Tag Archives: naiop

Photo by Mike Mertes, Az Big Media

Catherine Thuringer – Most Influential Women In Commercial Real Estate

Catherine Thuringer
Trammell Crow Company
Years in the industry: 30

At the beginning of 2014, Cathy Thuringer was promoted to principal at Trammell Crow Company, where she has oversight of its industrial development in Arizona. This is no small feat of square footage. Trammell Crow recently brought the largest speculative development to the Valley with the 791KSF Coldwater Depot Logistics Center.

What is the hardest professional or personal challenge you’ve faced and how did you overcome it?
My first ground-up development. I learned very quickly how important it is to surround oneself with the right talent in order to succeed.

What do you consider your greatest professional accomplishment?
Achieving the rank of principal and becoming an active member of Trammell Crow Company’s leadership team.

What is your most memorable deal or project and why?
Coldwater Depot Logistics Center – Phase 1 was the largest and most successful spec industrial project for our team. It was voted NAIOP’s 2013 Speculative Industrial Project of the Year.

What is your favorite part of your job?
Working with exceptionally talented people to transform a vision into reality.

When you were a child, what did you want to be when you grew up and how did that aspiration affect your career?
A travel agent—how did I do?

What is one little-known fact about you?
I am an avid wildlife/nature photographer.

123RF.com; alphaspirit

Shaming building owners is not productive

Tim Lawless, President, NAIOP

Tim Lawless, President, NAIOP Arizona

By Tim Lawless, President, NAIOP Arizona

This column was published in the May/June 2015 issue of AZRE.

In January, the City of Phoenix considered a draft ordinance that mandates owners of buildings more than 50KSF had to report their energy usage on a government website or face a Class 1 misdemeanor and minimum $500 fine for every day or instance there is a violation.

According to the city, the ordinance would affect 1,398 buildings, including 35 hospitals, 69 hotels, 147 retail facilities and 142 schools.

This type of ordinance is similar to energy reporting in Austin, Boston, Chicago, Washington D.C., New York City, Philadelphia, San Francisco and Seattle enacted in the last few years.

These types of costly energy reporting ordinances are hard to comply with as they force property owners to collect information for dozens of tenants who view this type of information as private or proprietary.

The use of this type of information is also dubious as it can be used by interest groups to shame certain building owners, leading to a movement to mandate expensive retro-fit improvements for facilities that can hold up the sale of buildings. This is where California is headed with legislation like AB 758, and these proposals have a chilling effect on economic development.

We do not have a problem with a voluntary energy reporting system and some of our members who specialize in LEED would welcome that. In short, the market should dictate energy efficiency and the market is already going in that direction as younger professionals prefer these working environments.

As a result of this draft ordinance, NAIOP-AZ  formed a coalition with 10 other groups to pass SB 1241 (Barto) at the State Legislature that preempts cities from enacting this type of mandatory reporting  and this bill was signed into law by the governor.


Dan Patrick headlines NAIOP Arizona event

Millions listen to Dan Patrick daily, now NAIOP Arizona has made it possible to you to hear him in person.

NAIOP Arizona’s annual Signature Speaker Series Event will feature Patrick, one of the most accomplished, popular and versatile commentators in sports media. The event takes place April 30 from 3 p.m.-7 p.m. at the Arizona Biltmore, A Waldorf Astoria Resort, 2400 E Missouri Ave, Phoenix, AZ 85016.

There will be a special opening by Arizona Diamondbacks President and CEO Derrick Hall.

Patrick is a Sports Emmy-winning sportscaster, radio personality and actor. He currently hosts The Dan Patrick Show broadcast on radio on Premiere Radio Networks and on television on NBCSN as well as The Audience Network for DIRECTV subscribers. He also currently co-hosts NBC’s Football Night in America and serves as a senior writer for Sports Illustrated. He previously worked at ESPN for 18 years, where he often anchored the weeknight and Sunday 11 p.m. edition of SportsCenter.

Patrick has also made cameo appearances in many movies and TV shows, thanks in large part to his longtime friendship with actor Adam Sandler.

NAIOP Arizona is the trade association representing the commercial real estate industry in Arizona. Its members enjoy premier networking events, quality educational programs and political action.

For Inquiries please email rsvp@naiopaz.org.


Developing Leaders of NAIOP set agenda

The 2015 NAIOP Arizona Developing Leaders’  calendar features educational events, a day at the ballpark and teaming up for Pat’s Run as part of its philanthropic endeavors.

Highlights include:

• Mix and mingle with the best and brightest young professionals in commercial real estate at the DL spring training game and mixer March 6 at Salt River Fields at Talking Stick;

• Get acquainted with other members and learn more about where you will fit best in the organization at the roof top new member orientation mixer March 26;

• Diversify your networking with the NAIOP, CoreNet Global, ICSC and ULI mixer at the Omni Scottsdale Resort & Spa April 23;

• Team up with fellow members for a great cause and some exercise at Pat’s Run, April 25.

 “This is going to be a great year full of opportunities to gain a deeper insight into what’s going on in commercial real estate in Metro Phoenix through educational events, community involvement, networking with other talented individuals and growing your career through this organization,” said Robert Guerena of Seefried Properties, Chairman of the Developing Leaders Steering Committee. “Look for more events to come throughout the upcoming year.”

All NAIOP members who are age 35 or under qualify to participate in the Developing Leaders program, whether they joined through the DL membership category or as part of a corporate membership.

Delivering high quality educational and mentoring opportunities while building lasting relationships and impactful philanthropic events with St. Vincent de Paul, the NAIOP DL 2015 charity, are all big parts of the Developing Leaders’ role in NAIOP Arizona, Guerena said.

For more information on joining NAIOP Arizona Developing Leaders, visit naiopaz.org/dl/.

NAIOP Arizona breaks national record for awards

Megan Creecy-Herman was named most outstanding chairman of the year and NAIOP Arizona earned two additional national awards Tuesday night at the industry organization’s annual meeting in Washington, D.C.

Creecy-Herman, NAIOP Arizona’s 2014 chairman, was honored with the prestigious national award for Outstanding Leadership by A Chapter President. Creecy-Herman was the first woman to serve as chairman for NAIOP Arizona.

“I am extremely honored to have been recognized with such an esteemed award,” said Creecy-Herman, a senior director at Liberty Property Trust. “NAIOP chapters around the country are led by some of the most accomplished real estate leaders in our industry. I am humbled to have been bestowed this honor.”


NAIOP Arizona also won national awards for Best Communication Tool among large chapters in the U.S., and Best Sponsorship Program. The three national awards tie a record for most in one year for NAIOP Arizona. It is also the 10th year in a row it has won at least one major award.

“It’s a privilege to follow Megan, who has left as chapter chairman with such high regard among her NAIOP peers around the country,” said 2015 Chairman Tom Johnston, managing director at Voit Real Estate Services.

The efforts of the Communications Committee were led by Steven Schwarz (ViaWest Group), Danielle Feroleto (Small Giants), Kassandra Bruhn (SimonCRE) and Peter Madrid (Cushman & Wakefield of Arizona). NAIOP Arizona was honored for its social media, marketing, and media outreach efforts.

The Corporate Sponsorship Program is led by co-chairs Tammy Carr (Balfour Beatty Construction) and Andrew Cheney (Lee & Associates) with NAIOP Arizona President Tim Lawless and Vice President Katrina DeBaker spearheading the effort.

Paradise Valley Medical Office

ARC Healthcare Trust buys Paradise Valley Medical Plaza

Plaza Companies and USAA Real Estate Company have sold a signature medical office building, Paradise Valley Medical Plaza, in Phoenix to American Realty Capital Healthcare Trust in a $28.3 million transaction.

Paradise Valley Medical Plaza, an award-winning, 104,000 square foot class-A medical office building, was purchased by American Realty Capital Healthcare Trust in a deal that closed on Dec. 30. Plaza will continue to provide leasing, construction services and property management for the building, which more than 90 percent occupied at the present time.

The building, which is located on the Abrazo Paradise Valley Hospital Campus, has received Energy Star Certification from the U.S. Environmental Protection Agency and was named Best of NAIOP Spec Office Development of the Year in 2009.

The property was sold by RP Paradise Valley, LLC, a joint venture between Plaza Companies and USAA Real Estate Company to ARHC PVPHXAZ01, LLC, which is a subsidiary of American Realty Capital Healthcare Trust.

“Paradise Valley Medical Plaza is one of our flagship developments and a true point of pride in our portfolio and the USAA portfolio,” said Sharon Harper, President & CEO of Plaza Companies. “We are very proud of this exceptional property and are excited to be able to partner with American Realty Capital moving forward to ensure excellent service to the property owner and tenants well into the future. This is a strong and forward-thinking ownership group that will continue the tradition of quality at Paradise Valley Medical Plaza.”

Plaza Companies and American Realty Capital Healthcare Trust currently work together on Arrowhead Professional Center in Glendale, a facility owned by American Realty Capital Healthcare Trust and managed by Plaza.

“This is an outstanding, high-quality medical office facility and is an ideal fit for our portfolio in the greater Phoenix area,” said Benjamin Hatz, Vice President-Acquisitions with American Realty Capital Healthcare Trust. “Our commitment moving forward is to continue the same commitment to quality and excellence at this facility while working with Plaza Companies to ensure superior service to current and future tenants.”

A Developing Leaders education event featured breakfast with Valley businessman Sam Fox at The Henry.

NAIOP Arizona announces developing leaders, mentors

Earlier this month, NAIOP Arizona announced its incoming class of Developing Leaders for 2014/2015 and the mentors. This is the chapter’s fourth year hosting the mentorship program.

The incoming class and mentors are:
>> Zach Barness, Tratt; Keaton Merrell, Legacy Capital
>> Patrick Boyle, CBRE; Jim Wentworth Jr., Wentworth Property
>> Derek Buescher, Irgens; Pat Devine, Cushman & Wakefield of Arizona
>> Katie Bush, Phoenix Design One; Alisa Timm, Lincoln Property Co.
>> Krystal Dill, Lincoln Property Co.; Jerry Roberts, CBRE
>> Russell Fine, Marcus & Millichap; Barry Gabel, CBRE
>> Traver Jones, Kimley & Horn; Rick Butler, Butler Design Group
>> Todd Kimling, ARCP; Pat Feeney, CBRE
>> Samantha Pinkal, The Weitz Company; David Calcaterra, Deutsch Architecture
>> John Scholl, CBRE; Pat Gallagher, Dermody Properties
>> Alex Wentis, CBRE; John DiVall, Liberty Property Trust
>> Sharon Whitney, MarWest Commercial; Keith Earnest, VanTrust Real Estate

“The selective and intimate format of the program is designed to create career- expanding and lifelong bonds between the one-on-one pairings,” said Jenna Borcherding of Jokake Construction, a member of NAIOP Arizona’s Developing Leaders. “As a tribute to the program’s success, this and previous year’s classes have had high profile mentors from among the commercial real estate community in Metro Phoenix.”

A new dynamic to the program for the 2014/2015 class consists of teams within the class preparing, pitching and competing against each other for the best industrial, office or retail development project.

“The Developing Leaders believe the teaming and educational process will give the protégés, and even mentors, a well-rounded and fundamental understanding of the commercial real estate industry that any employer or business partner will value,” Borcherding said.

All NAIOP members who are age 35 or under qualify to participate in the Developing Leaders program, whether they joined through the DL membership category or as part of a corporate membership.

Building relationships and philanthropy are big parts of the Developing Leaders role in NAIOP Arizona, said Robert Guerena, incoming Chair of the group’s steering committee.

“Our outreach includes the Dream Team (helping feed the homeless in Downtown Phoenix) and Habitat for Humanity,” said Guerena, who works at Seefried Properties. “For our group, it is all about giving back to the community.”

Annual events hosted by the Developing Leaders, such as Rookies and Rockstars held annually at the Sanctuary Resort, open the door for DL members to get to know their peers and industry leaders in a formal but welcoming setting.

NAIOP Roundtable 2011 - AZRE Magazine September/October 2011

NAIOP Arizona announces new chairman, board members

Tom Johnston

Tom Johnston

NAIOP Arizona named Tom Johnston of Voit Real Estate Services as its Chairman for 2015. The industry group also named new officers, three new board members and re-nominated an existing board member.
Johnston, Managing Director at Voit, will be joined by new officers Bob Hubbard, Vice Chairman, LBA Realty; Larry Pobuda, Programs Chair, The Opus Group; Tammy Carr, Treasurer, Balfour Beatty; and Laurie Sandau, Secretary, GPE Commercial Advisors.
New board members include Rusty Kennedy, CBRE; Tom Knoell, Desert Troon Companies; and Larry Pobuda. Anthony Lydon of JLL was re-nominated to the board. Officers serve a one-year term; new board members serve a three-year term.
“We’re excited to have our mentorship program taken to a higher level that includes training relevant to each participant’s career path while building relationships with experienced real estate professionals,” Johnston said of one of his goals as chairman. “The creation of our philanthropic foundation will further demonstrate our commitment to giving back to our community.”
Megan Creecy-Herman of Liberty Property Trust served as the 2014 chairman and will remain on the Executive Committee.


2014 NAIOP-AZ Roundtable

It’s an exciting time for commercial real estate. With technological advances and a new generation entering the workforce, office space is undergoing a significant paradigm shift. NAIOP Arizona’s roundtable members discuss the state’s reputation and role in the market — its strengths, weaknesses and promising statistics ­— as well as what companies need to do to keep that trajectory on the up-and-up.

Megan Creecy-Herman Liberty Property Trust

Megan Creecy-Herman
Liberty Property Trust

Anthony Lydon Jones Lang LaSalle

Anthony Lydon
Jones Lang LaSalle

Bob Mulhern Colliers International

Bob Mulhern
Colliers International

Chuck Vogel American Realty Capital Properties, Inc.

Chuck Vogel
American Realty Capital Properties, Inc.

Keaton Merrell Legacy Capital Advisors

Keaton Merrell
Legacy Capital Advisors

Molly Ryan Carson Ryan Companies US, Inc.

Molly Ryan Carson
Ryan Companies US, Inc.

Steven Schwarz ViaWest Group

Steven Schwarz
ViaWest Group

Tom Johnston Voit Real Estate Services

Tom Johnston
Voit Real Estate Services

Megan Creecy-Herman: What is different in July 2014 in our local commercial real estate industry than a year ago?

Tom Johnston: Although the economy is growing slowly, it just feels better. Vacancy rates are dropping and rates are increasing in all product categories. Job growth is improving year over year, and it is great to see office and industrial projects under construction again.

Bob Mulhern: The most distinct difference in the local commercial real estate market today from a year ago is increased momentum. In the first half of last year, the office and industrial markets were impacted by tepid employment growth and economic uncertainty at the national and local levels. As such, net absorption was minimal in the first half of 2013. The pace of absorption accelerated in the second half of last year and that trend has carried over into 2014. In the first half of 2014, net absorption of office space totaled more than 1MSF, compared to approximately 150KSF in the first half of 2013. In the industrial market, net absorption in the first half of this year topped 4.6MSF, up from approximately 1.5MSF in the first half of last year. The other noteworthy change in the market is sustained rent growth in the office market. A year ago at this time, rent trends were mixed. Today, office rents are clearly trending higher and, with absorption likely to remain positive, rent should continue to rise.

Chuck Vogel: The local economy has continued to gather momentum. Job growth is running 50 percent faster than the national pace and unemployment is lower. A stronger local economy and a pickup in regional and national distribution activity is fueling more demand, especially in the office space (industrial recovered earlier). Rent growth has accelerated, from nearly zero a year ago to about 2 percent annually today.

Construction has resurfaced. Office deliveries in 2014 will be more than double that of the last two years combined, although at under 800KSF it will remain low. Industrial construction is nearly back to pre-crisis levels: nearly 2.5MSF is expected to complete in 2014, split 50/50 between speculative and build-to-suit projects.

Steven Schwarz: The market has shifted very quickly in the past year. A year ago, we were very busy buying distressed properties. Those deals are now few and far between. Capital is extremely active now pursuing both development projects and stabilized assets in certain submarkets. As well, the 1031 Exchange buyer is back because they now feel comfortable selling the assets that they have been sitting on for the past seven-plus years. We have sold three projects in the last few months to 1031 buyers. Corporate America has continued to lease space at a moderate pace and we have seen a return, albeit very gradually, of some of the local tenants becoming more comfortable expanding and leasing space.

Megan Creecy-Herman: There are several things that are different and I would say the vast majority of them are positive. Two differences that stand out are the increased speculative development in the office sector, specifically in Tempe, and now even some proposed ground up development in the retail sector. These are good signs as the market continues to recover and I am optimistic that the recovery will become more broad-based across the Phoenix Metropolitan area over the next 12 months.

Keaton Merrell: From a financing perspective, there is more and more money in the market chasing deals and it continues to get more and more aggressive on LTV and rates.

Molly Ryan Carson & Bob Mulhern

Molly Ryan Carson & Bob Mulhern

Megan Creecy-Herman: How would you compare our Metro Phoenix commercial real estate market to other major markets throughout the nation and specifically the western U.S.?

Anthony Lydon: We believe Phoenix is like many other national markets who are experiencing two types of recovery. Value-add, high technology submarkets (i.e., San Francisco Bay Area; Phoenix’s east Valley and Deer Valley) are experiencing a higher level of user demand and good capital flow related to employment. Lower tech submarkets like California/Inland Empire and Phoenix/southwest Valley are seeing an inconsistent, staccato recovery. While the national employment has risen to pre-recession times most of the new jobs are part-time and/or lower wage. This reality has muted U.S. and Metro Phoenix recovery.

Bob Mulhern: The Metro Phoenix commercial real estate market is noteworthy among competing markets nationally and in the Western region for both elevated vacancy and healthy tenant demand. With office vacancy near 20 percent and industrial vacancy in the 12 to 13 percent range, Metro Phoenix is at the high end of the vacancy spectrum. Despite elevated vacancy, tenant demand for commercial real estate is healthy. Final second quarter data is not quite available yet, but in the first quarter, net absorption of office space in Phoenix outpaced all other Western region markets. Tenant demand is sufficient to spark some spec office construction due to tight conditions—particularly for large blocks of Class A space—in a handful of popular submarkets such as Tempe and Chandler. Local industrial properties are further along in the cycle, and spec developments began to deliver in mid-2013. To date, much of the spec industrial space that has been delivered has yet to lease, but the improving national and local economies should ultimately fuel absorption in these buildings.

Chuck Vogel: Phoenix has among the best growth stories in the nation. Population growth is running at 2-3 times the national pace. That means more office workers, more shoppers and more goods circulating through the metro’s warehouses. People and businesses are attracted to the metro’s low living and business costs (especially relative to California), amenable climate, and strong transportation infrastructure.

Although commercial real estate prices have picked up, cap rates remain very competitive relative to those in the top six coastal metros (New York, Boston, DC, LA, San Francisco, and Chicago), which have seen an influx of foreign capital. Expect prices to increase and cap rates to fall further as more investors look beyond the top markets to places like Phoenix for yield.

Steven Schwarz: Generally speaking, our vacancies are far worse than other western major markets but it doesn’t appear that the capital cares. Most California markets have recovered fully. Denver and Salt Lake City have surpassed peak values in nearly all product types and vacancies are tight across the board. The capital believes, and I agree, that Phoenix will continue to be a national leader in annual job growth and population growth and is therefore positioning accordingly, but we have a ways to go before our fundamentals are as strong as most other Western markets.

Megan Creecy-Herman: Where does Arizona stand in its economic development plans? Are we headed in the right direction or leave anything for the asking? Is the furor over SB 1062 still creating an image problem for the state?

Anthony Lydon: Arizona has a terrific story! We can further enhance our brand by passing “thoughtful” legislation supporting our communities, families and businesses. We need to continue to invest in education, increase the state’s job closing fund and maintain lower costs of business. SB 1062 is an extreme example of a well-funded, smaller minority that can negatively impact all of us. Just as Seattle recently “jumped” in front of the minimum wage issue, Arizona needs to be a perceived thought leader on issues like thoughtful immigration, sustainable energy, educational reform, minimum wage, etc.

Megan Creecy-Herman: What kind of business practices came out of the recession that many professionals should keep well past the recovery?

Tom Johnston: Learning to do more with less man power. From the pursuit of new business opportunities to operational efficiencies, a lot of creativity came about because of the recession.

Megan Creecy-Herman: I would hope that an overall prudence in lending with an increased focus on the quality of the borrower and their track record is one of the best practices that we all keep in mind moving forward, specifically when it comes to development. I would also hope that real estate fundamentals are the driving factor behind the corresponding financing decisions, as opposed to the availability of capital driving irresponsible development.  

Steven Schwarz, Megan Creecy-Herman, Tom Johnston, & Keaton Merrell

Steven Schwarz, Megan Creecy-Herman, Tom Johnston, & Keaton Merrell

Megan Creecy-Herman: What has been most surprising about Arizona’s commercial real estate recovery?

Tom Johnston: How slow it has been compared to past recoveries. What is encouraging is seeing our healthcare and high-tech sectors expanding.

Chuck Vogel: Warehouse construction is also surprising. Warehouse development has accelerated dramatically, to 2.8MSF in 2013. As a result, even though demand is robust, vacancies actually increased over the past year. The hope is that demand will continue to expand to meet this supply. Retailers (Amazon, TJX Companies, Macy’s) and third-party logistics firms are gobbling up millions of square feet, attracted to Phoenix’s affordable land, strong transportation network, proximity to southern California ports, and growing local economy.

Steven Schwarz: When the recovery started, I did not expect such a pronounced and extreme gap in values and rental rates when comparing quality, well-located office buildings and less desirable properties. The flight to quality was expected but the ability for landlords to push rates on class-A product as much as they have while class-B buildings remain stagnant has been surprising. This is partially attributable to the need for higher parking ratios and other functional issues rendering many older buildings somewhat functionally obsolete. As well, the recovery has been led by corporate America rather than small business so the class-A buildings have experienced much greater demand. With corporate America’s strong activity there is now a shortage of large blocks of space leading to new development much more quickly in the recovery than anticipated. Each submarket is experiencing a very different recovery than others so real estate operators are evaluating opportunities on a micro-geographic and property-type level. For example, new office and industrial buildings have gone up in Chandler while the overall metro market still had over 20 percent vacancy in office and 12 percent vacancy in industrial. As well, we bought an office complex in 2012 in west Phoenix although overall vacancy in that part of town was over 30 percent. The reality is that the vacancy out there was in specialized buildings – medical, office condos, Westgate, while the service office buildings had an extremely tight vacancy. Lastly, the amount and aggressiveness of the capital has been surprising. There is an enormous amount of capital seeking alternative assets.

Megan Creecy-Herman: What is the current state of our Metro Phoenix office market and what needs to happen to push the office sector into continued recovery?

Bob Mulhern: The Phoenix office market is in a recovery stage, with vacancy ending the second quarter in the mid-18 percent range, 200 basis points lower than one year ago. Net absorption has been positive in each of the past nine quarters, and market rents have increased in each of the past five quarters. Tenant demand growth is being fueled by job growth in office-using sectors, particularly among financial services companies. Over the past 12 months, financial employers have added nearly 8,500 workers. These positions have accounted for more than 20 percent of total job growth in Metro Phoenix in that time. There are a few things that need to happen for the Phoenix office market to move into a more sustained recovery. The first is continued strength in the financial sector. Phoenix is attracting large, corporate users looking to operate in our market. This trend needs to continue to backfill vacant space and support new development. Second, the housing market will need to gain some momentum. The housing market has stabilized, with foreclosures having largely been worked through the system and prices ticking higher. While those trends are positive, new home construction is down approximately 80 percent from peak levels and builders are behaving with extreme caution bringing new homes to market. Housing is a huge employment driver in our market and growth in this sector is essential to long-term economic expansion. While a return to the peak levels recorded at the height of the housing frenzy would be a recipe for another “boom and bust” market, current construction levels are hindering a natural pace of economic growth. The final hurdle to clear for sustained recovery in the office market is the need to move to a more diversified mix of industries. Attracting companies from California will be a significant source of economic expansion in the coming years.

Steven Schwarz: Phoenix still hasn’t recovered all the jobs it lost during the recession. Considering this, our office market is doing pretty darn well. There is a shortage of class-A product and large-floor plates in a number of submarkets presently. The class-B and -C product and less desirable areas just need more bodies in more homes and more job growth. It is steadily getting there, but the market is much better than the headline vacancy makes it appear. Phoenix is still a young city and therefore redevelopment of old, functionally obsolete buildings hasn’t taken a stronghold, but as the market tightens and the city matures this will start taking place more. Time, jobs, people and removal of obsolete space are the answers. It’s in process. Slow and steady isn’t necessarily a bad thing for this historical boom-bust market.

Chuck Vogel: The Phoenix office market, like the national office market, is recovering gradually. Job growth is creating some demand, but companies are still soaking up “shadow space” (space under lease but not being used) left over from the recession. Technology (firms do not need the libraries and filing space that they did in the past) may have also dampened demand. Construction is rising modestly but is primarily limited to build-to-suit facilities. Vacancies are high at 25 percent, but they are down 90 bps from last year, and rents are rising by about 2 percent year over year. We expect that the recovery will accelerate over the next few years. Much of the “shadow space” has likely been absorbed. Provided that construction stays in check, vacancies should fall substantially.

Molly Carson: In order to push the office sector into continued recovery, we need to continue to focus on strengthening Arizona’s brand to best position our market to be the first choice for companies looking to relocate — with specific focus toward corporate and regional headquarters. This cannot be done by one organization, rather a collective, unified effort by the private and public sector on the city and state levels. We have a wonderful opportunity at hand to capture a number of new, relocating or expanding firms from other markets with California being our low-hanging fruit. This takes a strong positive message illustrating the advantages our cities and state have to offer. I think this is one of the most important things the real estate business segment can put efforts toward now and in the coming years.

Anthony Lydon & Chuck Vogel

Anthony Lydon & Chuck Vogel

Megan Creecy-Herman: Why does the Tempe submarket appear to be so hot right now?

Molly Carson: Tempe has done a wonderful job of positioning itself for success within the development realm. The abundance of amenities (restaurants, the Tempe Center for the Arts, Tempe Town Lake) within this walkable community are desirable from a work-and-live standpoint. Arizona State University remains a valuable draw from an employment standpoint. Simply put, Tempe has done an impeccable job of building a strong foundation and was ready to take advantage of the uptick in the market.

Tom Johnston: The confluence of our freeway system and the center of Metro Phoenix is in Tempe. Proximity to ASU, the airport and light rail make it advantageous for employers. It has become a real urban core where you can live, work and play.

Chuck Vogel: Tech companies want to locate in areas that are attractive to younger, tech-savvy workers. Arizona State University and recreational, cultural and retail amenities are draws for this cohort as is easy access via the Loops 101 and 202, Highway 60 and Interstate 10. Somewhat central locations (are ideal), especially for the east Valley and the nearby Phoenix Sky Harbor.

Megan Creecy-Herman: Tempe doesn’t “appear to be hot” … it is hot. There are numerous reasons why tenants want to be in Tempe, one of which is its central location and the fact that it allows employers to pull talent from across the metro-plex considering that 60 percent of Phoenix Metro residents live within a 20-minute commute of Tempe. Also, its proximity and access to Sky Harbor Airport and proximity to the largest public university in the United States are substantial contributing factors.

Megan Creecy-Herman: There’s a lot of buzz around adaptive reuse and redevelopment of downtown spaces, particularly in Phoenix. What significance does this development have to the industry? What have been some of the most important projects?

Tom Johnston: As someone who grew up here and now lives downtown, it is refreshing to see all the redevelopment in our central core. As evidenced by housing price increases in central Phoenix, people want to be in an urban environment. They no longer want to drive 30 to 45 minutes to get somewhere. We have seen tremendous success with retail (particularly restaurants) and multi-family redevelopment. There is a lot of opportunity with infill sites for office redevelopment as well. Important projects include 7th Avenue and McDowell Road, 7th Street and Osborn Road, Central Avenue and Colter Street, and the Roosevelt Arts District.

Bob Mulhern: Phoenix is in the early stages of the adaptive reuse and redevelopment phase, in part because Phoenix is a newer city and in part because the area does not have as developed a downtown as some other markets. That is not to say that the city does not have opportunities for adaptive reuse, either with outdated inventory in the downtown/midtown area or some large blocks of vacant retail space. Education has been a driver of redevelopment in the downtown portion of Phoenix, and further expansion by Arizona State University and University of Arizona could be a source of future activity.

The pace of population growth is the wild card for adaptive reuse downtown. First, a larger residential presence would fuel development of retail properties to serve the population. Chef-driven restaurants, where properties are purchased, rehabbed and then re-opened would be an example of this. Also, an increase in the local population would make transit oriented development increasingly feasible and alleviate some of the strain associated with office parking ratios that are lower than the current market standard.

Megan Creecy-Herman: What is the current state of our Metro Phoenix industrial market?

Anthony Lydon: Metro Phoenix typically absorbs 3.5MSF to 4MSF of space annually. As we move through Q2 Metro Phoenix’s industrial market remains in flux. Larger, national/regional employers like Living Spaces, Winco Foods, Pepsi and others have selected Metro Phoenix to be their “West Coast solution” through the design-build process. These requirements tend to be larger and/or sophisticated “process” facilities that mandate signature construction. In fact, Metro Phoenix has almost 3MSF of industrial facilities currently under construction. In fact, almost two-thirds of “net” absorption is due to corporate design-build projects.

Conversely, the smaller (less than 50KSF) and larger (more than 200KSF) “existing building stock has yet to see a clear, sustained level of occupant demand.” The mid-sized (75KSF to 200KSF) market does show significant activity with several leases and user sales pending. Leading vertical sectors include high-technology, food and beverage, e-commerce and regional retail fulfillment. With a metro industrial vacancy rate at +/-12 percent versus the national average at 8 percent, the Valley has significant product runway to accommodate most occupant requirements.

Chuck Vogel: The Phoenix industrial market is very strong. Demand has been booming, fueled by e-commerce (Amazon), as well as traditional retailers and third-part logistics firms attracted by the area’s low costs, proximity to southern California ports and expanding local economy. Construction has picked up more quickly than we would have expected and led to an increase in warehouse vacancies last year despite robust demand. It is expected that demand will continue to accelerate, putting vacancies back on a downward path.

Megan Creecy-Herman: NAIOP conducted the industry’s first in depth look at e-commerce and its effect on industrial. Where does Arizona stand in preparedness for this shift, in existing and future developments?

Anthony Lydon: Due to the lack of sales tax consistency nationally, Metro Phoenix was an early winner in attracting e-commerce operations. In fact, Arizona contains almost 10MSF of e-commerce space with operators like Amazon, Target, Home Depot and others. Moving forward, facilities will provide a multichannel service: internet, store replenishment, catalog, etc. Older industrial properties will be hard-pressed to compete with higher clear heights, larger electrical services, higher auto parking needs, super flat floors and other building/site enhancements mandated by e-commerce employers.

shopping cart mouse

Megan Creecy-Herman: What role does our proximity to the Inland Empire increasingly play in industrial development?

Anthony Lydon: Metro Phoenix offers an excellent location option for energy-centric, higher head count employers who seek a 25 to 40 percent operational cost saving while enjoying a deep, qualified workforce population at +/-4.5M. The +/-300MSF Inland Empire lies an hour from the ports of Long Beach and LA and is comprised of “West IE” and “East IE.” IE West has significant geographic and economic development barriers to entry. The IE East lies further from ports while being susceptible to California’s perceived over-regulated and cost environments. Accordingly, Metro Phoenix’s west Valley provides same-day access within the federal truck driving rules and regulations.

Bob Mulhern: In the short- to intermediate-term, proximity to the Inland Empire will play a minimal role in the Greater Phoenix industrial market. The Inland Empire’s status as a premier big-box industrial market is well-deserved, with approximately 70 percent of the market space in buildings of 100KSF and greater and 88 percent of its space built in the past 20 years. Current vacancy in the region is approximately 4 percent, which at first glance would suggest an opportunity to attract tenants that are unable to secure space in the Inland Empire, but developers have more than 15MSF of space under way to meet current and future demand. Tenant demand in Metro Phoenix is forecast to be fairly steady in 2014 and 2015, but tenant activity will likely stem from organic growth rather than spillover from the Inland Empire.

Megan Creecy-Herman: Is the Phoenix market ripe now for spec building? If so, where and what type of building?

Molly Carson: Yes, for responsible spec building. Tempe’s sub-5 percent, class-A vacancy and overall 10 percent office vacancy combined with very healthy activity in the class-B+ office product make for a market ripe for spec class-A office. The construction of Hayden Ferry Lakeside phase III allows Tempe to remain squarely competitive (with other markets such as Denver, Austin and California in general).   

Keaton Merrell: For the right submarket and project, banks will finance spec buildings in the 60 to 65 percent of cost range.

Megan Creecy-Herman: There’s a lot of capital coming into the market right now. Where is this best invested? How is financing trending? 

Molly Carson: Core assets in solid locations within primary and tertiary markets. The discipline to invest in core assets through upturns and downturns is almost always rewarded. As for financing, we are seeing institutions continue to be competing to invest/purchase/lend for the type of assets mentioned above. Lending for land is still challenging.

Steven Schwarz: Since we are selling a decent amount of office product right now, I would say that the best investments are in stabilized office. The reality is that there are certain office markets (certain pockets of north Scottsdale, like Chauncey, Tempe and Chandler) where rents are beginning to really move in a positive direction. We have sold some assets at sub-6 percent caps, but if full-service rents move from $20 to $25 that is really a 40 percent increase in net rents.
That cap rate becomes an 8.3 percent, which is a pretty
nice return on investment when interest rates are 4 to 5 percent. One of our strategies that applies to the local market is a focus on acquiring and developing general industrial in tightening markets. This asset type can take advantage of the current historically low interest rate environment, upside potential in rents and being bought at below replacement cost.

Chuck Vogel: There is no shortage of available debt and equity capital. Senior secured lenders still remain modestly levered. Projects with 30 to 40 percent equity work because there is plenty of capital available. If the 10-year treasuries tick up, there will be pressure for the senior secured lenders to take a bigger part of the capital stack if cap rates remain low.

Keaton Merrell: Financing is getting very aggressive. CMBS is back and quoting interest only for up to half of the loan term at 75 percent loan to value. Banks are getting aggressive as well.

Megan Creecy-Herman: What new trends are coming to our industry?

Steven Schwarz: In the short-term, the “densification” of office space and focus on creative space will continue. I love these companies saying they want their office to be a “home away from home.” If that’s the case, why are they cramming eight people in 400 SF? I doubt most people are sharing their bedroom with seven other people! The corporate world has realized that density saves the company money, so they have offset that negative by making the space fun and cool so people aren’t bothered by their lack of space. There are a lot of studies going on right now about productivity and morale related to office space. It’s still early, so I’m not sure anyone has the true answers at this point. Obviously, the continued adoption of technology such as the internet, smartphones and 3-D printing will change the supply chain and use of industrial space, as will the shifting energy landscape and globalization. These items will have a profound impact on the office environment on a rapid and constant basis for many years to come.

Anthony Lydon: The newest industrial trends include 3-D printing, robotics and open source hardware. 3-D printing deposits thin layers of plastics or metals atop the other fabricating a component part and/or finished good. This will have a profound impact on how companies manage their supply chains. For instance, half of typical pharmacy stock can be 3-D printed on-site. The cost of robotic equipment has dropped from +/-$250,000 per machine to $25,000 per machine. Amazon hopes to increase its pick-pack-ship robotics from 1,300 to 10,000 by end of 2014. Finally, open source hardware found in mechanical systems and networking equipment is available to all without reverse engineering need. This will compress the prototyping cycle time and move machine tools to the production line sooner, quicker and faster.

Chuck Vogel: It is becoming easier for the small investor to invest in institutional quality real estate through non-traded and exchange traded REITs. More investment products are coming available for investors that may offer liquidity and yield in the product types they are looking for. I expect you will see these kinds of investment vehicles continuing to grow. There is also an increasing disparity between credit and non-credit cap rates as the investor appetite continues to grow for credit opportunities, which is keeping the credit cap rates low

Money on paper_13970049_grayscale

NAIOP invests in voter education of pro-business legislators

Tim Lawless President NAIOP - Arizona

Tim Lawless
NAIOP – Arizona

About 10 years ago, NAIOP Arizona made a concerted effort to engage in public policy advocacy at the state capitol in order to attract and grow more high-paying jobs to our state. During this time, we have had a number of successes in the area of lowering commercial property tax assessment ratios. Where we had among the Top 5 worst rankings in the U.S., Arizona is now moving toward the middle.

 This past session, we worked with a number of other business trade associations to allow many manufacturing firms that help produce these high-paying jobs to no longer pay sales taxes on their electricity or natural gas consumption. This top priority of NAIOP-AZ, SB 1413, now brings Arizona more into alignment with other states in the union for this tax treatment.

 While we have had great success in helping to make our state more competitive in tax policy, Arizona has suffered some recent economic development image setbacks such as SB 1070 related to illegal immigration enforcement and SB 1062 related to religious freedom in the eyes of supporters and discrimination to detractors.

In order to help prevent some of these perceptual challenges in the future, our NAIOP-AZ Board of Directors has set aside up to $100,000 from our reserves to help elect state legislators who are more sensitive to our national image in this election cycle.

 The key caveat to our investment is that the races we get involved in must be to help educate voters in favor of candidates vetted and endorsed by the general business community like the Arizona Chamber of Commerce and Industry. The further caveat is that our contributions need to be used for positive independent expenditures to educate voters rather than “hit pieces” against their opponents.

 With the upcoming change in the governor’s chair this November, the commercial real estate industry is in a unique position to do our part to continue to make Arizona a beacon for job creation with a like-minded state legislature rather than the butt of jokes on the national talk show circuit.

low flying aircraft

Caution: Low-Flying Aircraft Policies

Tim Lawless President NAIOP - Arizona

Tim Lawless
NAIOP – Arizona

The Federal Aviation Administration (FAA) is considering a significant reduction in the maximum height limit of buildings near U.S. airports to ensure aircraft have clearance to continue an ascent in the unlikely event that an engine fails at takeoff.

The proposed policy would limit building heights of new commercial projects within 10,000 feet of the end of the runway to no more than 160 feet tall. As a result, NAIOP-AZ has submitted a letter to strongly advocate that the FAA retract the proposed One Engine Inoperative (OEI) Procedures in the Obstruction Evaluation Studies published in the Federal Register on April 28.

While NAIOP-AZ fully supports the FAA’s role to oversee aviation safety, it opposes this proposed OEI policy, note that it does not address safety, does not contain adequate justification, penalizes unfairly communities surrounding airports by impeding much needed economic development, and lacks rigorous cost-benefit analyses.

NAIOP-AZ especially has a keen interest around one of the largest airports in the U.S., Sky Harbor International Airport in Phoenix where a number of its members have existing and planned buildings in multiple communities in relatively close proximity to the airport.

NAIOP-AZ is of the belief that if the policy determination outlined recently in the Federal Register is driven by economic considerations, it will have a chilling effect on developers constructing new facilities and on firms and tenants who may want to own existing facilities for investment purposes should a facility be close to or exceed the lower height requirements.

Should the FAA move forward, any OEI policy should, at a minimum, provide for certainty to developers and communities who engage in long-term planning, take into account the impacts and views of all stakeholders – not just in the aviation community, and be subjected to robust legislative rule-making requirements of the Administrative Procedures Act, including a full cost- benefit and Federalism analysis.

Toward this end, NAIOP-AZ support HR 4623, pending in the US House of Representatives, which would mandate that the FAA follow normal rule-making procedures for a policy change of this magnitude that would include such an economic cost-benefit analysis.

Megan Creecy-Herman

Megan Creecy-Herman takes the helm of NAIOP-AZ

Megan Creecy-Herman, Senior Director, Leasing & Development at Liberty Property Trust, has worked in commercial real estate for 11 years, 10 of which have been as a member of NAIOP. In 2013, the 33-year-old was the first female chair of NAIOP Arizona and one of the youngest in the country to hold that position. She was recently asked to sit on the NAIOP National Executive Committee and will once again sit on the National Board of Directors next year.

“I am very proud to be working with such an esteemed group of national leaders from around the country in an effort to continue to strengthen NAIOP nationally,” she says.

You were also the first recipient of NAIOP’s Developing Leaders Award, for which you were a founding chairperson. Was chairwoman a role you sought?

Yes, I was the founding chairperson of the NAIOP Developing Leaders in 2009 and it was really through my leadership of that group that I was selected to serve on the Arizona and national NAIOP boards. My work ethic has always been one of the traits that has set me apart. When I joined NAIOP Arizona’s board of directors in 2010, I didn’t necessarily set out to become chairwoman. I just went to work at giving 110 percent for the organization. It was really through the past chairmen witnessing my dedication and my leadership skills [that I became chairwoman].

A few of the former chairmen were at the helm during trying times. How would you describe the state of the industry during your term?

I’ve been on the Arizona Chapter Board of Directors since 2010, so I remember what it was like for our board and the respective chairmen to navigate such a challenging market. I was the corporate sponsorship chair on the Board of Directors during that period and fundraising was challenging to say the least. Fortunately, the market has continued to recover this year and our membership is feeling optimistic about where the industry is headed. We actually set the record for the most money ever raised through corporate sponsorship this year at $610,000, which blew away the prior record of $525,000 in 2008.

You’ve been credited with a clear agenda for NAIOP’s educational goals. How have those progressed under your term?

Very well. Our signature speaker event featuring Billy Beane from the Oakland A’s was very successful. We’ve also continued our partnership with the ASU Masters in Real Estate Development (MRED) program where we bring industry leaders in to speak to the MRED students on various topics, and we’ve received very positive feedback on that program as well. We have a new education committee this year and they have done a tremendous job in overseeing both of these programs as well as planning our quarterly Market Leaders Series events and also planning our Tempe market tour.

What are other achievements or goals you’ve started working toward as chairwoman?

Strengthening NAIOP’s public relations efforts has also been a goal of mine this year. We have a new communications committee, and they have done a great job executing on our plan to increase NAIOP Arizona’s brand recognition throughout the broader business community while also building stronger ties between NAIOP and all of the local media outlets. Ensuring that NAIOP Arizona’s voice is heard throughout the Phoenix business community is very important to me.

What are two things you find most interesting about the Arizona market right now?

First, that it’s as bifurcated as it is. When it comes to office product, no two submarkets are created equal and that’s extremely evident when looking at Tempe versus the rest of the market. The overall office vacancy rate stands at 17.7 percent and Tempe’s vacancy rate is less than 9 percent and less than 4 percent when it comes to class-A product. It will be interesting to see whether other submarkets can get some momentum going as our recovery continues.

Secondly, the fact that our industrial recovery is becoming more widespread across submarkets and sizes is interesting and encouraging. In 2013, we saw a very pronounced shift in demand from the larger big box tenants who were in the market from the end of 2011 through the beginning of 2013 to the smaller regional tenants in the +/- 15,000 SF to +/- 80,000 SF range, with those users predominantly focused in the airport submarkets and east Valley. During the third quarter, however, we have started to see activity pick up again in the southwest Valley as well, which is a positive indicator for 2015, especially considering that summer is always the slowest time of year in Phoenix.
What is NAIOP’s position and effect on the market?

NAIOP Arizona is the preeminent commercial real estate organization in Arizona. The fact that we have the diverse and experienced Board of Directors that we do helps us to continually monitor the pulse of our market and ensure that we’re providing our members with what they need, whether it be education on what’s happening in the market now or providing opportunities to network with the key players who are doing deals.


Networking with a cause

Last fall, Rachel Luttrell was standing in front of a grill at a Central Arizona Shelter Services (CASS) campus in the midst of monsoon season. She was volunteering at one of NAIOP’s Dream Team barbecues that fed more than 10,000 homeless individuals last year. The grills were having a hard time staying lit, and she recalls the smell of smoke filling her clothes.

“I felt defeated,” Luttrell says. “We grabbed the batch of burgers to refill the serving line and were greeted by volunteers and CASS clients smiling. The smoke smell no longer smelled foul; it smelled delicious! A few clients raised their hands in the air and welcomed the rain on their skin. No frowns, just joy!”

Luttrell, a senior property manager at ACP Property Services and philanthropy chair for NAIOP Arizona’s Developing Leaders Chapter for professionals under the age of 35, says the moment reminded her to be thankful for the food, shelter and support network she has. Developing Leaders hosts five to 10 events a year, including a Halloween costume drive for UMOM, a “Feeding the Homeless” event at CASS and an event that benefits Children’s Cancer Network.

“We realize the importance of strong community in the success of future generations,” Luttrell says.

Most of Developing Leaders’ events, like NAIOP’s Dream Teams, founded in 2013, cap at 30 people. However, Luttrell points out that most networking events that reach much larger groups of NAIOP members can be turned into a philanthropic opportunity (i.e. making admission to an event nonperishable food).

Above: Cushman & Wakefield of Arizona staffers (left to right) Blaine Black, Bonnie Machen, Greg Valladao and Patrick Devine flip burgers on the grills at the Human Services Campus in Phoenix.

Cushman & Wakefield of Arizona staffers (left to right) Blaine Black, Bonnie Machen, Greg Valladao and Patrick Devine flip burgers on the grills at the Human Services Campus in Phoenix.

“It was recognized early on that NAIOP’s members are actively involved in the communities they live and work therefore philanthropy was a natural addition to the existing advocacies. The Developing Leaders felt building relationships occurs best when you are alongside each other, stripped of titles and suites, working together for a common cause.”

Charity is a relatively recent addition to the NAIOP Arizona chapter. In 2008, Megan Creecy-Herman established Developing Leaders’ philanthropy committee, which pre-dates NAIOP Arizona’s own official adoption of charitable efforts in 2010.

Legacy Capital Advisors Principal Keaton Merrell points out that the chapter has engaged in philanthropic events over the years, but didn’t make it a part of annual programming until four years ago. In that time, the chapter has raised about $150,000 for charitable causes through its annual Crawfish Boil benefiting Ryan House and has served about 23,000 meals to homeless individuals. In 2013, NAIOP established Dream Teams, groups of 30 volunteers comprised of about 10 people from three firms, who get together once a month to barbecue burgers and hot dogs for the homeless.

In 2013, NAIOP Arizona fed more than 10,000 homeless people as member firms volunteered on 12 Friday afternoons. Given the name “Dream Teams,” NAIOP Arizona members this year have fed almost 3,000 homeless people.

In 2013, NAIOP Arizona fed more than 10,000 homeless people as member firms volunteered on 12 Friday afternoons. Given the name “Dream Teams,” NAIOP Arizona members this year have fed almost 3,000 homeless people.

“It is always great to see a Dream Team with volunteers who have never done it before and see them team up to feed 800 homeless people,” Merrell says. “Seeing this massive line of people that you are feeding is very gratifying. People that show up for the first time literally had no idea they would be affecting that many people.”

There’s literally a quarter-mile-long line of homeless, says Chuck Vogel, senior vice president of real estate joint ventures and dispositions at American Realty Capital Properties, Inc.
“Until you go down [to 12th and Madison avenues] and do it the first time, you don’t even get it,” he says.

Just wrapping up its first year, word has spread and there’s a waiting list to get assigned to a Dream Team. Currently, there are more volunteers than space to feed the homeless. Registration costs about $75 per volunteer.

“It’s funny,” Vogel says. “We send a follow-up email with photos, and we get phone calls from people saying, ‘Hey we want to go, too.’ It’s almost a competition. They see who has participated. It’s more about who isn’t on that list. Not who is on it.”

Stop 1: Hayden Ferry Lakeside III

Ticket To Ride: NAIOP Arizona Tempe Tour

The NAIOP bus tour is kicking back into gear this fall with plans to roll through the largest hub for Valley development — downtown Tempe. Tour trollies will cycle through stops at Marina Heights, Hayden Ferry Lakeside and Liberty Center at Rio Salado, where participants may network and meet the sites’ respective developers.

“The biggest catalyst to starting the bus tour concept again is the number of exciting projects that are underway,” says Parkway Properties Vice President and Managing Director Matt Mooney.

“Everyone in our industry experienced the challenges of the Great Recession, so to now have the Valley, and specifically Tempe, exemplifying such strong development in certain segments is worth seeing. Also, many of the major developments underway in Tempe are NAIOP member projects and this bus tour is a great opportunity to showcase the development prowess and expertise of NAIOP’s leading development firms.”

It’s also a way for members and non-members to meet with the developers of the respective projects.

“We wanted to feature Tempe as it is one of the strongest performing submarkets across all of the western United States, and these projects were chosen specifically because of their proximity and size,” says Mooney. “Marina Heights is the largest office development in Arizona history, Liberty Center is already two buildings into what will ultimately be a mixed-use park of more than 1MSF, and Hayden Ferry III is the first mid-high rise multi-tenant office building in this cycle.”

NAIOP’s end goal, Mooney says, is to give members insight into how and why the projects on the tour came together, what they will be and the trends to which they speak.

Where: Tempe Center for the Arts

When: Thursday, Oct. 23, 2014

Tickets: $50 for members, $100 for non-members (includes cocktails and hors d’oeuvres)

Stop 1: Hayden Ferry Lakeside III

Stop 1: Hayden Ferry Lakeside III

Stop 1: Hayden Ferry Lakeside III
Developer: Parkway Properties General Contractor: Ryan Companies US, Inc.
Architect: DAVIS
Location: Tempe, Ariz.
Size: 311,505 SF (including parking garage)
Brokerage Firm: CBRE
Value: $42 million
Start/Completion: April 2014 to September 2015
Subcontractors: CECO Concrete, Kovach Building Enclosures, Kearney Electric, Comfort Systems, W.J. Maloney Plumbing

Hayden Ferry Lakeside was the first major development along Tempe Town Lake and precipitated other, more recent developments such as Marina Heights, the new home of State Farm. The boat-shaped, nautical-themed Hayden Ferry Lakeside buildings I and II were completed in 2002 and 2007, respectively. The last phase of the three-building project, HFL III, broke ground in May 2014. It is a 267KSF, 10-story, Class-A office building with one level of below grade parking that ties into an existing parking garage.

Stop 2: Liberty Center at Rio Salado

Stop 2: Liberty Center at Rio Salado

Stop 2: Liberty Center at Rio Salado
Developer: Liberty Property Trust
General Contractor: Wespac Construction
Architect: RSP Architects
Location: 1850 W. Rio Salado Parkway, Tempe, Ariz.
Size: 155,000 SF
Brokerage Firm: CBRE
Value: WND
Start/Completion: December 2013 to September 2015
Subcontractors: Quality Building Maintenance, Speedie & Associates, Hunter Engineering, Arizona Traffic Signal, Buesing Corp., Gunsight Construction, Mister Bugman, Torrent Resources, Desert Services, JJ Sprague of Arizona, The Landscape Broker, Suntec Concrete, Coreslab Structures, Re-Create Companies, Bernies Brass, S&H Steel, E2 Innovations, Fine Line Cabinetry, Rite-Way Thermal, Diversified Roofing, AK&J Sealants, Walters & Wolf, American Direct, Demers Glass, Stucco Renovations of Arizona, Adobe Drywall, Berg Drywall, Wholesale Floors, Adobe Paint, Ganado Painting & Wallcovering, Trademark Visual, Partitions & Accessories, Thyssen Krupp Elevators, Ryan Mechanical, RCI Systems, Alpine Mechanical, DP Electric, Simplex Grinnell, Arizona Control Specialist, Cookson Door Sales, U.S. Mobile Communications, Norcon Industries, Standard Restaurant Equipment, Mountain States Drapery
At full build-out, Liberty Center at Rio Salado is a 1MSF mixed-use project at the northwest corner of Rio Salado Parkway and Priest Drive. The 100-acre property will focus on high-performance buildings with a sustainable design built to achieve LEED Silver certification. Designed to accommodate the businesses of today, the project features a 6/1,000 parking ratio and is just minutes from the downtown Tempe entertainment district and Sky Harbor Airport.

Stop 3: Marina Heights

Stop 3: Marina Heights

Stop 3: Marina Heights
Developer: Sunbelt Holdings / Ryan Companies US, Inc.
General Contractor: Ryan Companies US, Inc.
Architect: DAVIS
Location: Tempe, Ariz.
Size: 2,095,000 GSF
Brokerage Firm: Phoenix Commercial Advisors (Retail)
Value: $600 million
Start/Completion: 2013 to est. 2017
Subcontractors: Buesing, Suntec Concrete, Walters & Wolf, Delta Diversified, Harder Mechanical, HACI, Sun Valley Masonry, Brothers Masonry, Sturgeon Electric, Jencco, Kovach, Otis Elevator, Olympic West, Aero Automatic, Alliance Fire Protection, Berg Drywall, Adobe Drywall, Custom Roofing, Progressive Roofing, Red Pont, Speedie, CTS, Meade Engineering, Kraemer Consultants, EME, Design Element

This project is the new hub office campus of State Farm, a Midwestern insurance company. The LEED Silver design concept covers an area of approximately 20 acres and includes five office towers of varying heights; three to four stand-alone retail buildings; and two below grade parking garage levels.

Approximately 40KSF of retail amenities will complement the transit-oriented development and include food service, coffee shops, restaurants, business services and fitness facilities.
The site will also feature a 10-acre lakeside plaza, which will be open to the public. The total project will consist of approximately 2,040,000 gross square feet of office and retail space and 8,600 parking spaces.

Arizona Health Care Cuts, AHCCCS

NAIOP Arizona announces opposition to Prop 480

The NAIOP Arizona board of directors has unanimously opposed Prop 480, an item on the Nov. 4 general election ballot that asks Maricopa County voters to approve a $1.4 billion general obligation bond over 27 years for the Maricopa Integrated Health System (MIHS).

If passed, Prop 480 would be the third largest bond issuance in Arizona history, according to the Arizona Tax Research Association (ATRA), the group spearheading the effort to defeat the proposition.

The NAIOP board could have supported a narrower bond request focused more on the behavioral health component and replacement of the Level One Trauma Center and Arizona Burn Center, NAIOP-AZ President Tim Lawless said.

However, it is opposed to the bond issuance, which would pit a taxpayer supported institution against a number of private healthcare systems where there is much duplication of services and excess hospital beds that private payers must support within a relatively small geographic radius of about five miles.

“We are especially concerned about duplication and unfair competition with taxpayer money,” Lawless said. “While the proponents claim there are three discrete funding components, the wording of the ballot proposal seems far more open-ended regarding the purposes the monies can be used.

“The timing of the bond issuance is also troubling as there was a massive property tax shift from residents to businesses during the Great Recession and these same businesses are still struggling to recover,” Lawless added.

From fiscal year 2010 to fiscal year 2014, there was a 30 percent increase in property tax rates for businesses. If the bond passes, a typical small business with assessed valuation of $1 million will be paying $7,800 more over time in property taxes.

“We also believe patience is the watchword as we still are not certain of all the impacts of the Affordable Care Act, which was allegedly created to better meet the needs of the uninsured yet who are cited as the primary reason for the bond,” Lawless said. “Related to this, the state expanded Medicaid insurance to the poor to draw down more federal dollars and there appears to be an equity issue that only Maricopa County residents are being asked to pay for the MIHS services when these same taxpayers already pay $65 million per year.”

The point that proponents make where interest rates are near or at historic lows thereby decreasing overall costs seems valid until it is realized that the total cost of the bond ($935 million is the actual amount) with principal and interest will exceed $1.4 billion over 27 years.

The NAIOP board says it needs the Affordable Care Act provisions to be understood with all of the attendant costs associated with its implementation before Arizona embarks on the bond issuance where a new hospital and multiple clinics financed by taxpayer money are constructed only to compete against private hospital systems in an area that already has excess bed capacity and duplication of services. The costs will be shouldered by the same private payers.

“Our board has also set aside some level of funding for the opposition campaign formed by ATRA,” Lawless said of a $10,000 contribution to be made by NAIOP Arizona to the opposition campaign.

Healthcare Trust of America hires three employees

Healthcare Trust of America, Inc. (NYSE:HTA), has hired Jaime Northam as Senior Vice President, Leasing, Sabrina Nayer as Director of Operations, Midwest Region and Rachael Kimsey as Senior Leasing Associate.

Northam will oversee third-party leasing across HTA’s portfolio, while creating new market strategies and identifying new investment and development opportunities.  Northam brings significant experience in commercial real estate development, leasing and economic development from various nationally recognized firms, including Grubb & Ellis and The Alter Group. Previously, Northam held a position with HTA as Regional Asset Manager and managed leasing, operations and overall performance for HTA’s Midwest portfolio. Prior to coming back to HTA, Northam was the Vice President, Business Development at Greater Phoenix Economic Council where she focused on national business attraction and ensuring the economic growth of the Greater Phoenix Area. Northam also sits on various local and national boards, including NAIOP Commercial Real Estate Development Association’s National Board of Directors.

Sabrina Nayer, HTA

Sabrina Nayer, HTA

Nayer will oversee property management and operations activities of HTA’s Midwest Region, which is comprised of Minnesota, Wisconsin, Michigan, Missouri, Illinois, Indiana and Ohio markets totaling over 2.9 million square feet. This region constitutes over 20 percent of HTA’s total portfolio of 14.6 million square feet, and includes one of HTA’s key markets, Indianapolis, IN. Prior to joining HTA, Nayer was a Senior Property Manager with Transwestern Commercial Services where she oversaw property management and reporting of a 4.5 million square foot portfolio.

Kimsey will assist in marketing and leasing HTA’s portfolio in Arizona. She will be responsible for the management of prospecting, researching market trends, organizing market research and assisting in leasing efforts directly related to HTA’s portfolio of medical office buildings.  Prior to joining HTA, Kimsey was a Brokerage Associate with Cushman & Wakefield of Arizona where she acted as a secondary contact for owner/broker/tenant inquires, created marketing pieces and coordinated marketing events. Kimsey holds a Bachelors of Social Science from Biola University in La Miranda, CA.

“HTA prides itself not only on our high-quality portfolio of on-campus medical office buildings, but also on our first-class team of in-house management and leasing professionals. These three individuals share HTA’s commitment to deliver superior service at competitive rates through a relationship-based management approach. We are excited to welcome Jaime, Sabrina and Rachael to the HTA family as we continue to expand the company in key markets,” said Amanda Houghton, Executive Vice President of Asset Management for HTA.

Commercial Real Estate Market - AZRE Magazine March/April 2011

NAIOP: Commercial real estate strongest since economic recovery

The commercial real estate development industry grew at the strongest pace since the economic recovery began in 2011, according to an annual report on the state of the industry released today by the NAIOP Research Foundation.  The report, entitled “The Economic Impacts of Commercial Real Estate,” determined that the economic impact realized by the development process rose a significant 24.06 percent over the previous year, the largest gain since the market began to recover in 2011. Direct expenditures for 2013 totaled $124 billion, up from $100 billion the year before, and resulted in the following economic contributions to the U.S. economy:

·       Total contribution to U.S. GDP reached $376.35 billion, up from $303.36 billion in 2012;
·       Personal earnings (or wages and salaries paid) totaled $120.02 billion, up from $96.75 billion in 2012; and
·       Jobs supported (a measure of both new and existing jobs) reached 2.81 million in 2013, up from 2.27 million the year before.

The report says that the outlook for the remainder of 2014 and into 2015 is that the figures will continue to rise, with year-over-year growth expected in the range of 8-15 percent.

Commercial real estate development has an immense ripple effect in the economy, providing wages and jobs that quickly roll over into increased consumer spending.

“Commercial development’s economic impact is tremendous; simply put, a healthy development industry is critical to a prosperous U.S. economy,” said Thomas J. Bisacquino, NAIOP president and CEO. “As the uneven pace of the nation’s economic recovery continues, the industry seeks public policy certainty that bolsters investors’ and developers’ confidence. Despite this lack of assurance, we see positive indicators of a rebounding industry, but believe the industry could be more robust.”

Industrial, Warehousing, Office and Retail Show Strong Gains:

·       Industrial development posted a year-over-year gain of 48.5 percent due mainly to groundbreaking of energy-processing facilities.
·       Warehouse construction registered a third strong year of increased expenditures in 2013, gaining 38.1 percent in 2013. This is on top of 2012 growth of 28.4 percent and 2011 growth of 17.8 percent, showing a sustained increase in demand for warehousing space.
·       Office construction expenditures rose for a second year in 2013, up 23.3 percent from 2012.
·       Retail construction expenditures rose modestly for a third year in 2013, up 4.8 percent from 2012.

Operations and Maintenance Surge Even As Building Owners Cut Costs With Energy Efficiencies and New Technologies:

Through increased energy efficiency and advanced technology, building owners cut the average per-square-foot cost of operating building space in the U.S. by 14  cents, from $3.20/square foot to $3.06/square foot. Still, maintaining and operating the existing 43.9 billion square feet of commercial real estate space resulted in $134.3 billion of direct expenditures, and resulted in the following economic contributions to the U.S economy:

·       Total contribution to GDP in 2013 $370.9 billion;
·       Personal earnings (wages and salaries) totaled $116.8 billion; and
·       Jobs supported, 2.9 million.

Top 10 States by Construction Value for Office, Industrial, Warehouse and Retail:

1.     Texas
2.     Louisiana
3.     New York
4.     California
5.     Iowa
6.     Florida
7.     Maryland
8.     Georgia
9.     West Virginia
10.  Oregon

Four new states joined the list: Louisiana at No. 2, Maryland at No. 7; West Virginia at No. 9, and Georgia at No. 10. These states made the top ten list due predominantly to development of highly specialized and expensive energy-related processing facilities.

Illinois, Ohio, Massachusetts and North Carolina dropped off the top 10 list, slipping to Nos. 11, 14, 15 and 18 respectively. The report 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.

The report is authored by Dr. Stephen S. Fuller, director of the Center for Regional Analysis at George Mason University, and funded by the NAIOP Research Foundation.

Where Arizona ranks nationally in terms of value of construction:

>> Office……………………………… 10
>> Industrial………………………… 41
>> Warehouse ……………………… 8
>> Retail/entertainment ……..22

>> Overall..…………………………..22

The Maricopa County Court Tower in Downtown Phoenix exceeds the OEI criteria by more than 25 feet.

NAIOP Arizona urges FAA to retract proposed OEI procedures

The Arizona Chapter of NAIOP has urged the Federal Aviation Administration to retract the proposed One Engine Inoperative (OEI) Procedures in the Obstruction Evaluation Studies published in the Federal Register on April 28.

“While  NAIOP-AZ fully supports the FAA’s role to oversee aviation safety, we oppose this proposed OEI policy, note that it does not address safety, does not contain adequate justification, penalizes unfairly communities surrounding airports by impeding much needed economic development, and lacks rigorous cost-benefit analyses,” Tim Lawless, President of NAIOP Arizona, said in a letter to John Speckin, Airport Obstruction Standards Committee, Region and Center Operations, Office of Finance and Management in Washington, D.C.

The FAA is considering a substantial reduction in the maximum height limit of buildings near U.S. airports to ensure aircraft have clearance to continue an ascent should an engine fail at takeoff. The proposed policy would limit building heights of new commercial projects within 10,000 feet of the end of the runway to no more than 160 feet tall.

NAIOP Arizona is the largest commercial real estate trade association in the state and one of the 10 largest business trade associations in Metro Phoenix. It also represents the economic interests of those who construct commercial office and industrial buildings and advocates for policies that bring high-wage jobs to Arizona.

“We especially have a keen interest around one of the largest airports in the U.S., Sky Harbor International Airport in Phoenix where a number of our members have existing and planned buildings in multiple communities in relatively close proximity to the airport,” Lawless said in the letter. “In short, we are of the belief that if the policy determination outlined recently in the Federal Register is driven by economic considerations, we believe the policy will have a chilling effect on developers constructing new facilities and on firms and tenants who may want to own existing facilities for investment purposes should a facility be close to or exceed the lower height requirements.”

An independent study released  last year by New York-based real estate consulting firm Weitzman Group determined that a new FAA policy would impact existing and future developments around  almost 400 private and public airports across the country. About 4,000 proposed projects would be affected, the study said.

NAIOP Arizona’s letter states the proposed OEI policy would have significant impact on Tempe and Phoenix. According to an article on the Phoenix Business Journal’s website, about 60 projects Valley wide would be affected.

>> In Downtown Phoenix, the recently completed, $341 million Maricopa County Court Tower exceeds the OEI criteria by more than 25 feet, and the recently completed Virginia G. Piper Sports and Fitness Center at the Arizona Bridge to Independent Living would also be grandfathered-in under the policy, unable to add any height with roof-top equipment or signage without a new determination.

>> In Tempe, Zaremba Group’s West 6th apartments comprise two towers that exceed the policy’s limitation by 209 feet at maximum.

“We recommend that the FAA withdraw its proposed OEI policy,” Lawless said in the letter. “This is a proposed solution in search of a problem.  If it intends to move forward with such a fundamental change, the FAA should only so if it has conducted the necessary economic and efficiency analysis that would (a) justify shifting the economic burden from airlines to communities, and (b) justify a change in the underlying rule, with an adequate opportunity for the public to provide meaningful comments on the FAA’s justification for the proposed policy.

“Should the FAA move forward, any OEI policy should, at a minimum, provide for certainty to developers and communities who engage in long-term planning, take into account the impacts and views of all stakeholders – not just in the aviation community, and be subjected to robust legislative rulemaking requirements of the Administrative Procedures Act, including a full cost- benefit and Federalism analysis.”

Comments are due by July 28.

Ryan Companies promotes John Strittmatter to chairman

Ryan Companies US, Inc. CEO Pat Ryan announced today the promotion of longtime SouthWest Division President John Strittmatter to Chairman of the SouthWest Division. Strittmatter opened Ryan’s Phoenix office as its President in 1994 with just two employees.

John Strittmatter1Today the company employs 125 in its Phoenix and San Diego offices and has been responsible for the construction and development of more than 20 million square feet in Arizona and California.

“Ryan has been successful in Arizona and California because of John’s leadership and the relationships he has built and sustained,” said Pat Ryan. “He has maintained an unparalleled commitment to the company, its employees, our customers, our vendors and the community and his reputation is impeccable.”

In addition to his responsibilities as President of Ryan Companies SouthWest Division, Strittmatter has been actively engaged in the community and will continue to do so as Chairman. Currently, he is Chairman of the Brophy College Preparatory Board of Trustees, a Director of the Banner Health Foundation Board and an Advisory Board Member at US Bank in Phoenix. John and his wife, Pat, are also co-chairing the new Banner MD Anderson Cancer Center “Hope Starts Here” campaign.

“We are so grateful for John’s constant support of Brophy, its students, faculty and campus. His service to others is just remarkable,” said Father Eddie Reese, President of Brophy.

“John stepped up to co-chair the “Hope Starts Here” campaign at a critical time in the evolution of our cancer center,” said Andy Kramer Petersen, President and CEO, Banner Health Foundation. “His involvement already has saved lives and will continue to change the lives of cancer patients for decades to come.”

With Strittmatter at the helm, Ryan Companies in Phoenix has received numerous industry awards. In 2013 alone, Ryan Companies was named Owner/Developer of the Year, Firm of the Year and General Contractor of the Year by NAIOP. Ranking Arizona named Ryan Companies Developer of the Year in 2014, Ryan’s 12th year receiving this accolade. Strittmatter was honored with the Best of NAIOP Lifetime Achievement Award in 2010.


CBRE Office Brokerage Team Wins NAIOP Award

A team of brokerage professionals in CBRE’s Phoenix office, Tom Adelson, Jim Fijan, Jerry Roberts and Corey Hawley, were awarded as the Office Broker Team of the Year by the Arizona Chapter of the National Association of Industrial and Office Properties (NAIOP). For Adelson and Fijan, who have worked together since 1983, this marks the 19th time in 24 years they have won this award. Roberts joined the company, and team, in 1988 and Hawley in 2004.

Executive Vice Presidents Adelson, Fijan, Roberts and Senior Associate Hawley are consistently among the top producing teams in CBRE’s Phoenix office. Since the beginning of their careers and partnership at CBRE, the team has been the most productive sales professionals with the greatest number of transactions in the Phoenix office. In 2013, the team completed 140 sale and lease transactions representing more than 3.55 MSF of office product and 2.7 acres of land.

“What’s most unique about this team is our ability to keep evolving over the years,” says Roberts. “Early on we realized that if we all focused on the parts of the business that came most naturally to us and enjoyed we’d be able to cover a lot more ground and touch a lot more clients.”

“Over the past 22 years that formula has worked well, but what is most important is that everyone on the team has our clients’ best interests in mind,” said Fijan. “Although we try not to overlap pursuits, we all know what the other team members are working on and we are constantly exchanging ideas and strategies to ensure our clients get the benefit of our team’s market knowledge and experience as a whole, as well as ensure all of our clients’ expectations are fulfilled. We’re all extremely knowledgeable about the office real estate market, but when you combine our individual skill sets the capabilities we have as a whole are quite impressive.”

Fijan, along with his associate Will Mast, focuses on office investment and land sales and consistently leads the market in transaction volume. Fijan has, thus far in his career, closed 90 million square feet in transactions for a total consideration of $9 billion. Adelson represents occupiers and corporate tenants looking for space in the market or around the world and maintains the status as the preeminent corporate services broker in Arizona and the country. Roberts, along with Hawley, provides landlord leasing services to owners and developers of commercial real estate throughout the greater Phoenix area. In 2013 alone, they leased over 1.6 million square feet and represented 18 different landlords in 48 lease transactions.

“Winning NAIOP’s ‘Best’ award is as much a testament to the high-level performance of the brokerage team as it is their ability to leverage CBRE’s extensive market reach and comprehensive platform of services,” said Craig Henig, senior managing director and Arizona market leader.  “But the big winners are our clients, who benefit from the local market knowledge and industry-specific expertise these individuals, and our company, provide.”

Bill Petsas, WEB

EastGroup Properties’ Bill Petsas Receives NAIOP Award

Bill Petsas, senior vice president at EastGroup Properties, received the Lifetime Achievement Award at the 2014 Best of NAIOP event held at the Arizona Biltmore.

Prior to joining EastGroup in 2000, Petsas was a VP with Prologis where he forged a career in the development, acquisition, leasing and management of industrial real estate. At EastGroup, Petsas oversees 34MSF of industrial space with a total market capitalization in excess of $2.8B.
The Lifetime Achievement Award is presented by the Arizona Chapter Board of Directors to an exemplary individual who has made a significant and positive impact on the office and industrial commercial real estate market in Arizona over a period of no less than 15 years.

It was also a big night for Ryan Companies US, Inc. and Marina Heights – Ryan’s $750M, 2MSF development in Tempe.  Marina Heights won the prestigious Transaction of the Year and Talk of the Town awards.  Ryan Companies was named Owner/Developer of the Year, Firm of the Year, and General Contractor of the Year. Ryan is the owner/co-developer and general contractor for Marina Heights. Sunbelt Holdings is the other co-developer and The DAVIS Experience is the project architect.

Winning top broker awards were Jim Wilson, Cushman & Wakefield of Arizona, Industrial Broker of the Year; Tom Adelson, Jim Fijan, Jerry Roberts and Corey Hawley, CBRE, Office Brokers of the Year; and Mindy Korth, Colliers International, Investment Broker of the Year.

Economic Impact Project of the Year went to Able Engineering – Phoenix-Mesa Gateway Airport. JLL was named Brokerage House of the Year.

The event, organized by NAIOP Arizona, was attended by 900 commercial real estate professionals.

Molly Ryan Carson, WEB

NAIOP-AZ Elects Molly Carson to Board of Directors

The Arizona chapter of NAIOP, the commercial real estate voice for the state, elected Molly Ryan Carson, Vice President of Development with the Ryan Cos., to the 2014 Board of Directors this month.


Carson joins the board leadership of NAIOP Arizona Chapter with a three-year term, after having been an active NAIOP member for more than 5 years.


Chairman Megan Creecy-Herman of Liberty Property Trust said, “Our Board of Directors is made up of a very esteemed group of commercial real estate leaders from throughout the Valley and we are proud to welcome Molly as the newest member of our leadership team.”


With over a decade of experience at Ryan as a developer, Carson offers unique insight into the varied aspects of real estate development. As Vice President of Development, she is responsible for site selection and acquisition, municipal use permits and approvals, design and construction coordination, financial packaging and lease or sale negotiation at Ryan Cos.


Carson brings extensive leadership with other local associations and philanthropic organizations to the existing 18-member board.

Keaton Photo 3.19.14, WEB

Legacy Capital’s Keaton Merrell Named NAIOP Outstanding Chapter President of the Year

Keaton Merrell, co-founder of Legacy Capital Advisors, Phoenix, was recently named Outstanding Chapter President of the Year for the National Association of Industrial and Office Properties (NAIOP) at the Chapter Leadership and Legislative Retreat in Capital Hilton, Washington, D.C.


As part of the 2014 NAIOP Chapter Merit Awards, Merrell was recognized for his 11 years of service and seven continuous years of active leadership with the Arizona NAIOP chapter, having served as program chair, treasurer, Developing Leader mentor, as well as significantly expanding the chapter’s philanthropic efforts. Through Merrell’s efforts, the chapter rallied the efforts of member firms to feed more than 10,000 homeless in Phoenix throughout the year.


He also was active legislatively to promote economic development and job creation and forged coalitions with like-minded organizations to advance the industry and provide greater industry education.


The Outstanding Leadership by a Chapter President award identifies contributions to the local chapter based on chapter growth during their term, new programs and events and legislative knowledge and involvement, as well as their commitment and capabilities as president. “Keaton’s leadership has taken our philanthropic activities to a higher level as he exemplifies giving back to the community.  We greatly appreciate his stellar service on behalf of our trade association and congratulate him for winning this prestigious national award.“ NAIOP Arizona Executive Director Tim Lawless stated.

Next Gen Industrial

Industrial Space Demand Could Approach Record Levels in 2014

A new report released by the NAIOP Research Foundation says that net demand for industrial space could reach 250 million square feet in 2014, surpassing the near-record level of 233 million square feet set in 2013. This significant level of absorption is due to the expected return of housing construction, which requires warehouse space for building materials, appliances and furniture; the continued expansion of e-commerce which shifts goods from retail stock rooms to fulfillment and distribution centers; and the improving economy expected to grow by more than 3 percent.

“Demand for all types of industrial space – warehouse, fulfillment/distribution center, manufacturing and flex – is robust,” said Thomas J. Bisacquino, president and CEO of NAIOP, the Commercial Real Estate Development Association. “An intense increase in e-commerce has steepened the demand for distribution and fulfillment centers, and companies are gobbling up space as a result.”

Study authors, Dr. Hany Guirguis and Dr. Joshua Harris, predict growth will most likely result from the construction and retail trade sectors. Increases in new housing starts, up 18 percent in 2013, will likely continue due to sustained population growth and lack of new housing currently available on the market. Falling unemployment rates and increased growth in the U.S. have enabled families to spend more, fueling gains in retail sales, which set another all-time high in December 2013. The combined forces of these two trends likely will result in continued growth in demand for warehousing and distribution facilities, specifically from the retail trade and housing construction sectors.

Report Highlights Include:

· 2013 industrial net absorption reached a near-record 233 million square feet.
· Fourth quarter 2013 industrial net absorption came in higher than expected at 70 million square feet.
· 2014 quarterly net absorption will range between 60 and 65 million square feet.
· 2015 quarterly net absorption figures will range between 61.5 and 75.2 million square feet, with a mean forecast of 68.8 million square feet.
· As consumers purchase items online versus in person at traditional stores, demand for distribution and fulfillment centers will increase.

“We see the return of housing as a significant part of the economy driving the need for industrial space, as building products and materials need to be warehoused and shipped across the nation to meet local demand. Further, each new housing unit will need to be furnished and will create demand for other household goods, which in turn fuels even more industrial space demand. These are long-term trends and thus partially explain the forecast of strong levels of industrial space absorption,” said Harris.

“While we are encouraged by this positive growth in industrial, it is important to recognize that the same demand isn’t being experienced across the industry,” said Bisacquino. “The commercial real estate industry as a whole has yet to reach its full potential, due to uncertainties about fiscal policy and an unsteady economy.”