3rd quarter newsletter 2014

Institute of Real Estate Management www.iremoregon.org Page -1- Oregon-Columbia River Chapter No. 29 Summer, 2014 Edition

1215 E. Powell Boulevard | Gresham, OR 97030 503.228.0002 phone | 503.512.8745 fax www.iremoregon.org | website www.irem.org | national website

A real estate-focused publication from

your Chapter No. 29 of the Institute of

Real Estate Management


3 President’s Message

5 Chapter News & Events

6 In Memory of a Past President

Cathy Munson, CPM®

7 Medical Marijuana Dispensary

Tenants

9 Metro’s Composting Program

Follow-up

10 Chapter Leaders & Volunteers

11 IREM® EDUCATION—2014

12 New IREM® Education:

Introduction to Property

Management

13 IREM® Events Announced!

15 Chapter Calendar

16 Everything Multi-

Family

17 Multi-Family is Multi-Cultural!

19 Office Chatter

20 Pushing Office Layouts!

22

South Waterfront Explosion!

24 Skylights for Everyone!

27 Inside the World

of Retail

28 REIT’s & Retail

29 Meet IREM’s Newest

Members

31 Anything!

32 6 Must-Have Apps!

33 Build your Business—Executive

Retreat

34 IREM Fall Conference—

Orlando Florida!

35 2014 Friends of IREM

36 Sponsored Events by MultiFamily

NW

38 Educational Opportunities offered

by PGE

39 Let us Hear from You!

PAGE

PAGE

OREGON -COLU MBIA RIVER CHAPTER NO. 29


Dear IREM®

Members, Friends and

Affiliates:

As we enjoy our beautiful Oregon

summer, I hope all of you have been

able to take some down time and

enjoy your friends and families.

Your local IREM® board has done

just that for the last couple of

months. It hasn’t been all play

though, as we have been actively

planning our next big events for

you!

Each year your local IREM board

participates in Regional conferences

that enable your leaders to stay

consistent with IREM® National and

our mutual goals to remain your

industry partner. This year we have

the honor of hosting the region in

Portland on August 7th and 8th.

Members from Seattle, Spokane,

Idaho, Alaska and our chapter in

Portland gather for a day and a half

of leadership training. We look

forward to continuing to be relevant

in all we offer.

OR EGO N -CO LU M BI A R I VE R C H APT ER N O. 2 9

Cammie Allie, CPM®, ARM®, 2014 IREM® Chapter President

HELLO SUNS

HINE

This year we are planning our

annual silent auction for August

13, 2014. Combine this with a big

reunion celebrating your

membership and it is sure to be

an event to remember! Register

now at www.iremoregon.org. If

you have items to donate for the

auction, please call Andrew Black

at 503.228.0002. I look forward to

seeing you there! Continued on Next Page


Rounding out our Chapter

offerings is our FIN 402

being held on September 15

and 16. This course

addresses the core issues

that impact fiscal planning,

giving you the ability to

calculate important financial

components and take

control of your property’s

financial outlook.

Following FIN 402 is our

ASM Tract, which is

comprised of skill-based

courses that, when taken in

sequence, progressively

build your knowledge of

financing and valuation of

real estate assets. You’ll

work hands-on to explore

various models of financial

analysis in three applications

-based courses designed to

help you capitalize on your

real estate assets. Students

will find the tools they learn

in this course indispensable

to the properties and the

portfolios they manage.

All the best to you as you

enjoy our beautiful Summer

season!


“

September 25th will mark

our first annual “Fall

Forward” event. This will be

an event for all Real Estate

Professionals. Meeting in

the heart of downtown at

Pioneer Courthouse Square,

we will bring to you the “last

Thirsty Thursday” as well as

an Oktoberfest theme. We

will provide information you

need to complete your

budgets successfully and

gear up for an exceptional

2015. Registration is now

open on our website at:

www. i remoregon.org .

Don’t wait to register for

this must attend event of

the year!

As you can tell, we will be

kicking it into high gear between

now and the end of the year. As

always, we are open to

suggestions as to what YOU are

looking for to enhance your career.

Should you have suggestions

about what you would find

beneficial, please do not hesitate

to contact me at any time at:

[email protected].

If we can incorporate your ideas

into our programs to create value

for your membership—we most

certainly will!

“

This year’s event is expected to be

even BIGGER and a LOT more fun



Chapter news and items of interest from in and around the

Pacific Northwest...



Catherine Stout Munson, 59, passed away on Monday, June 23, 2014 at home in Mukilteo, WA. She was born on September 14, 1954 in Eugene, OR to Edwin and Katherine (Arnold) Stout. Cathy grew up in Eugene, OR. She graduated from South Eugene High School in Eugene, OR in 1972. After high school she attended college at the University of Oregon in Eugene, OR where she received a degree in economics in 1976. She began work for Norris Beggs and Simpson as a property manager where she worked for 20 years. She then worked for 12 years at Schnitzer West where she managed the Civica buildings and then was the general manager of The Bravern in Bellevue. Cathy married Ralph Munson in 1983 in Portland, OR. They were happily married for 31 years. Cathy was a member of Kent First Baptist Church, where she helped as treasurer for many years, and was involved with the praise team. She was a board member for the Bellevue Downtown Association and the Bellevue Chamber of Commerce, and taught ethics courses for the Institute of Real Estate Management. She played the hammered dulcimer, and enjoyed all types of music. She was a certified property manager (CPM®), and received the Property Manager of the Year award once in Oregon and twice in Washington. She held the title of CCIM (Certified Commercial Investment Member). Cathy was President of the Oregon-Columbia River Chapter No. 29 in 1990. Cathy is survived by her husband Ralph of Mukilteo, WA; her daughter Cara (husband Steve) Hutchison of Shoreline, WA, and her son Trevor Munson of Mukilteo, WA; her sister Barbara (husband Lee) Share of Chicago, IL, her brother Randall (wife Pamela) Stout of Jasper, OR, her sister Christina (husband Neal) Koepke of Folsom, CA, and her brother- and sister-in-law Janelle and Clair Troftgruben of Kent, WA; and her parents Edwin and Katherine Stout of Eugene, OR. A memorial service was held at Kent First Baptist Church, on Friday, July 18, 2014.

Cathy Munson

Date of Birth: September 14, 1954 Date of Death: June 23, 2014 Age: 59 Location Mukilteo, Washington, United States



A building owner asked to lease to a marijuana dispensary faces a host of complex legal considerations unique to marijuana dispensary tenants. This complexity comes from the inconsistent state of play between federal, state, and local regulators: Marijuana remains a controlled substance under federal law; Oregon law permits dispensaries, subject to licensing and other requirements; and Oregon cities may prohibit dispensaries. This article will summarize the key considerations a building owner must keep in mind when thinking about leasing to a marijuana dispensary.

The Legal Morass Federal law -The sale of medicinal marijuana is illegal under federal law; marijuana remains a federally controlled substance. As long as marijuana remains a federally controlled substance, there will always be a risk that federal law enforcement will shut down a dispensary and potentially seize the premises. The U.S. Department of Justice, however, has stated that federal prosecution is only likely to occur when the sale of marijuana infringes on one of the following federal law enforcement interests:

Preventing the distribution of marijuana to minors;

Preventing revenue from the sale of marijuana from going to criminal organizations, gangs, and cartels;

Preventing the diversion of marijuana from states where it is legal under state law in some form to other states;

Preventing state-authorized marijuana activity from being used as a cover or pretext for the trafficking of other illegal drugs or other illegal activity;

Preventing violence and the use of firearms in the cultivation and distribution of marijuana;

Preventing drugged driving and the exacerbation of other adverse public health consequences associated with marijuana use;

Preventing the growing of marijuana on public lands and the attendant public safety and environmental dangers posed by marijuana production on public lands; and

Preventing marijuana possession or use on federal property.

If federal law enforcement steps in to shut down the dispensary, it may also seek to take the premise through civil forfeiture laws. Under federal and state civil forfeiture law, the government has the authority to seize property used to commit a crime, even if the owner of the property is not charged with, or convicted of, a crime. As long as the property itself is linked to the criminal activity, it may be seized. Typically, the government first seizes the property and then builds its case as to whether the property should be forfeit. This can take month or years before the forfeiture is final, during which time the building owner is deprived of any revenue from the property. Consequently, while the threat of federal law enforcement is mitigated when a dispensary is operated in compliance with state law, the risk associated with federal law enforcement remains very real (and very high), especially considering that federal enforcement policy may change with a new administration.

Medical Marijuana Dispensary Tenants

Continued on next page…

By: Jacob Zahniser & Chris Walters



State law. A building owner would be wise to include terms in the lease that mandate the tenant to provide the owner with documenta-tion of compliance with all state requirements will provide some assurance that the tenant is following state law (and hence possibly avoid federal prosecution). For example, the premises cannot be within 1000 feet of a school or another dispensary; the premises must be equipped with a video monitoring and an alarm system; and the dispensary tenant must pass a criminal records check. In order to know if the dispensary tenant is in compliance, the building owner should be as familiar with the state’s regulations governing dispensaries.

Local law. Under Oregon law, any Oregon city may pass a moratorium on dispensaries until May 2015. At least 70 cities across Oregon have passed moratoria or other regulations effectively prohibiting dispensaries altogether. These cities include Hillsboro, Beaverton, Tigard, Tualatin, Milwaukie, Gladstone, Oregon City, and Wood Village. Thus, before considering a dispensary tenant, the building owner should know whether the local code even allows a dispensary at the premises.

The Practical Considerations Once through the legal morass, the building owner must still address the host of typical tenant leasing considerations such as (a) tenant mix; (b) image issues; (c) insurance considerations; (d) compliance with other leases; and (e) compliance with financing restrictions. For example, in a multi-tenant building the other tenants may not appreciate having a marijuana dispensary as

a co-tenant in the building. Beside the perceived image problem of having a dispensary as a co-tenant, marijuana gives off distinctive odors that other tenants sharing a common HVAC system may not appreciate inhaling. Moreover, the dispensary’s customers may be perceived as “under the influence” during their visit to the dispensary to the discomfort of co-tenants and their customers. As a result, a building owner could face legal claim from other tenants in the building for nuisance, or breach of the covenant of quiet enjoyment or violating the implied covenant of good faith and fair dealing. Relatedly, having a dispensary as a tenant could lead to a decrease lease renewals from other tenants in the building. Other tenants may perceive any reduction in its customers as caused by the dispensary (whether true or not). To mitigate this, and other co-tenant risks, stand-alone facilities may be the best option. Finally, dispensaries are relatively new and their operators will, but default, be inexperienced in operating a dispensary, legally and successfully. This increases the risk that the dispensary will fail and default on the lease.

Conclusion A building owner asked to lease to a marijuana dispensary is faced with a host of complex legal and practical hurdles unique to marijuana dispensary tenants. While not insurmountable, the building owner should take great care, and consult with experienced legal counsel, when considering whether or not to enter into a lease with a marijuana dispensary.

Noelle Crombie, Medical marijuana in Oregon: W hich cities have moratoriums on dispensaries? The Oregonian (April 14, 2014) found at http://www.oregonlive.com/politics/index.ssf/2014/04/

medical_marijuana_in_oregon_wh_1.html

Medical Marijuana Dispensary Tenants

Continued from Page 6….

By: Jacob Zahniser & Chris Walters



I wanted to follow up on some ongoing meetings with Metro as they relate to the changes in the City’s business composting program. We met with representatives from Metro and a large group of BOMA members on June 3, 2014 to discuss why Metro was cutting most of their commercial composting programs. The first point that registered with me is that while some of our properties are served by Metro, others (depending upon location) use Republic Services as their waste hauler. Fortunately, Republic is not making changes to their composting programs for commercial users. For those on the Republic list, continue to compost as usual and keep promoting the benefits of composting at the office to your Tenants. For those using Metro, your composting program will only be available for food scraps as of November 1, 2014 which will affect over 900 businesses. Here is a brief look at the history from Metro:

Metro signed a 7 year contract with Recology in 2010 for processing commercial composting.

In May 2011, a new plant was opened in North Plains to accept this waste stream. The volume exceeded expectations (the program was working) however their bio-filters were not able to keep up with the odors emitted from the site.

Metro stated that much of the composting stream was not sorted properly and therefore, had to be rejected.

April 2013, Recology transported 18 – 20 tons of waste to two Washington State facilities, but neither could manage the volume.

August 2013, Recology signed a contract with JC Biomethane in Central Oregon to take the waste source but it was not profitable.

January 2014, Washington County Commissioners forced a ban on food scraps at the North Plains facility due to odor.

Questions were asked of Metro if they looked at how their competitor is able to make this work or if they talked to Property Managers or anyone in the community as to how to improve the quality of the waste stream. We received a long version with a condensed answer of “no” to these questions. Just one opinion: their decision to scrap the composting (yes, pun intended) would not pass the Washington County’s sniff test as it smells. Their decision, again an opinion, was made in a vacuum without much if any input from Property Managers, businesses who compost or industry experts who may have been able to help and possibly save the program.

David Genrich, CPM®, LEED GREEN Associate 2014 Oregon-Columbia River Chapter No. 29, President Elect

By: David Genrich


C H A P T E R O F F I C E R S

PRESIDENT Cammie Allie,

CPM®, ARM®

ARM® CHAIR Tammy Mills,

ARM®

PRESIDENT-

ELECT

David Genrich,

CPM®

1st

MEMBER AT

LARGE

Kathi Pearce,

CPM®

VP OF

FINANCE

Troy Rappold,

CPM®

2nd

MEMBER AT

LARGE

Jeanna Rae

Petty, CPM®

VP OF

MEMBERSHIP

Traci McCauley,

CPM®

3rd

MEMBER AT

LARGE

Jennifer Ger-

ritz, CPM®

VP OF

COMMUNICA-

TION

Julie L. Muir,

CPM®

4th

MEMBER AT

LARGE

Chris Pasteur,

ARM®

VP OF

EDUCATION

Kathi Pearce,

CPM®

C O M M I T T E E C H A I R S

ARM® Tammy Mills,

ARM®

INAUGURAL

DINNER

David Genrich,

CPM®

AMO® LIAISON Cliff Hockley,

CPM®

INCOME &

EXPENSE

CHAIR

Chris Pasteur,

ARM®

ASSOCIATION

LAISION

Caitlin Kroeker,

Associate

IAE LIAISON Julie L. Muir,

CPM®

CANDIDATE

MENTOR

Traci McCauley,

ARM®

IYP

CO-CHAIR

Jocelyn

Burmester,

CPMC®

COMMUNITY

SERVICE

Monique Clouser,

CPM®

IYP

CO-CHAIR

Audrey

Jacobson

EDUCATION Kathi Pearce,

CPM®

NEWSLETTER Tammy Mills,

ARM®

FORECAST

BREAKFAST

Cini Apostol,

CPM®

PROGRAMS

CO-CHAIR

Ben Wickham,

CPM®

FRIENDS OF

IREM®

Mark St. Pierre PROGRAMS

CO-CHAIR

Brett Shockey,

CPM®

SPECIAL

EVENTS

Jocelyn

Burmester,

CPMC®

SCHOLAR-

SHIPS

Troy Rappold,

CPM®

LEGISLATIVE

CHAIR

John Bernatz

2014 Chapter Leaders! OR EGO N -CO LU M BI A R I VE R C H APT ER N O. 2 9

eader


COURSE Oregon Washington

ASM TRACT 10/6—10/10/14

CAPSTONE 9/22—9/26/14

ETH 800 9/19/14

FIN 402 9/15—9/16/14

Committee Reports

EDUCATION + Continuing Ed Credits

Summer is finally upon us! We are excited to share our 2014 courses for the rest of 2014—sponsored by

the Oregon-Columbia River Chapter No. 29!

PLEASE REGISTER EARLY!

Don’t forget that IREM® has numerous scholarships available both locally and nationally. If you’ve previously taken any of the IREM® courses and want to refresh those skills, you can take the course again at % off the member price. Not to mention, the IREM® courses can also be used towards your real estate license continuing education credits. What a deal!! Again, I would like to thank Melissa Joye and Bill Naito Company for donating educational space this year! Because of their generosity, all of our courses will be held at the beautiful Montgomery Park Building at: 2701 NW Vaughn Street in Portland.

(www.montgomeryparkportland.com) Please see the schedule below and register early. If you have any questions, or if you are in need of additional scholarship information, please feel free to contact me at 503.595.9689 or at: [email protected] . We hope to see you in class!

By: Kathi Pearce, CPM®




Introduction to Property Management is a 3-hour, interactive online course that provides an in-depth overview of property management. The course is appropriate for new employees, existing property staff, career changers, students, and anyone interested in a career in real estate management. Throughout the course, you will observe and hear from property managers.

What you will learn:

Where property managers work, how they fit into the overall real estate industry, and who hires them

The make-up of the property manager’s team The knowledge and skill sets necessary to succeed in the profession The employment and salary outlook for property managers and how they

advance in their careers How you will benefit:

Gain a thorough understanding of what property managers do Decide if property management is the right career for you Identify gaps in your knowledge and skill sets so that you can create a

professional development plan Get a head start on your property management education

Introduction to Property Management

A NEW Course by IREM®!

Visit: www.irem.org

for the scheduled dates of this new

course!



DATE MEMBERSHIP EVENT

TOPIC

LOCATION

August 13, 2014 Silent Auction & IREM®

Reunion!

Eco-Trust Building,

721 NW 9th

Avenue

Roof-Top

Terrace

September 25,

2014

Return on Investment

Cathey Armillas & Lou Radja

Pioneer

Courthouse Square

October Friends of IREM®

Appreciation Night TBD

November 14,

2014 Inaugural Dinner TBD

December 4,

2014

27th Annual Forecast

Breakfast

Oregon

Convention Center



Everything Multi-Family...


Multifamily is Multicultural 18 Jul 2014 | Emily Goodman CPM® ARM®


As property management professionals, it

can be easy to forget that our leaseholders come

from a variety of backgrounds and nationalities.

Our typical demographic has changed greatly

over the course of the last generation. In my

state of North Carolina, the population has

increased by 18.5% since 2000, far greater than

the equivalent national rise of 9.7%. According

to the 2010 census, it now stands at over 9.5

million people. In addition, the percentage of

people living in the state who were born outside

the United States is 7.4%. As

the population has been

increasing substantially, so

has the actual number of

families living in North

Carolina who originally

came from outside the U.S.

This presents unique

challenges for property

management professionals.

Several years ago, I

received a call from a res-

ident reporting a smell of smoke coming from

within the building. Upon investigation, I was lead

to the unit of a family who had recently moved in

and who had come to the United States from

another country. While passing by the big glass

door of the unit, I saw an adult male grilling on a

charcoal grill in the middle of the living room in a

completely enclosed apartment. The apartment

was completely filled with smoke and it

represented a significant fire hazard. I frantically

waved my arms to catch the man’s attention and

show that there was a problem and he respond-

ed by waving back, as if to say ‘Hello!’

Another incident that comes to mind was

the time a resident reported several pet bunnies

living in the grass outside of her neighbor’s unit.

The leasing agent called the resident to remind

her that our policy required pets, such as rabbits,

to be housed inside and kept within appropriate

cages. The resident quickly apologized and

explained that she had bought the bunny as a

birthday present for her son, but discovered that

the rabbit was pregnant so they would be unable

to eat it for his birthday as planned (everyone

had just assumed

those cute little

bunnies were a

Birthday present and

not Birthday Dinner).

Both of the

above stories are

good examples of

how we should be

prepared and well

versed in cross-

cultural relations so

that we can provide a high level service to our

residents. In these instances, the property

manager assumed that the resident would abide

by community regulations based upon our social

behaviors. However, in both of these examples

the residents were behaving in a socially

acceptable manner, according to the practices of

their native countries. As we come in contact with

other cultures and habits, we begin to realize that

people see, interpret, and evaluate things in

many different ways.

Continued on next page...


Multifamily is Multicultural 18 Jul 2014 | Emily Goodman CPM® ARM®


What is considered appropriate behavior in one culture may frequently be considered

inappropriate in another. In America, we have our own traditions that do not exist outside of this

country and may perplex others, including Groundhog Day, tailgate parties, and Black Friday

shopping mayhem. So, what I consider normal may take some explaining to someone from

abroad. We can surmise that misunderstandings will arise when I apply my experience to interpret

your reality.

Immigrants have a wide range of adjustments to make when adapting to a new society and

culture. In many cases, they may no longer be able to use their native language when speaking to

strangers or using services. Asking for help or explaining a problem may be a struggle for the first

time, causing confusion for the parties involved. Other common differences to be overcome may

include driving on a different side of the road, or using a different electricity voltage for kitchen

appliances. As a key point of contact, we can help by being mindful of possible communication

difficulties and being prepared to face some confusion when helping these new families. We may

need to explain how to use dishwashers, microwaves, washing machines and other appliances, rather

than assume that people already have this knowledge.

As the ones providing a service, the responsibility is on us to build a relationship with

leaseholders coming from abroad. By taking the initiative in this way, we can also be proactive about

driving the relationship to ensure help is given where needed, and ensure we avoid situations like the

indoor barbecue. Remembering the old expression, ‘A friend in need is a friend indeed’, if we can ease

the transition for our new residents, especially those from other countries, we can reap the reward

later. Reaching out at this stage can help to develop a strong working relationship that may bear rich

fruit in the future.

About the Author:

A Licensed Real Estate Broker-in-Charge in North Carolina, Emily Goodman, CPM®, ARM®, is a property management

professional with progressive residential and commercial expertise. She has been employed by Core Realty Holdings

Management since 2008, incorporating new business development for 3rd party management, the preparation and

implementation of budgets, creation of project proposals, management of vendor contracts, timely collection of fees and

cost control.

Continued from previous page...



Office Chatter



Reprinted from IREM’s Real Estate Management News...July 23, 2014

CBRE Pushing Office Layout to new Frontiers

“We are very much in the information business and the idea business. We feel that to generate information and to collaborate information you need an open environment,” said CBRE New Jersey’s senior managing director Jeff Hipschman. “In a more traditional environment, it’s work to have to collaborate.” Hipschman spoke to Real Estate Weekly last week about the commercial brokerage bringing an open floor plan to its Saddle Brook, New Jersey offices after seeing favorable results from implantation on the west coast. The move is part of the company’s “Workplace 360” initiative which seeks to offer brokers and other employees “enhanced flexibility, mobility, technology and productivity” so that increased communication can be made possible. Unlike in California, the New Jersey office features a single floor layout, but Hipschman said that the company has seen a “drastic improvement” in collabora-tion and communication between the workers. CBRE’s set-up includes practical features such as eight group work areas, adjustable-height desks that allow for both standing and sitting, a paperless work environment, and a treadmill desk which allows for light exercise during the completion of business related tasks. The space also holds more leisure features, such as an indoor putting green and a Jersey Shore-themed entrance area.

Hipschman said that CBRE took its

staff’s input into consideration when designing the re-imagined New Jersey office and said that the new layout was the result of “healthy discussion and debate.” While certain wish-list items of the redesign did not prove feasible, Hipschman said that the there was a “strong feeling that standup desks had to be a part of the environment.” “I think that, like any space design, it’s a series of decisions based on how you allocate your budget,” Hipschman said. “We had a very reasonable budget.” Though “trade-offs were made,” Hipschman is confident that his office is now set up for optimal performance by his brokers. One NJ-based architect agrees with CBRE’s implementation of “Workplace 360” but recommends that companies considering a switch give the idea serious thought before installing. Barry Poskanzer, AIA, of Poskanzer Skott Architects (PSA) in Ridgewood, N.J. and a 30 year veteran of commercial real estate design, agrees with CBRE’s assessment that open-floor work plans are conducive to efficiency in business, but he feels that the decision to implement one should only come after careful consideration. “We think that there are probably whole departments that could be made to work with that form and whole departments that should never even consider it,” Poskanzer said. Continued on next page...



Reprinted from IREM’s Real Estate Management News...July 23, 2014

CBRE Pushing Office Layout to new Frontiers

“It’s harder to do well than people think,” said Poskanzer. “It’s about how you handle the rest of the environment around it in open space.” Poskanzer said he feels that a brokerage that wishes to encourage collaboration amongst its workforce is wise to consider an open layout as long as certain measures are taken.

The veteran architect suggested subtle nu-ances such as changes in ceiling height to break up the noise of multiple con-versations across the office and though it may not be viewed as fashionable, Pos-kanzer suggests carpet over hard floor-ing so that the room’s acoustics stay at manageable levels. Poskanzer suggested that certain areas be designated as more traditional, private conference areas so that individual teams can discuss their work uninterrupted. When JLL moved to its offices from Lexington to Madison Avenue in 2012, the company took the opportunity to redesign its office layout to invite collaboration among brokers. Unlike the offices of some other firms, where brokers’ desks sit behind narrow corridors of often closed white doors, the JLL space embraces some cutting edge ideas in workspace design. Standing on the main floor, a visitor feels like almost every

person in the company is in sight. “We have a lot of open space; low partitions so people can see each other, talk to each other,” said New York president Peter Riguardi in an interview with REW at the time. When JLL moved into the offices, it shifted from a space allotment of 250 s/f per employee to half that, Riguardi said, relying more on spaces that employees share, from conference rooms and collaborative workspaces to lounge and recreation areas. Private offices exist, but they are all glass-walled and of uniform size. “We feel like if you have an office it’s an office, you don’t need to have a second home,” Riguardi said. “We see a lot of unproductive space around as we do our business, and we did not want to do that here.” Construction at the CBRE Saddle Brook offices spanned four months and was the result of nearly half a year of planning. In addition to an open office plan that is designed to increase communication between inhabitants, the program also promotes a fit lifestyle and general health with nutrition workshops, free gym memberships, and group exercise programs.



OR EGO N -CO LU M BI A R I VE R C H APT ER N O. 2 9 By: Julie L. Muir, CPM®

SOUTH WATERFRONT

EXPLOSION!

J

ust under ten years ago...the South Waterfront area of Portland, Oregon was a flat landscape and fairly uninviting with Zidell’s, Spaghetti Factory and sparse other business life as minimal attractions. Fast forward to 2014 and we’re wondering...have you seen the South Waterfront lately? Named one of the largest urban redevelopment projects in the United States, the South Waterfront district has become a renowned and hustling little city in and of itself. So, if you haven’t visited lately, here’s a brief overview of how far this former southern “blight” of Portland has transformed itself, its culture and its determination to be a nucleus for life-saving medical discoveries.





SOUTH WATERFRONT EXPLOSION!

I

n 2004, the first phase of the $1.9 billion “River Blocks” development began. Since then, the entire landscape has changed dramatically. With no end in sight in the very near future, Portland is holding its breath to see just how far innovation, technology, a “billion dollar challenge” and trend-setting design will further transform this once shy and lonely little section of the City into a globally-known marvel. Starting with new condominiums that sat mostly vacant when originally built, development in this area was slow to catch on and seemingly a failure waiting to happen. Now (10 years in the making) there are many towers, ranging from 16 to 31 stories in height. One of the most prolific buildings built along the South Waterfront was OHSU’s Center for Health & Healing (or “CHH” to most). The OHSU Center for Health & Healing is a 400,000 square foot medical office building that achieved double-platinum certification for LEED New Construction (LEED-NC) in 2007 and LEED Existing Building Operations and Maintenance (LEED EBOM) in 2011 by the US Green Building Council (USGBC) - and it was the largest health care facility in the United States to earn LEED's highest rating. With a unique mix of medical offices, research labs, outpatient surgery as well as a full service retail gym, pharmacy, optical shop and restaurant, the Center for Health & Healing was the first non-residential building to open in the South Waterfront district.

Coinciding with the opening of CHH, the City of Portland’s Aerial Tram was also making its debut in 2006. Jointly funded by OHSU, the City of Portland and South Waterfront property owners, it is owned by the City, but operated by OHSU. Just one year later in 2007, the Tram carried its one millionth passenger. In January of this year, it had surpassed ten (10) million riders! The ride takes a mere 3 minutes, and traverses 3,300 horizontal and 500 vertical feet. With limited parking on Marquam Hill and the 1.9 mile stretch of stoplights and intersections to navigate, the Tram is a favored method of transportation for those who work in and visit the South Waterfront area.

Since these two ground-breaking feats of innovation were created, several ancillary services have joined in on the fun. With multiple restaurants such as Bambuza, Little Big Burger, Daily Café, Lovejoy Bakers and Suki’s to name a few. Now banks, hotels, beauty salons, apparel, and other neighborhood services complete the selection of needed amenities to enable residents to live easily sans-vehicle. With the Tram, Portland Streetcar and Tri-Met services...walking never felt so good! Add in Tilikum Crossing (TriMet’s new MAX line) to the mix, and the South Waterfront district is self-contained with easy access to any part of the city fairly quickly and painlessly.

OHSU’s Center for Health & Healing

The City of Portland’s Aerial Tram




SOUTH WATERFRONT EXPLOSION!

T

ilikum Crossing (Chinook Jargon for “people, tribe or family”) was chosen to honor Chinookan people who called this area home over 14,000 years ago. The Willamette River hasn’t seen a new bridge cross its waters in the Portland area since 1973. In the fall of 2015, the Tilikum Crossing should be open for business.

Where Tilikum Crossing meets the western shore is the South Waterfront’s latest marvel, the Collaborative Life Sciences Building and Skourtes Tower (“CLSB” for short and named after the Skourtes family who donated the land that sits under the Skourtes Tower part of the building). The “collaborative” reference stems from the Tenancy-In-Common ownership between OHSU, Portland State University and Oregon State University. CLSB is a new allied health, academic and research building. The CLSB incorporates classrooms, lecture halls, laboratories, retail space and underground parking. The adjoining Skourtes Tower houses OHSU’s School of Dentistry clinical, training and research spaces. The two buildings together comprise approximately 650,000 square feet of new construction. The project is currently targeting Leadership in Energy and Environmental Design (LEED) New Construction Platinum status and opened for business on July 1, 2014. The Portland Business Journal just ran a feature story on this extraordinary building, listing the hundreds of state-of-the-art features of the building, its simulation centers, lecture halls, low-vibration microscopes and a whole host of other one-of-a-kind elements weaved throughout the building. Expect the South Waterfront to get a whole lot busier! Oh, and did we mention that Elephants’ Deli and Starbucks are featured retailers of this thoroughly transformational building? Now, about that “billion dollar challenge”...if you’ve been living under a rock and aren’t aware, there’s ONE BILLION DOLLARS at stake for cancer research in the next 1.5 years. Phil and Penny Knight (NIKE’s Phil Knight)...pledged $500 million dollars to OHSU’s Knight Cancer Research Center—but with the caveat that OHSU also raise $500 million in 2 years. Therefore, one billion dollars could be achieved for finding a cure for cancer. No stranger to giving to OHSU, the Knights’ philanthropic gift of $100 Million in 2008 was the basis for their namesake cancer center. Amazing...truly amazing. A generous but needed gift for sure. So….If you haven’t been down there in a while...take a walk, take your bicycle, take the Portland Streetcar or ZipCar and come and see what you’ve been missing. Word has it that this is just the beginning of the development that’s planned for this area. I can’t imagine what the landscape will look like in another 10 years...but I’m sure it will be breathtaking, Knight Cancer Center will have found a cure for cancer and they’ll refocus on other killer diseases to benefit all of mankind and developers will have to find another South Waterfront to rebuild and reinvigorate. But, they’ll never be able to compete with what’s been accomplished here.

Don’t be surprised by the rapid growth...the best is yet to come!

Tilikum Crossing

The Collaborative Life Sciences Building


An installation at Kingwood Medical in Houston, Texas

For those of us who live on the top floors of the pre-war walk-up buildings that line the streets of certain New York neighborhoods, a skylight can be a perk—not enough to make up for the five flights of stairs, perhaps, but at very least a welcome source of light. But the upshot of a skylight isn't just illumination: Not only has it been scientifically proven that natural light boosts productivity levels, it's also good for morale and mental health. Unfortunately, most office buildings weren't designed with white collar vitamin D deficiency in mind. This is where Sky Factory comes into play with their "embedded" skylights.

Sky Factory is based in Fairfield, Iowa—and take it from an Iowa native, no one knows the big blue better than the those of us who live against a backdrop of never-ending corn fields. The cerulean ceiling projections are designed to produce psychophysiological relaxation responses. In other words, the simulated natural light may well get you through that moment of midday work panic or waiting room purgatory. Measuring in at 8’×8’, the company's recently launched Revelation SkyCeiling features their biggest panels to date. The light is comprised of four layers: a fluorescent lighting system, an acrylic tile featuring a photographic reproduction of the sky, "elevators" that gives the system structural depth into the ceiling, and a customized ceiling grid to top it all off (see the exploded view of a similar product here). While diaphanous clouds and a blue sky are a given, scenes can also include sunlit trees, which fauna-deprived New Yorkers might appreciate more than anything.


The impact of Revelation SkyCeiling in an office space


http://www.core77.com/blog/lighting/skylights_for_everyone_productivity-boosting_optical_illusions_for_the_office_and_beyond_27305.asp


http://www.psychologytoday.com/blog/the-athletes-way/201306/exposure-natural-light-improves-workplace-performance

http://www.skyfactory.com/

http://www.skyfactory.com/

http://www.skyfactory.com/products/luminous/


Another angle of the COSEM Auber reception lounge in Paris, France

While there aren't enough skylights in the world to get us excited for Monday mornings, this could be a step in the right direction. One can only hope that they'll offer stormier variations on the sunny skied panels—just think of the fun you could have with unsuspecting visitors and a killer storm depiction.

The impact of Revelation SkyCeiling in a retail space

Architizer seems convinced that this is the "finest and most realistic example of imitation skies available in architecture since the painstakingly rendered frescoes we all love to admire." Ok, but I just can't seem to kick memories of those kitschy "moving mirrors"—you know, the ones that most commonly feature exotic waterfalls and beach scenes—out of my head.



The COSEM Auber reception lounge in Paris, France According to the press release, the launch of the Revelation SkyCeiling coincides with the publication of a recent study, "Neural Correlates of Nature Stimuli: An fMRI Study," in the Winter 2014 issue of the Health Environments Research & Design Journal. "The study explored the unique neural pathways involved in the perception of open sky photography, a key component in the design of virtual skylights that deepen biophilic engagement." (No word on whether Sky Factory's offerings incorporate the lighting innovation we noted just a couple of months ago.)

http://architizer.com/blog/optical-illusion-breakthrough-now-you-can-insert-a-skylight-anywhere/

https://www.youtube.com/watch?v=MfGRvjSQrAU



http://www.prweb.com/releases/2014/07/prweb11997779.htm

http://www.core77.com/blog/lighting/new_light_panel_technology_imagine_having_a_ceiling_skylight_on_the_1st_floor_of_a_multistory_building_26936.asp

http://www.core77.com/blog/lighting/new_light_panel_technology_imagine_having_a_ceiling_skylight_on_the_1st_floor_of_a_multistory_building_26936.asp


INSIDE

RETAIL

THE WORLD

OF


Jon Wheeler, chairman and CEO of Wheeler Real Estate Investment Trust (NASDAQ: WHLRP), joined REIT.com for a CEO Spotlight video interview during REIT-Week 2014: NAREIT’s Investor Forum, held in New York.

Mall REITs have been reorienting their businesses around the idea of “experience retail” to make their properties destination centers and combat the rise in e-commerce. Wheeler said those same principles can apply in shopping centers, noting that it has been part of his company’s strategy “for quite some time.” Given the size of the properties, mall owners can implement experience retail concepts on a larger scale, but Wheeler said, his company fo-cuses more on “creating a better cross-shopping, co-tenancy environment” as part of its strategy. “That includes bringing in retailers that are not currently represented. We also have a t remendous amount of community events that we put o n i n t h e c e n t e r s portfolio-wide,” he said. Examples of such events in-clude holiday celebrations and blood drives. “Experience retail is not just a new trend, it’s here to stay. I think different [retail property owners] have utilized different venues to enhance

that,” Wheeler said.

Wheeler’s company targets secondary and tertiary markets rather than the larger metropolitan areas in part because it can acquire assets at higher cap rates outside of marquee markets, according to Wheeler. He said his company also benefits from its knowledge of the dynamics and retailers in the smaller markets and its relationships with investment brokers in the areas.

Wheeler said the company is in a good position to expand its portfolio in its key markets in part because lenders’ views on shopping center REITs have greatly improved since the financial crisis. He said his company is finding the capital markets are open to financing the business. “Pretty much all the lenders are back” in the market now, according to Wheeler.


http://www.whlr.us/

http://www.reit.com/search/site/REITWeek

http://www.reit.com/search/site/REITWeek

http://www.reit.com/search/site/mall%2520REITs

http://www.reit.com/search/site/e-commerce

http://www.reit.com/search/site/shopping%2520center%2520REITs


OR EGO N -CO LU M BI A R I VE R C H APT ER N O. 2 9 New members...



Michele began her commercial real estate career in Albuquerque, NM in 1996 as an intern for CBRE, working with the #1 office broker. Just a short year into her internship, Michele gravitated to property management (a background in accounting coming in quite handy). Thereafter, Michele worked as a portfolio manager for Grubb & Ellis where she was presented with an opportunity: to be the onsite Property Manager and Leasing Agent for the Science & Technology Park at the University of New Mexico. This lead me into retail brokerage with NAI Maestas & Ward. Michele says “I have had an amazing and fascinating career that has been very rewarding and continues to push me to learn something new every day”. Next came a relocation to Portland (where she was born & raised). “I wanted my son raised in Oregon and where I could provide him with a similar up-bringing as my own, (which is dear to my heart). We have settled into the Bethany area and enjoy gardening, cooking/baking or anything outdoors. My number ONE thing to do is spend time with my son whether I am watching him play sports, or just relaxing at home with our two dogs. I am always up for an adventure for sure”! Since relocating to Portland, Michele found her way back to portfolio management, essentially starting her career over again in the Portland market. She’s now been with NAI Norris, Beggs & Simpson since 2012.

Her current portfolio is mainly office. “However, since receiving my CPM® certification last fall,

it has helped me by introducing me to my ‘Portland’ peers! IREM® has been great for me as a new person in this market and I look forward to getting more involved as time goes by”.

Congratulations and welcome to the IREM® Family Michele!

Meet our Newest CPM®:

MICHELE SCHIFFER

Sandra Perez, our newest ARM® from Catholic Charities! Congratulations Sandra!


OR EGO N -CO LU M BI A R I VE R C H APT ER

By: Tammy Mills, ARM®

1Password: This is a great app if you have multiple passwords. It will not only log

them, but it will provide you with password options that will heighten your password

security. This app is compatible with IOS Mac and PC’s. It organizes any secure

information you enter into it and allows you to search by individual passwords or groups.

Mileage Log+: This is a great app if you find yourself on the road a lot. Whether it’s

driving from site to site or going out to meet a client, this app is great at logging and

organizing your mileage data. Simply enter your starting and stopping points and with the

press of a button and it calculates your mileage—then begins to track it. Not only will this

program provide you with the IRS rates for reimbursement, but it will also compile the

data at the end of the year so that you can convert it and turn it in when you file your

taxes. A perk with this app is that it’s DropBox compatible.

ParkMe: ParkMe is a must have app. This FREE app shows you what’s available, in

regards to parking, and shows you how much it will cost. Whether it is covered or street

parking we all know how hard it can be to find something reasonably close to our

destination. Another perk to this app is that it will provide you with a warning when your

parking meter is about to expire.

Evernote: Evernote is a fabulous app that allows you to take notes, photos and voice

recordings while out in the field or sitting in your office. It takes all of the data you enter

and organizes it into a searchable data base. A benefit of this app is that it utilizes cloud

storage.

Wi-fi Finder: Wifi Finder does exactly what the title says. This app will differentiate

between free and for-fee wifi then lists your options based on location and cost. This app

is perfect for those who find themselves on the road a lot or in an area they’re unfamiliar

with. This app not only makes it easier to locate wifi, but it can also help you avoid

unnecessary data charges.

Business Card Reader Pro: In virtually seconds, turn that business card you

just received into your contacts address book via your iOS or Android device. This app

also features integration with LinkedIn, Salesforce, and Evernote, and scans cards in 15

languages.

“MUST-HAVE” Apps for

Real Estate MANAGERS!


Conrad Hotel Chicago, IL November 5-7, 2014 Register Today!

Learn and share ideas with leaders at your level. Reserve your spot now – space is limited. A dynamic two-and-a-half day interactive program designed to help you position your company for success, implement strategies for increasing ROI, and improve company performance. Strategize with experts, share solutions with other top-level practitioners, and receive one-on-one coaching

Does this describe you?

Are you a C-suite executive, vice president or director?

Are you an aspiring leader with a passion for improving yourself, growing your business, and building your personal brand?

Do you want personalized training and one-on-one coaching when you learn, instead of listening to static lectures?

Do you want to share ideas and best practices with other VIPs charged with making deals, developing business and setting strategy?

Then register now for the professional development experience of a lifetime.

Join us in Chicago, at the Conrad Hotel – one of Travel and Leisure’s top 500 hotels in the world – for a unique, captivating experience expressly engineered for executives like you.

Register now: $2,500 for IREM® Members/$3,000 for non-members (Not a member? Join now to save $500 on the retreat.)

Get ready to:

Develop a game plan for executing your business strategy, balancing the objectives for your business with your personal

and professional goals

Employ a change management process that positively impacts the successful implementation of business strategies

Negotiate successfully by applying leadership competencies

Build the foundation for emotionally intelligent leadership by assessing your leadership style and identifying areas of

development

Recognize others’ personality traits and build effective teams to implement your business objectives

Handle difficult conversations and communicate effectively with clients and employees

Develop analytical, problem-solving, and decision-making competencies.

Visit www.irem.org to register


http://www.irem.org/sku=HRS801C-2014HQ01

http://www.irem.org/membership


IREM Executive Edge October 16-18, 2014 Hilton Bonnet Creek Resort Orlando, FL

Register now!

Because every leader needs an edge. A conference curated specifically for real estate management professionals, designed to invigorate your leadership skills, offer ample networking opportunities and give you the education you need to develop new business. The ultimate discovery experience for:

Real estate managers

Property managers

Asset managers

Commercial and residential management executives

Aspiring leaders from the site to the C-suite To make headway in this industry, you need to be where the leaders are. And the leaders will be in Orlando this October for the IREM® Executive Edge. This is the only industry event designed to meet the challenges and needs of both multifamily and commercial real estate managers. While in Orlando: You will engage with fellow practitioners who share a desire to elevate their careers and bottom lines – practitioners

who know what it means to lead…not follow. You will extract more knowledge than you thought it possible to learn in three days. Sessions on asset

management, building operations, attracting talent, leadership development and profitable management of the company will leave you inspired and excited to put new ideas into practice.

You will electrify your professional development and your business with new contacts, new experiences, and new ways to get the most out of yourself and your team.<

Greatness awaits. First-Class Conference. World-Class Destination. The Hilton Bonnet Creek Resort is located in a private natural setting on 482 acres and surrounded on three sides by Walt Disney World and will serve as the location and headquarter hotel for the IREM® Executive Edge. The discounted IREM® Conference rate is $209 single/double occupancy.


http://www.irem.org/events/irem-executive-edge/registration

https://resweb.passkey.com/Resweb.do?mode=welcome_gi_new&groupID=25692129

http://www.irem.org/events/irem-fall-leadership-conference/iflc-registration/iflcreg


2014

For 2014 sponsorship opportunities, or Friends of IREM® Program information, please contact the Chapter office at: [email protected]. Or, contact the 2014 Friends of IREM® Chair, Mark St. Pierre at: [email protected].

American Building Maintenance

“ABM” Hunt Painting Oregon-Aire, Inc.

Apartment Guide JR Johnson Pacific Landscape Maintenance, Inc.

Apartments.com Kennedy

Restoration

Paul Davis Restoration & Remodeling

Benge Industries Landgraphics, Inc. PG Long Floor

Covering

Cantel Sweeping Lovett, Inc. Raindrop Supply / Expresso Building

Services

Coast Pavement Services

MultiFamily NW Squires Electric

Columbia Roofing & Sheet Metal

Millennium

Building Services

Walter E. Nelson Company

Empire Painting & Construction

Mt. Hood Window

Coverings

Western States Fire Protection

First Response Security

National

Maintenance Contractors

And...YOU???



OR EGO N -CO LU M BI A R I VE R C H APT ER N O.

DATE TOPIC TIME

August 6, 2014 What is the Downtown Core Area Network and Why Should I Care About It?

7:30 a.m. to Noon

October 7, 2014 Intro into HVAC Systems

7:30 a.m. to Noon

October 8, 2014 Advanced HVAC Systems

7:30 a.m. to Noon


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HAPPY SUMMER !!

3rd quarter newsletter 2014

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Transcript of 3rd quarter newsletter 2014