbrother doesn’t even believe in Santa, Buddy is determined to win over his new family and help New York remember the true meaning of Christmas.

Matt Kopec (Buddy) and the cast of “Elf The Musical.”

Photo by Joan Marcus

Matt Kopec (Buddy) and the cast of “Elf The Musical.”

Photo by Joan Marcus

Dallas Summer Musicals 2015-2016 season will kick off with the North Texas debut of Rodgers & Hammerstein’s THE SOUND OF MUSIC, November 3-22, 2015; followed by ELF THE MUSICAL, December 8-20, 2015; THE BRIDGES OF MADISON COUNTY, February 2-14, 2016; DSM’s production of Disney’s THE LITTLE MERMAID, March 11-27, 2016; WICKED, April 20 – May 22, 2016; RAGTIME, May 24 – June 5, 2016; BULLETS OVER BROADWAY, June 14-26, 2016; and closing the season will be 42ND STREET, June 28 – July 10, 2016.

DallasSummerMusicals.org

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ronnie blair ronnie@newsandexperts.com Ronnie Blair is the Senior Creative Communications Strategist of EMSI, a public relations firm based in Wesley Chapel, Florida

Proponents Say 1031 Exchanges Are Good For The Economy,

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But Congress Eyes Repeal

popular tax-deferral strategy for people who deal in investment property could be in trouble as Congress ponders doing away with it. However, rescue efforts(such as letter-writing and lobbying campaigns) are afoot to counter any talk of repealing Section 1031 of the Internal Revenue Code, which lets taxpayers defer capital-gains tax on the sale of property if they reinvest their proceeds in “like-kind” property.

The average American probably knows little or nothing about Section 1031. It is a significant tax-planning tool for investors who want to sell investment property, but don’t want to get hit with the capital-gains tax that would result.

Here’s how Section 1031 exchanges work: Taxpayers can defer their capital-gains tax on the sale of investment property if they reinvest the proceeds from the sale in other investment property . There are strict guidelines that must be met. Several types of property qualify as “like-kind”, such as apartment buildings, farmland, office buildings, warehouses and rental homes.

The idea of repealing Section 1031 has been raised before. Critics of 1031exchanges say they allow people to defer paying capital gains taxes for decades. Critics also say the definition of “like-kind” property is imprecise, leading to controversy with the Internal Revenue Service and providing significant opportunities for abuse. The congressional Joint Committee on Taxation projects that repealing Section 1031 would increase revenues $40.9 billion over 10 years.

On the other hand, Kay suggests, there are at least three reasons why keeping Section 1031 in place is good not just for investors, but also for the overall economy.

• Like-kind exchanges encourage businesses to expand and move dollars within the U.S. economy benefitting millions of American investors and businesses every year. “These property exchanges give a boost to the economy, and can create jobs,” Kay says. Without the tax deferral benefit, reinvestment by small and medium-sized businesses and investors would be inhibited, and the economy could suffer.

• Repeal could cause a decline in real estate values because investors would no longer have the ability to defer their capital gain taxes, and might switch investment strategies to more liquid alternatives.

• “Although big-money investors certainly make good use of the 1031 exchanges, this is not something that helps just the wealthiest Americans,” says Kay. It is available to and used by taxpayers of all sizes.

Investors should keep in mind that real estate and Delaware Statutory Trust (DST) properties may include risks including the loss of entire investment principal, declining market values, tenant vacancies and illiquidity. Investors should consult with their tax advisors and attorneys for advice prior to making any investment decisions.

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

“… doing away with or altering this section of the tax code could be detrimental to investors, the real estate market and the economy,” says Dwight Kay, founder and CEO of Kay Properties and Investments, a California and New York-based company which specializes in helping clients purchase Delaware Statutory Trust properties (DSTs) using the Section 1031 Tax Deferred Exchange.

Delaware Statutory Trust properties are also on the list. These properties are prepackaged as 1031 exchange properties, so an investor can close a sale quickly with no worry about missing deadlines.

Shout-Outs!

Expressions of praise given in the presence of many people.

Submit your Shout-Outs to editor@crestnetwork.com

Kudos to Facebook! While their new Fort Worth data center won’t create a lot of jobs, (only about 40 people will work at the new high-tech complex when it opens in 18 months), the social media giant’s project in North Tarrant County will add hundreds of millions of dollars to the local economy over time, business leaders and government officials say.

Facebook began construction on the first phase of the $1 billion data center on in the Alliance Texas development near Alliance Airport. Access to ample electric power, a good labor force and economic incentives were all part of Facebook’s decision to select the 110-acre building site on State Highway 170.

The Fort Worth facility will be the social media giant’s fourth such operation in the U.S. The company started building its own data centers five years ago.

Highest honors and accolades to the winners of ICSC’s prestigious VIVA (Vision, Innovation, Value, Achievement) Awards - the global awards program that showcases the best properties and practices in the retail real industry. The winners are from 5 different continents.

Marketing Large Retail Project Winner: Yorkdale Shopping Centre in Toronto; Marketing Small Retail Project Winner: Strand Arcade in Sydney, Australia; Design and Development Winner: Trinity Leeds in Leeds, United Kingdom; Retail Store Winner: Dhamani 1969, The Dubai Mall in Dubai, United Arab Emirates; Retail Restaurant Winner: McDonald’s Egypt­Sodic, in Cairo.

Morrison

Tomeldan

The Trustees Distinguished Service Awards are presented to International Council of Shopping Centers members who have made significant contributions to the industry and established themselves as leaders within the organization. This year’s recipients are: Douglas Wiele, founding partner and president, Foothill Partners, Inc.; Gail M. Spurgeon, senior property manager and leasing agent, Colliers International; Maria Rowena Victoria Tomeldan, vice president and head of operations and support services, Commercial Business Group, Ayala Land, Inc.; and Marvin Morrison, former senior vice president, ICSC. Congratulations to all!

Spurgeon

A high five to the Sherman-Denison metropolitan area in North Texas for being recognized as one of the “Ten Outstanding Markets Driving Large Metropolitan Statistical Area Economies” by Southern Business & Development magazine. Additionally, in February, the National Association of Realtors announced home prices in the Sherman-Denison area have risen by more than 20% since 2013, the largest increase of any metropolitan area in the US.

Congratulations to Colliers International North Texas, which acquired CASE Real Estate Partners and is now comprised of three offices in Dallas, North Dallas, and Fort Worth. With the acquisition of CASE, the Colliers business in North Texas expands to 182 professionals, 79 of whom are advisors, offering a depth of expertise in strategic planning, tenant representation, brokerage services, global corporate solutions, property management and leasing, land sales, and lease administration. The firm’s commercial real estate services will also expand in the key sectors of medical office, corporate solutions, retail, self-storage, and investment sales.

Wiele

It’s not the fall that kills you; it’s the sudden stop at the end.

Congratulations to the Hipolito F. Garcia Federal Building in San Antonio which won the 2012 Energy Star National Building Competition for the largest oneyear energy drop of any office building in the national Energy Star portfolio, as a result of a recent building systems retro-commissioning project.

CBRE announced a record-setting donation of $235,000 to Camp John Marc, a 170-acre camp and nonprofit organization that serves Texas-area children living with chronic illnesses and major physical disabilities. The record proceeds were raised at the 17th annual Chefs Showcase hosted by CBRE earlier this year, bringing the total raised since the event began to more than $2.225 million. (The 16th annual showcase appeared in the network last year.) Over the years, this highly anticipated black-tie gala has raised awareness as well as dollars to help send more than 7,500 children with chronic illnesses and major physical disabilities to Camp John Marc, a weeklong residential camp in Bosque County, Texas.

Wow! Super Congratulations! WalletHub compared the attractiveness of the largest U.S. cities in terms of livability, the quality of their health and education systems, economic growth and tax rates and, using a total of 31 key metrics, found Austin to be the Best Large City To Live In.

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Julie Brand Lynch

julie@LYNOUS.com

JOHN RISCHARD

ALI GREENWOOD

17

ANDREW TAGUWA

23

VALLE CALDWELL

22

SAM WEATHERBY

21

16

MATT SAMLER

ELLEN MITCHELL-KOZACK

KAREN LOSS

TERA BURNS

11

MICHELLE MILLER

hotel.

NADIA PODKOPOVA

ROBERT C. KRAMP

6

JEFF JOHNSON

BRANDT RENSMEYER ROB BUIE JENNA LEWIS

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20

BRAD BROWN

19

BRAD CARBO

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14

JERI HADSELL

LAURIE A. GARCIA

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5

1 Jeff Maguire joined Cypress Equities as Director of Design • 2 Kendra Hinderland joined Cypress Equities as Managing Director of Asset and Property Management • 3 Brandt Rensmeyer joined SRS Real Estate Partners as an associate in its Dallas/Ft. Worth office • 4 Jeff Johnson joined Trademark Property Co. as senior vice president of development • 5 Robert C. Kramp and 6 Michelle Miller, MBA joined CBRE as Director of Research & Analysis and Research Operations Manager • 7 Andrew Harris joined Colliers International as an Associate in brokerage • 8 Reegan Cornwell joined Colliers International as an Associate in brokerage • 9 Rob Buie joined Granite Properties as the Director of Property Management for Dallas • 10 E Smith Realty announced new hires for its lease administration team • 11 Nadia Podkopova joined Tricom Real Estate as a Vice President of Acquisitions • 12 Laurie A. Garcia joined Billingsley Company as a Senior Property Manager • 13 Jeri Hadsell joined Lincoln Properties Senior Property Manager • 14 Jenna Lewis joined Lincoln Properties as Tenant Services Coordinator • 15 HKS Inc. promoted (network Sustainability Contributing Editor) Ellen Mitchell-Kozack to vice president/director of sustainability • 16 Matt Samler was promoted to Vice President of Business and Economic Incentives at JLL • 17 Ali Greenwood was promoted to Vice President of Data Center Solutions Group at JLL • 18 Brad Carbo was promoted to Vice President of Project and Development Services at JLL • 19 Brad Brown was promoted to Vice President of Project and Development Services at JLL • 20 Jeff Zickefoose was promoted to Vice President of Debt and Equity at JLL • 21 Sam Weatherby was promoted to Senior Vice President of Tenant Representation at JLL • 22 Valle Caldwell was promoted to Senior Vice President of Project and Development Services at JLL • 23 Andrew Taguwa was promoted to Executive Vice President of Tenant Representation at JLL 62

the network | SEPT2015

I miss my wife’s cooking…as often as possible. (Henny Youngman)

12

4

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9

REEGAN CORNWELL

8

ANDREW HARRIS

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3

JEFF ZICKEFOOSE

2

JEFF MAGUIRE

1

KENDRA HINDERLAND

Julie Lynch is the principal of LYNOUS, a Dallas-based talent management firm within the real estate industry. She is also a contributing editor of the the network.

• 24 Alexandra Jennings joined the office agency leasing team at CBRE in Dallas • 25 Robert Kramp joined CBRE as Director of Research & Analysis • 26 Michelle Miller joined CBRE as Research Operations Manager • 27 Tommy Nelson joined CBRE in Dallas as a Vice President in office agency leasing • 28 Thao Nguyen joined the investment properties practice at CBRE in Dallas • 29 Jeremy Faltys was promoted to Vice President at CBRE in Dallas • 30 Jaclyn Fitts was promoted to First Vice President at CBRE in Dallas • 31 Campbell Foster was promoted to Vice President at CBRE in Dallas • 32 Neal Puckett was promoted to Senior Associate at CBRE in Dallas • 33 Andrea Pender joined TEXO as the Senior Marketing and Communications Coordinator • 34 Ken Dupree joined TEXO as Safety Trainer

TOMMY NELSON

JEREMY FALTYS

29

34

How to Submit Texas-based commercial real estate (or related) professionals only.

KEN DUPREE

ANDREA PENDER

33

NEAL PUCKETT

CAMPBELL FOSTER

32

28

THAO NGUYEN

27

MICHELLE MILLER

26

31

JACLYN FITTS

30

25

ROBERT KRAMP

ALEXANDRA JENNINGS

24

You must include a headshot for consideration.

Submit to: editor@crestpublicationsgroup.com.

Real Estate

Premiere Tower

Beyoncé-Inspired Design

A

ustralian firm Elenberg Fraser has won planning approval for a 740 foot high Melbourne skyscraper that will feature a curvaceous form inspired by a music video by Beyoncé for her song ‘Ghost’, a song from her self-titled 2013 album.

The 68-story structure will be located at the west end of the city’s central business district. It will contain 660 apartments and a 160-room hotel.

Parametric modeling – a type of computer-aided design that allows complex shapes to be created in response to data constraints – was used to develop the unique form, which will swell in and out at various points around the facade.

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Real Estate

Treehouse Hotels

N

Off the beaten track

ot all treehouses are created equal. On one end of the spectrum you’ve got the banged-together assemblages of planks and nails that only an unspoiled twelve-year-old imagination can redeem; on the other, an elevated world of plunge pools, sweeping verandas and marble baths. The luxury hoteliers of the world tend to prefer the latter.

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1.AQUA WELLNESS RESORT

Playa Gigante, Nicaragua — A “treehouse colony,” with elevated villas surrounded by green on a hillside facing out to sea. If all the fresh air becomes too much, there’s a beachside “Retox” bar down at sea level.

2. JAPAMALA RESORT

Tioman Island, Malaysia — Built with sustainable materials, these treetop chalets skim the top of the lush, tropical-island canopy. Their open plans create a feeling of exposure to the natural surroundings, especially in the open-air baths and plunge pools.

3. PLAYA VIVA

Zihuatanejo, Mexico — An environmentally sensitive casita on a sand dune.

The builders used living, native palm trees as load-bearing supports for their standalone open-air villas on the beach, then used the palm fronds for thatch roofs.

4. CHEWTON GLEN

3

New Forest, England — Once the hunting ground of Norman nobles, then a refuge for smugglers carrying contraband, these woods are now home to six private treehouses. To help guests commune with nature in comfort, the rooms come with picture windows, terraces, outdoor hot tubs and day beds, all thirty-five feet off the ground.

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5. RANCHO PACIFICO

Puntarenas, Costa Rica — Set twenty feet above their own three-acre gardens, these Treehaus Hideaway villas add private decks with hot tubs and hammocks to the high-design interiors.

6. VILA KALANGO

Jericoacoara, Brazil — Though not technically treehouses, the palafitas, elevated on stilts to the level of the tops of the surrounding palm trees, capture more than enough of the treehouse spirit to qualify.

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8

8. SONEVA KIRI

7. SIX SENSES YAO NOI

Koh Yao Noi, Thailand — The only thing that could possibly make the island- Koh Kood, Thailand — It’s not just bedrooms that benefit from a bit of the dotted Thai seascapes more inspiring is to view them from the canopy-level treehouse treatment. Here they’ll hoist your dinner table up into the trees in a bamboo pod, with you in it — and your server, dishes in hand, will arrive via infinity pool of your cliffside villa. zipline.

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9. MUKUL RESORT & SPA

Playa Gigante, Nicaragua — This thirty-seven-room resort has some 1,670 acres to work with, so it hardly feels crowded. The Bohios, set in the canopy with views of the ocean, come with travertine marble bathrooms, floor-to-ceiling windows, sweeping wooden decks, plunge pools, and verandas furnished with day beds.

Carved teak tables and sugarcane twig headboards continue the rustic-luxe theme.

product showcase

10. BUNGA RAYA

Kota Kinabalu, Malaysia — This island paradise is secluded to begin with, but for extra privacy, the Treehouse Villas are romantic havens tucked away in the jungle. Reached by elevated walkways, they come with their own outdoor Jacuzzis or plunge pools, plus private balconies and in-room espresso machines.

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d i v e r s i n s More “Confucius Says”

Man who run in front of car get tired; man who run behind car get exhausted.

It takes many nails to build crib, but only one screw to fill it.

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Once Upon A Dime Remembering What a Buck Could Buy in the 1960s

A

dollar really went far in the 1960s — much farther than it does today. Of course, the median household income in 1967 was $7,143, and the minimum wage was $1.40 per hour. An average American home cost $24,600, and a Volkswagen Beetle was a mere $1,500.

Three gallons of gas

People pulled up to the gas pump and actually said to the attendant, “Gimme a dollar’s worth.” In 1965, this amount could get you quite far, because gas was only 31 cents a gallon. (It was up to 35 cents by 1969!) To make sure your car would always start, you could get jumper cables for a buck and if you wanted to keep your ride looking great, you could buy car wax for 99 cents.

Milk and Groceries

In 1965, a gallon of milk cost 95 cents, a regular size bottle of Heinz ketchup was 22 cents, a dozen eggs was 53 cents, and a one-ounce Hershey bar was 5 cents (Although the price remained the same, the size of the Hershey bar shrunk to 7/8 ounce in 1966 and 3/4 ounce in 1968.) Pillsbury cake mix cost 25 cents, a pound of pork chops was $1.03, a pound of sirloin steak was 85 cents, and a six-pack of Pepsi was 59 cents.

Grooming

A package of ten Gillette razor blades cost 99 cents, a can of shaving cream was 59 cents, a tube of toothpaste was 55 cents, and a can of hair spray - 47 cents. Revlon lipstick was $1.25. Revlon nail enamel was 75 cents for crème and 90 cents for frosted.

Over The Counter

20 First-Class Postage Stamps

In 1963, you could send letters to 20 friends for $1, or if you didn’t have a whole lot to say, you could send 25 postcards. But by 1968, prices went up — it cost 5 cents to send a postcard and 6 cents to send a letter.

A hamburger with fries, salad, and dessert

In 1965 you could score a meal with a double-decker burger for a buck!

At Oscar’s (a family restaurant chain in California), for $1 you’d get a double-decker hamburger with French fries, salad, and ice cream for dessert. For only 30 cents more, you could get a complete fried chicken or shrimp dinner (also with fries and salad). Pie was only 35 cents a slice, an ice-cream sundae was 40 cents, and coffee or a soft drink cost 10 cents.

At lots of places, if you wanted to grab a quick bite at a lunch counter, you could get a hot dog and a coke for 49 cents.

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Most home decor items cost more than $1, but in 1965, you could buy a sheet for $1.76, two bedspreads for $5, a lamp for $1 (or you could up to $5 if you wanted to splurge), and Oneida dinnerware for $3.98–5.40 per place setting.

Gulp

A pack of baseball cards (which included 5-7 cards and bubble gum) cost just a nickel. A year’s tuition, room and board at a four-year university averaged $1,051.

And . . . you could get a sixpack of American beer for just 99 cents!

He who laughs, lasts.

Got a headache? In 1965, you could get 100 aspirin for only $1. It only cost 60 cents for two packages of 12 generic cold relief capsules, 23 cents for three packages of cough drops, 59 cents for a bottle of cough syrup and 77 cents for a package of ten Contact decongestant tablets.

Home Improvement

Extra Extra – Read All About It!

In 1965, you could get the New York Times for 10 cents from Monday through Saturday, and the Sunday edition was 30 cents. For another view of the world, you could get a copy of Life magazine, Time magazine, or Sports Illustrated for 35 cents.

A paper dress (for you, not a doll)

The mid-’60s gave rise to a new fad for a disposable society — paper clothing. As a promotion, in 1966 the Scott Paper Company sold paper dresses for only $1.25, and they sold like hotcakes! (Just think — if the dress was too long, you could have a miniskirt just by using a pair of scissors.) However, these dresses were just as expensive to produce as regular dresses, which sold for quite a bit more, so the fad quickly died out.

1960s Then and Now

William Shatner in the 1960s, 2010s

dallas

in the network austin

san antonio fort worth

September

1 BOMA Fort Worth | Monthly Luncheon at Petroleum Club 1-3 GFWAR | TAR Conference in Fort Worth 2 IREM Dallas | Luncheon 2 CREW Fort Worth | State of the Markett 9 ULI | Joint meeting with Real Estate Council of Greater Fort Worth 11 ASA | Clay Shoot 14 IREM Dallas | Golf Tournament at Hackberry Creek 14 AIA San Antonio | Canstruction Awards Gala 15 BOMA Dallas | Monthly Luncheon 16 AGC San Antonio | CLF View From the Top at Hardberger Ecology Center 16 GFWAR | SCR|TREPAC Golf Tournament at Golf Club Fossil Creek 16 AIA Fort Worth | Sporting Clay Classic and BBQ Cook-Off 17 NTCCIM | Luncheon at Park City Club 17 BOMA Fort Worth | Fall Event: Big Top Carnival Stockyard Station 17 BOMA Austin | Membership Luncheon 17-18 ULI | Urban Summit Meeting with AIA, DCFA, DDI, TREC, GDPC, UTA 17-18 IIDA | ZeroLandfill 17 CREW Fort Worth | Casino Night 17 CREW San Antonio | CREWtini 18 CREW Dallas |Monthly Luncheon 20-22 IAVM | Area Management Conference in St. Louis 23-24 GFWAR | Commercial Real Estate Summit 24 ASA | Luncheon Meeting 24 CREW Dallas | An Evening of Outstanding Achievement 25 AIA Dallas | ENLACES 2015 25 IREM San Antonio | Glow Ball 27-30 IAVM |ICMA Conference in Seattle 30 BOMA Austin | Lunch and Learn 30 NTCCIM | Happy Hour 30- Oct 3 | CREW Network Convention and Marketplace

October

1-3 IAVM | International Convention Center Conference in Atlanta 2 NTCRA | Golf Tournament 2-4 USGBC | TASA/TASB Conference 5-8 ULI |National Fall Meeting in San Francisco

6 BOMA Fort Worth | Monthly Luncheon 6 IREM Fort Worth | Luncheon 7 IREM Austin | Golf Outing 7-9 IFMA | World Workplace in Denver 7 ASA | Cook Out at Oak Grove Park 7 CREW Fort Worth | Luncheon 8 AIA Dallas | Built Design Awards Announcement 8 IREM Austin | Monthly Luncheon 8 NTCCIM North Texas | Sporting Clays 8 ASA | Cook Out - Lake Grapevine Loop, Oak Grove Park 10 AGC San Antonio | Safety Fair and BBQ Cook-Off at Helotes Fairgrounds 13 AI | Chapter Meeting 14 GFWAR | Monthly Luncheon15 CCIM North Texas | Luncheon at Park City Club -The Federal Reserve 15 BOMA Dallas | Bowling Tournament 15 BOMA Austin | Shoot Out 16 AGC San Antonio | Technology Expo at the Chapter Office 16 NTAEE | 31st Energy Conference 17 RECA | Christmas in October 19 ASA | Golf Tournament at Bear Creek Golf Club 19 BOMA Fort Worth| Annual Membership Luncheon 20 BOMA Dallas | Monthly Luncheon 21 NTCRA | Golf Tournament 21 ULI | Emerging Trends in Real Estate Forecast at Westin Galleria 22 DCFA | Rockitecture 24 TEXO | Chili Cook Off 25-28 CCIM North Texas | CCIM Annual Meeting and Comprehensive Exam in Austin 26 AIA San Antonio | Chapter Meeting 28 GFWAR | Breakfast 29 IREM Dallas | Signature Event 29 SCR | Breakfast at Colonial Country Club 29 RECA | Charity Golf Classic 29 AIA Dallas | Ken Roberts (KRob) Memorial Delineation Competition Announcement 30 AIA San Antonio |Awards Banquet 30 AGC Austin | Networking Event at Top Golf

November

3 BOMA Fort Worth | Monthly Luncheon 5-7 AIA | Texas Annual Convention 8 AIA San Antonio | CoSA Health and Built Environment Conference 10 AI | Chapter Meeting 11 IREM Dallas | Industry Awards 12 ASA | GC Night at Eddie Deen’s 12-15 AIA Dallas | Dallas Tour of Homes 12-13 ULI | Statewide Product Council Forum in Fort Worth 14-15 AIA Dallas | AIA Dallas Tour of Homes 16-20 USGBC | Greenbuild Conference & Expo 17 BOMA Dallas | Monthly Luncheon 17 ULI | Breakfast Forum 18-21 CRE | Annual Convention in Charlotte 19 BOMA Austin | Annual Membership Meeting 19 CCIM North Texas | Luncheon at Park Cities Club 19 AGC San Antonio | Casino Night and Construction Industry Awards at Oaks Hill Country Club 19 IREM Austin | Forecast Forum 19 NTCCIM | Luncheon at Park City Club 20 BOMA Dallas |Gala

December

1 AI | Chapter Meeting 1 BOMA Fort Worth | Monthly Luncheon 2 SCR | Breakfast at Colonial Country Club 2 ULI | Holiday Celebration and 2016 Vision Award Announcement 3 AIA Dallas | Holiday Party and Chapter Awards 3 ASA | Holiday Open House & Blanket/Coat Drive 4 NTCRA | Membership Mixer/Holiday Party 9 Fort Worth IREM | Holiday Luncheon 9 AIA San Antonio | Holiday Party 10 Fort Worth AIA/ USGBC/ASID | Festivus Holiday Party 10 AGC San Antonio | Holiday Open House at the Chapter Office 10 ULI | Breakfast Forum 11 AGC Austin | Holiday Party 15 USGBC | Festivus 17 BOMA Austin | Holiday Mix ‘n Mingle Luncheon

Entries are the best information available at press time. Check the website of the organization (all listed on the masthead page) 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.

you’re going to call me

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2

1

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

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the network | sept2015

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index to our advertisers CONGRATULATIONS, ‘Hot On The Grill’ contest winners!

Jacob Garriland of Westlake Hills won an Ogio Quickdraw; Diane Colton of San Antonio won an Izon View; Jessica Mendlinger of Plano won tickets to Pippin at the Dallas Summer Musicals; and (because we did not have a winner in Fort Worth), we awarded 2 prizes to Atlanta. Chuck Negas of Marietta received No Place to Hide by Glen Greenwald and Adam Diamond of Atlanta received an autographed copy of the biography of Pliny Fisk.

1. Oldsmobile 11. Maserati 2. BMW 12. Bentley 3. AMC 13. Ferrari 4. Honda 14. Mitsubishi 15. Subaru 5. Mercedes-Benz 6. Lamborghini 16. Buick 7. Cadillac 17. Hyundai 8. Peugeot 18. Pontiac 9. Tesla 19. Renault 10. Chevrolet 20. Alfa Romeo

21. Toyota 22. Mazda 23. Audi 24. Pagani 25. Infiniti 26. Vauxhall 27. Saab 28. Rolls Royce 29. Lexus

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were the ‘varmints’ Muskie Muskrat, Moley Mole, Possible ‘Possum, Ty Coon, Vincent van Gopher, Pig Newton, and Dawg’s boss the Sheriff, as well as Mrs. Deputy. The television series first ran in 1962-63, but continued showings kept the character alive through 1972.

1. Snagglepuss is a Hanna-Barbera cartoon character

created in 1959, a pink anthropomorphic mountain lion sporting an upturned collar, shirt cuffs and a string tie. He is best known for his catchphrase, “Heavens to Murgatroyd!”along with phrases such as “Exit, stage left!” and “Heavens to Betsy!” Originally known as “Snaggletooth”,Snagglepuss first appeared in several episodes of The Quick Draw McGraw Show and became a regular segment on The Yogi Bear Show. He also appeared in other Hanna-Barbera series such as Yogi’s Gang in 1973, as a co-host for Laff-A-Lympics in 1977 and 1978, Yogi’s Treasure Hunt in 1985 and as a teenager on Yo Yogi! in 1991. Snagglepuss lived in a cavern, which he constantly tried to make more habitable for himself. No matter what he did, however, he always wound up back where he started or worse off than he was before.

4. Richard “Richie” Rich, Jr. (Ri¢hie Ri¢h) is a

fictional character in the Harvey Comics universe. He debuted in Little Dot #1 in September 1953 and was dubbed “the poor little rich boy”. He is the only child of fantastically wealthy parents and is the world’s richest kid; during Harvey Comics’ heyday (1950–1982), Richie was the publisher’s most popular character, eventually starring in over fifty separate titles. In 1994,

Macauley Culkin starred in a live-action film adaptation of the comic book character.

5. Heckle and Jeckle, the talking magpies, are a pair of identical anthropomorphic magpies who calmly outwit their foes. They are both brash, cynical and antagonistic, though Jeckle speaks with a slightly falsetto English accent, and Heckle is more rough around the edges, and speaks with a more informal, slangy vernacular and gruff New York City dialect. Having begun in 1946, they last appeared in The New Adventures of Heckle and Jeckle in 1981.

2. Betty Boop made her first appearance

in 1930 in the cartoon Dizzy Dishes, as a caricature of Jazz age flapper Helen Kane. She combined the childish with the sophisticated — a large round baby face with big eyes and a nose like a button, framed in a somewhat careful coiffure, with a very small body. Despite having been toned down in the mid-1930s to appear more demure, she became one of the best-known and popular cartoon characters in the world.

6. Mr. Peabody and Sherman began as a regular

segment (called Peabody’s Improbable History) on the 1960s animated television series The Rocky and Bullwinkle Show.

Mr. Peabody is a gifted anthropomorphic beagle (the most intelligent being in existence) who has an adopted 7-year-old son, Sherman whom he tutors by travelling throughout history using the Wayback Time Machine. In 2014, they were reborn in a full-length star-studded animated movie, which didn’t fare very well at the box office.

3. Deputy Dawg was a Terrytoons cartoon character featured on the animated television series of the same name.

The character of Deputy Dawg is a deputy sheriff in the State of Florida. As the episodes progressed, the location changed to Mississippi, and later to Tennessee. The other main characters

TM

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Concierge Connection.............................................. 55 www.texasconciergeconnection.com Construction Consulting International.................. 68 www.sunited.com Dallas Concierge........................................................ 68 www.dallasconcierge.com www.fwconcierge.net Dallas Summer Musicals........................................... 59 www.dallassummermusicals.org Frank Kent Hyundai................................................... 49 www.fkhyundai.com Garage Experts........................................................... 19 www.garageexperts.com IFMA............................................................................. 51 www.ifma.org Image Building Maintenance. . ............................ 41,68 www.imagebuildingmaintenance.com IREM Dallas. . ................................................ 19,27,29,31 www.irem-dallas.org Lynous Turnkey Solutions . . ....................................... 68 www.lynous.com Master Construction & Engineering....................... 69 www.masterconstruction.com Mid America Metals................................................... 45 www.midamericametals.com Mustang Lighting . . ..................................................... 68 www.mustanglighting.com Nevill Document Solutions.........................................4 www.nevillsolutions.com Precast Concrete Manufacturers’ Association of Texas. IFC www.pcmatexas.org

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Reliable Paving..................................................... 25, 69 www.reliablepaving.com

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Anderson Paving........................................................ 69 www.andersonpaving.com

Chamberlin Roofing.................................................. 69 www.chamberlinltd.com

ANSWER FROM PAGE 67: You’re Going to Call Me What?

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Abadi Accessibility.. ................................................... 68 www.abadiaccess.com

R.L. Murphey Commercial Roof Systems. . .............. 69 www.rlmurphey.com Savvy Rest................................................................... 13 www.savvyrest.com Safco. . ........................................................................... 68 www.safcoproducts.com Stone & Glazing Consulting..................................... 68 www.stoneglazing.com

“You guys line up alphabetically by height.” (Bill Peterson, Florida State football coach)

Can you differentiate these feline cartoon icons? Match them with the list below and send your entry (by email to editor@ crestnetwork.com or fax to 817-924-7116) by the end of the day on September 30, 2015 and you could win one of the prized shown on page 65 or another valuable prize. At least one winner from each of our market areas (Dallas, Fort Worth, San Antonio, Austin and Atlanta will be chosen.

_______ Cat Bert

_______ Simba

_______ Snowball

_______ Puss

_______ Tigger

_______ Stimpy

_______ Tom

_______ Lion 0

_______ Hobbs

_______ Top Cat

_______ Felix

_______ Cheshire

_______ Tony the Tiger

_______ Hello Kitty

_______ Heathcliff

_______ Sylvester

_______ Snagglepuss

_______ In the Hat

_______ Garfield

_______ Scratchy

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