Categories Narrative

More Rules for Thanksgiving Touch Football

Once again, Jason Gay usurps any business narrative for this week. His rules for Thanksgiving have become a tradition for us to send out and this year is no exception. See below for all his rules, but I loved these three in particular:
—#13–While I love SEC football, this is great. – “No, SEC family thanksgiving touch football is not better than everybody else’s family touch football. You guys need to give it a rest.”

—#16–Bruce Arians, Head coach of our very own Arizona Cardinals, drew up a couple plays for Jason. Too good.

—#26–“Losers clean the kitchen. Winners destroy pumpkin pie.”
Happy Thanksgiving and thank you for reading my narrative and, more importantly, sending referrals when you or your friends need office space.



 26 (More) Rules of Thanksgiving Touch Football

Arizona Cardinals Head Coach Bruce Arians Helps Diagram a Play


By: Jason Gay
November 25, 2014

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Scott Pollack

Thanksgiving is upon us, and you know what that means! Time for a beloved, exhausting and sometimes tearful tradition:

The Annual Family Thanksgiving Touch-Football Game.

Remember: It’s not just a game. It’s an opportunity to relieve a year’s worth of pent-up aggression upon the loved ones who don’t return your text messages and never do the dishes.

This is the Journal’s fourth edition of the Thanksgiving family touch-football rules, which means it’s become a real family tradition, like the way you pretend to eat Cousin Rita’s homemade marshmallow yam casserole. (Everybody knows what’s in that napkin.)

As always, we have some suggestions/advice.

1. The annual family Thanksgiving touch-football game speaks to a universal human truth: There’s nothing we enjoy more than getting together with the most important people in our lives. And, if they slip and fall down the front lawn, face-first, that would be really hilarious.

2. Let’s get it out of the way: There is nobody in your family who can replicate the Odell Beckham Jr. touchdown catch from the other night. Nobody. Not your brother, your sister or your parents. Not Grandma. Now please pick grandma up out of the flower bed, and give her a Scotch.

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3. There’s always a family friend who’s been looking forward to the Thanksgiving touch-football game for months and months, excitedly emailing everyone with ideas for plays, cheers and alterations to the field. It’s important to play the game before this person arrives.

4. Wow! Somebody’s shown up with nifty vests and Velcro flags they’ve bought online to play flag football. Awesome! Thanks so much! Now put those back in the car, because we’re playing touch. You have to be kidding me with those flags.

5. Same with orange cones. No orange cones. The 50-yard line is what it always is: the beer cooler. The open beer cooler.

6. The neighbor’s dog, Neptune, is welcome to play in the Thanksgiving touch football game. Be advised that Neptune is a strong runner, but he’s terrified of vacuums, fireworks and scarecrows.

7. Sure, you can call holding in Thanksgiving touch football. You can also skip Thanksgiving and go to the Bahamas. Both are hard to explain to your family.

8. Fine, you want to kick the ball off? Go for it. (Glass breaks.) That’s why we don’t do kickoffs.

9. If anybody starts a Thanksgiving family touch-football fantasy league, you can ban them from the family for seven years.

10. Yes, it’s awkward when Jay Glazer tweets that Grandpa’s been traded before Grandpa knows he’s been traded.

11. All arguments about this year’s College Football Playoff system are scheduled for the garage at 3:25 a.m.

12. Tell your cousin Laura that the football is made out of organic materials even if it’s not made out of organic materials. This also applies to everything at Thanksgiving dinner, especially that can of cranberry sauce, which has been in the cabinet since Nixon was president.

13. No, SEC family thanksgiving touch football is not better than everybody else’s family touch football. You guys need to give it a rest.

14. If you’re playing touch football in Colorado or Washington state, take it easy on the pregame brownies. You may have a nice day. But you may also find yourself going out for a pass and winding up in the woods, sitting atop a rock, laughing, pointing at an owl that’s not there.

15. Hard to believe, but whichever team wins this Thanksgiving family touch-football game holds the lead in the NFC South.

16. In the past, I’ve argued against diagramming plays in touch football. But this year we have a special treat: Bruce Arians, the head coach of the 9-2 NFC-leading Arizona Cardinals, drew up a play for this year’s Thanksgiving touch football rules. Yes: that Bruce Arians! The man who is going to win coach of the year and take the Cardinals to a hometown Super Bowl in February diagrammed you a very special play! That’s his actual Bruce Arians handwriting!

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17. Look, if that play doesn’t work, don’t blame me. Blame Bruce Arians.

18. This year’s halftime show is explaining to Dad who Katy Perry is.

19. Relationship breakups can be hard on the Thanksgiving touch-football game. It was very sad that your brother Todd and his girlfriend Karen split up, because Todd is family. But mainly because Karen had six touchdowns last year.

20. Mom just called a 40-yard-penalty on everyone who forgot her birthday in 1997. Sorry Mom.

21. Yes, you can wear your fitness band to count calories, but I can tell you already how many calories you’ve burned: not enough.

22. There’s no clock in Thanksgiving touch football. The game’s over when an old guy waves his arms and says he’s had enough. You know, like soccer.

23. Coincidentally: FIFA has awarded your 2022 Thanksgiving touch-football game to Qatar.

24. Neat trick: syncing the end of the Thanksgiving touch-football game in time for your annual nap through the second half of Bears-Lions.

25. Don’t be embarrassed! Everybody naps through the second half of the Lions game. Sometimes even the Lions.

26. Losers clean the kitchen. Winners destroy pumpkin pie.

Categories Economy, Narrative

7 Bold Commercial Real Estate Predictions

In my weekly narrative, I spend quite a bit of time thinking, talking, and looking at the future. Below are seven bold predictions by some of the leading thinkers in our industry. Here a few key predictions that stand out:
–Malls will soon be extinct
–Technology will run buildings (we see that coming today)
–Green buildings will become the norm
–Our schools will require a tremendous amount of money to retrofit just to EPA code—try $75 Billion.
We hope to continue providing you updates and insights long before they happen.


P.S. A month ago, I got to hike and summit Mount Kilimanjaro, Africa’s tallest mountain with one of my partners at Lee & Associates, Jim Watkins…I created a brief slide show of our experience. If you’d like to see some cool photos, please click here. Below is a photo of Jim and me at the summit. We will lease space anywhere!



7 Bold Commercial Real Estate Predictions


By: Robin Micheli
March 24, 2014

Conjuring the future of commercial real estate begins by conjuring our future. How will we work, live, shop or do business? Perhaps no other investment sector is so closely tied to people’s most fundamental needs and behaviors; its evolution, to a large extent, follows ours.
Take it from Peter Linneman of Linneman Associates and the Albert Sussman Emeritus Professor at The Wharton School of Business, who pioneered the academic study of real estate and was named by the National Association of Realtors as one of the 25 most influential people in the business. Commercial real estate, he said, “exists to service the economy and society. That’s all we do.”

Over the next 25 years, say Linneman and other key players in the industry, commercial real estate will be buffeted by changes in demographics, technology, globalization, economic and environmental realities and a host of other trends. Some pieces of the trillion-dollar global industry will adapt; others will fall away. It will still be a cyclical business, but no matter how it changes, commercial real estate is expected to be thriving in 2039.

Here are seven bold predictions about U.S. commercial real estate in 2039.

1. Most shopping malls will be extinct.
The world of the American shopping mall, said Kenneth Riggs, president and CEO of Real Estate Research Corp., “has been a Darwinian environment since the 1990s with the advent of big-box retail and the ‘Wal-Marting’ of the world—and it will stay that way.” In other words, expect malls to continue their decline due to the rise in e-commerce, with only those consistently producing very strong revenues still doing business in 25 years.

“As the J.C. Penney’s and Sears continue to lose market share to online retailing, you’re going to see more dead malls where the anchors go dark and ultimately are worth only the land they’re built on,” said Tom Bohjalian, executive vice president at Cohen & Steers, which was the first investment company to specialize in listed real estate.

Teardowns may not be the only way to capture value in defunct malls, though, said Rick Fedrizzi, president, CEO and co-founder of the U.S. Green Building Council. He predicts that with repurposing, they’ll be a useful resource when our way of life swings back to revolving around more compact communities. “Established places like shopping malls will become like town centers, where people can come together, where their doctors and day care will be, where they can gather after major devastations.”

2. Brick-and-mortar will go tech—and warehouses will go back to the drawing board.
As consumers increasingly shop on their computers and phones, brick-and-mortar retailers will need to adopt the attitude ‘If you can’t beat ’em, join ’em’ in order to survive. Innovation will be key, making use of technology that integrates omnichannel shopping into the physical experience of being in a store and matching the logistical advantages of online merchants.

“People want to look and touch; they want instant gratification, too,” said Maria Sicola, an executive managing director at real estate services firm Cushman & Wakefield, even as selling floors become smaller. “Perhaps there will be the equivalent of a mini warehouse within the store so you can go in the back room and buy what you want.”

Apple is one retailer already using this forward-thinking approach in its stores. Its sales floors feature products that people can touch and try on their own, spending as much time as they’d like. They can buy and take home merchandise if they choose, or they can go home, do further research and buy online—with free overnight shipping. This may be a model other retailers will emulate.

Efficient distribution will be key, and the increasing importance of logistics and automation will impact warehouses across the country, many of which are obsolete even now, lacking up-to-date technology and adequate clearance height and often too remote to accommodate same-day delivery. That will add up to a lot of activity in the industrial sector in coming years, with old warehouses being retrofitted or new ones being built.

3. Baby boomers will be behind the biggest construction boom.
The big generational bulge of the 20th century hasn’t finished exerting its outsized influence yet, and commercial real estate will continue feeling its weight in the next quarter century. “We’re an aging population, so in 25 years there’s going to be a heavy focus on medical-related facilities,” said Riggs, who also predicts a shift back toward affordable, multigenerational households that will translate to increased multifamily residential, particularly in close proximity to mass transit.

In seven years boomers will turn 75, a magical number in one way, said Linneman, because that’s when people usually begin moving into senior housing. When this huge and demanding demographic is ready for the next stage of their lifestyle, rest assured: “It will explode,” he said. “Right now senior housing is a food group in real estate, but it’s like vegan or something, not that established. In 25 years it will be a major food group.”

4. Urbanization will sweep the planet.
If there’s one thing all our experts were clear about, it’s that our world will be significantly more urbanized in 2039. There will be a rise in the number of megacities—urban areas with more than 10 million inhabitants.

Baby boomers will be part of that phenomenon—many empty-nesters are attracted to the manageable charms of the city—but it’s the desire of Gen X and Gen Y cohorts to live, work and play in a compact area that’s largely fueling the trend. Multifamily residential stands to gain, but companies keen to attract young, educated talent are paying attention, too, and positioning themselves accordingly.

“Some businesses today consider location even more important than compensation in recruitment efforts,” said Rick Cleveland, a managing director at Cushman & Wakefield. “That’s driving a lot of the trend toward urban areas.”

That doesn’t mean that any old building on any city block will suffice for the worker of 2039. “The features that older-generation office spaces have, in terms of locations and amenities surrounding or in the facility, don’t work for the new-age tenant,” said Sicola, who points to companies in Manhattan that are abandoning Midtown for the west edge of the island and buildings that can be retrofit for open infrastructure. “For baby boomers, it was ‘live to work,’ but Gen Xers are working to live. They like to take breaks, have fun. Incorporating that into the workplace is critical.”

5. The much-reported death of the suburbs will prove to be greatly exaggerated.
As important as cities will be, however, suburbs won’t simply die. “The suburbs want to become more like urban centers. Millennials want to be there, but in an environment where they can combine their work-and-play lifestyles,” said Steven Blank, a former investment banker in real estate finance and now a senior fellow at the Urban Land Institute.

“Mixed-use projects take advantage of that,” he added. “We’ll see a lot of existing office complexes re-engineered to comprise transient components, rental, retail, office. One example right now is the Time Warner Center, albeit in Manhattan. One tower is the Mandarin Oriental hotel and office space; the second was built as the headquarters of Time Warner. And there’s a high-end shopping space, restaurants, condominiums. These are a wave of the future.”

Fedrizzi believes that suburbs will aim to replicate the city experience. “The way most of the suburbs will evolve is that there’s an interim step; they’ll be connected to cities by high speed or light rail, and they’ll become walkable communities with a sense of place.”

That will require a change in today’s “definition of building: newer and bigger. There will be a sense of going back to the past, to a place that’s a little more thoughtful,” Fedrizzi said.

6. Work spaces will be transformed by technology.
Call it the “Googlization” effect: Cleveland and Sicola expect office complexes of the future to look and function more like today’s technology company campuses, with open spaces, large workbenches mixed with more personal plug-and-go digital workstations and amenities like massages, bistros and dry-cleaning onsite.

Henry H. Chamberlain, president and COO of BOMA International, agreed. He foresees more densely populated office spaces as the globalization of business kills the traditional 9-to-5 workday and requires companies to be staffed 24/7. Key to their operation will be tech tools, such as teleconferencing, to stay connected to the international marketplace.

To accommodate the needs of the workplace, Chamberlain believes that these will operate as “smart buildings.” “Running a commercial office building will increasingly become a high-tech job,” he said. “It will require property managers and engineers to possess IT knowledge to keep buildings online.”

They will take on a whole new meaning, especially in the area of security. “Not only will technologies be integrated into buildings to track who enters or leaves the property, but access will be tailored to risk, tenant population and potential threats.”

7. Green buildings will come of age.
While sustainability is gaining traction in Europe, it remains more of a buzzword than an actuality here in the U.S.—but that’s changing. Efforts to meet environmental standards at this point tend to be costly, but they’re a long-term imperative, and most everyone in the industry recognizes it. “Sustainability is not economical,” said Cohen & Steers’ Bohjalian. “It’s a downward bias on return, but it’s the necessary evil.”

The gold standard in sustainable building design and operation is the U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design), levels of certification based on points earned in various credit categories, like water efficiency, indoor environmental quality, sustainable building materials and reduction in waste. “I tell people it’s like the nutritional information on a box of animal crackers,” said Fedrizzi.

There’s no doubt that all buildings 25 years from now will need to be up to LEED standards, he said, which will mean that many existing structures, especially some of the cheaply constructed ones of the ’80s, will have to be torn down. “Some you couldn’t retrofit if you wanted to.”

But LEED standards have always changed with the times, since their inception 14 years ago, and what constitutes a LEED-certified building—indeed, the future of all buildings, as Fedrizzi sees it—will be different in 2039 than it is now. “Instead of a nutrition label, the metaphor going forward is of a speedometer, measuring performance.”

The skyscraper of tomorrow will monitor how much energy-sapping CO² is in the air—perhaps via devices on employees’ wrists—and increase ventilation rates accordingly. The building will similarly monitor light, energy, water and heat levels and respond by controlling them, increasing efficiency as well as human and environmental health. (Fedrizzi imagines there will be a lot of agriculture on rooftops, as well.)

As a final word, warned Fedrizzi, don’t underestimate how much needs to be done to make our communities livable for the long haul: “Our schools are so decrepit, it will take $75 billion worth of upgrading to bring them up to code that the Environmental Protection Agency has already said is the baseline.”

Perhaps in 2039 our schools will be our most important—and sustainable—buildings of all.

Categories Recent Transactions

Slater Hanifan Group Moves to Tatum Blvd

Congratulations to Slater Hanifan Group, Inc. on their new home located at 11201 N. Tatum Blvd., Suite 250 in Phoenix. Slater Hanifan Group is an employee owned multi-disciplined civil engineering consulting firm offering professional services for various types of land development projects.

Slater Hanifan post

Categories Design, Narrative

Downsizing and Space Utilization

Increasing space utilization is a goal almost all of the tenants we represent have. Below is an article that discusses the inherent difficulties of attaining the perfect space and layout. At the end of 2013, tenants were space planning to 180 SF per person. As described in this narrative previously, this brings a large number of issues to the forefront, including, parking ratios, power limitations, hvac capacity, floor loads, and tenant improvements. 
The topic today discusses what companies are planning and actually achieving. For decades, companies have been leasing space based on projected growth. Today, we encourage our clients to really understand what they need AND how their business will likely change based on technology in the future. This includes designing for:
–Mobile workers
–Third place workers (a new term for people who work from coffee shops or other out-of-office places)
–Home based workers

A few large companies, like Accenture and P&G, have been able to increase their space utilization from 50% to 85%.  This is a huge increase indeed. Smaller companies are usually just focused on survival or growth, so utilization is less important. They look at monthly rent. How do these big companies do it? They utilize space standardization, using the cloud for data storage, and non-dedicated spaces for almost everyone.
Other methods for cramming people into space (ha— a technical term for space utilization) include:
–Getting natural light into the space. The more people, the more light you need to not feel claustrophobic.
–Good temperature controls. Every time I walk through an office space, I see foot heaters, fans etc. Including my own. 
–Good air quality—this is becoming more of an issue. I hope to cover this more in depth in a future narrative.
–Lots of collaborative spaces for meetings and amenities—I have covered this a ton over the past few years. 
Here are some interesting stats to end this discussion:
–Tenants over 75,000/SF represent only 1.8% of all tenants in the US, BUT they account for 27.9% of all space leased.
–Tenants with 2,500/SF or less account for over 50% of all transactions, but only account for 10% of all space leased.
I’ve included more info below with my highlights within the article.



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Categories Narrative

Are you in an unhealthy office relationship?

Below is a cool infographic on some of the issues affecting workspace. This includes air quality, temperature variations, natural light, and, of course, noise in any open environment. I really like the summary of unhealthy and healthy office space situations. If you are looking for space, make sure you think about these issues as you design your office. If you are not yet in the market, save this for when you start the process. You can always just choose us to represent you and we will make sure these are on your criteria.


P.S. We were fortunate to represent California Casualty Management Company in negotiating their renewed lease at Talavi Corporate Center in Glendale.

For the full postcard, click here.


Are you in an unhealthy office relationship?
The Washington Post

By: Bonnie Berkowitz and Laura Stanton
June 8, 2014
Can’t change your office? Here’s why you shouldn’t just sit there and some things you can do instead.
Are you in an unhealthy office relationship_Wash Post 2
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