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Equity Office Daily Brief: December 15, 2015

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Daily Brief

December 15, 2015

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State's High Court Alters Environment for Projects

Los Angeles Business Journal

 

Local development and business leaders are frustrated and dismayed by a recent state Supreme Court decision to reject the environmental impact report for a massive development project in the foothills west of Santa Clarita. The decision, announced Nov. 30, not only dealt...

 


Metro Launches New Silver Line Express

Los Angeles Business Journal

 

Los Angeles Mayor Eric Garcetti on Monday announced the launch of Metro’s Silver Line Express. The new bus service aims to make it easier for commuters traveling between downtown Los Angeles and San Pedro. The travel time will now be about an...

 


Here's the main reason Toyota is leaving Torrance

LA Biz Journals

 

Sure, the low taxes, relaxed regulatory environment and Central Time Zone are nice. But none of those factors tops the list of reasons Toyota decided to plant its North American headquarters in Plano, bringing in more than 3,000 jobs, mostly from...

 


Greenlaw, Stillwater Partner for 2nd San Gabriel Buy

Orange County Business Journal

 

Two local investors have teamed up to buy a second office campus in the San Gabriel Valley. Irvine-based Stillwater Investment Group and Greenlaw Partners recently entered into a venture with CrossHarbor Capital Partners in Boston to buy The Lakes at West Covina,...

 



BLOG & ONLINE NEWS

 

Exclusive: Ocean West Capital Talks Creative Office and Silicon Beach Surge

Bisnow

 

Ocean West Capital Properties may not purchase a property every year, but when it does, it pays. Over the last five years, Ocean West has bought some $500M in value-add properties and sold about half of them, generating an average ROI...

 


Purchase of Long Beach Office Complex Funded with $34.7 Mil in Financing

RENTV.com

 

Square Mile Capital Management LLC originated $34.7 mil in acquisition funding for the purchase of 100 West Broadway, a 209.9k sf office property in Long Beach. A joint venture between affiliates of Ocean West Capital Partners and Singerman Real Estate bought...

 


Relaxation zones are useful but some planning needs to go into them

PraguePost.com

 

Employee performance is affected by many factors, among which the working environment undoubtedly plays a role. Creativity and new trends have already penetrated into the office building sector in the Czech Republic.Owners and managers of companies, regardless of the size of...

 

FULL TEXT


State's High Court Alters Environment for Projects

Los Angeles Business Journal

 

Local development and business leaders are frustrated and dismayed by a recent state Supreme Court decision to reject the environmental impact report for a massive development project in the foothills west of Santa Clarita.

The decision, announced Nov. 30, not only dealt a major setback to Newhall Land & Farming Co.’s 20-year effort to win approval for its 12,000-acre Newhall Ranch master-planned community but it could also deter other developers from proceeding with major projects.

“This ruling greatly increases the uncertainty for all developers and that in turn may dissuade them from investing in California in the future,” said Holly Schroeder, chief executive of the Santa Clarita Valley Economic Development Corp.

The Newhall Ranch project, one of the largest in Los Angeles County history, encompasses a land area roughly the size of Beverly Hills, Culver City and Santa Monica combined. It calls for nearly 20,900 residential units and 5.5 million square feet of commercial space – both neighborhood retail and office – to be built in phases over 30 years.

The Supreme Court ruled that, contrary to Newhall Land’s assertions, the project’s environmental impact report did not adequately address greenhouse gas emissions from the development and that measures to safeguard a protected fish species were insufficient. The court sent the environmental report back to the lower courts.

Lawsuit risk

But before the report can be considered again, it will have to be reworked to meet the Supreme Court’s objections, a process that could take several years. And, along the way, environmental and other local opponents would be able to file yet more lawsuits.

Newhall Land has vowed to continue with the project, saying in a statement that it will work with the California Department of Fish and Wildlife to make the project meet the Supreme Court’s guidance. Spokesman Steve Churm said the company had no further comment.

For development and business leaders, the fact that a project that had been extensively reviewed by dozens of state and local agencies over years and had beaten back dozens of legal challenges could suddenly be rejected is frustrating, to say the least.

“From developers, I’ve heard a sense of frustration and dismay in the court ruling,” added Schroeder. “That a project that has been reviewed so meticulously for so long by so many experts and then have the state’s high court say, ‘No, not good enough,’ that’s where the dismay comes from.”

Schroeder, who formerly was the executive officer of the L.A.-Ventura chapter of the Building Industry Association of Southern California, said the decision was so dismaying that it could cause developers contemplating other major projects to conclude it’s not worth the risk to proceed.

Emissions flap

A local land-use attorney agreed, citing specifically the portion of the Supreme Court’s ruling dealing with greenhouse gas emissions. The state’s 2006 greenhouse gas reduction law requires that developers estimate greenhouse gas emissions from their projects and make sure those emissions are within the law’s limits.

Dale Goldsmith, partner in West L.A. land-use law firm Armbruster Goldsmith & Delvac, said the court’s ruling basically invalidates the methodology developers have been using to assess greenhouse gas emissions for their projects.

“Because the methodology is widely used in EIRs, this decision creates considerable uncertainty and litigation risk for project proponents and lead agencies, who will need to devise new strategies for assessing greenhouse gas impacts in order to withstand judicial scrutiny,” Goldsmith said.

This impact will be felt most on large-scale development projects that generate lots of vehicle trips, such as Newhall Ranch and the Tejon Ranch Co.’s Centennial project 30 miles up Interstate 5 near Gorman. The Centennial project, now in the environmental review phase, includes roughly 23,000 residential units.

Long path

The Newhall Ranch site stretches from the 5 freeway near Six Flags Magic Mountain west to the Ventura County line. More than half the acreage would be set aside as permanent open space; most of the development, especially the early phases, would be on the eastern end, near the 5.

After seven years of environmental reviews and debate, the Los Angeles County Board of Supervisors approved the project’s environmental impact report in 2003, after which the legal challenges began. Newhall Land had won virtually every legal battle up through the state appellate court – until last month’s Supreme Court ruling.

Goldsmith said he doubts Newhall Land and its joint-venture partner, FivePoint Communities of Aliso Viejo, will give up on the Newhall Ranch project. But the years of delay could result in bad timing for construction, assuming that the project ultimately passes muster.

“There is a risk that when the project finally emerges from litigation, the currently favorable capital markets to fund actual construction will have turned unfavorable,” he said. “They say that time kills all deals. This is why a key mantra of project opponents is: delay, delay, delay.”

Fish threat?

In this case, one of those project opponents said its chief goal is not to kill the project, just to ensure that it causes minimal harm to local wildlife. Specifically at risk, environmental groups contend, is the protected threespine stickleback fish species that inhabits the Santa Clara River as it passes through the ranch property.

“Our objective is to protect the wildlife and make sure that any project that does go forward is much more sensitive to wildlife and the environment along the Santa Clara River,” said John Buse, an attorney representing the Center for Biological Diversity, one of the principal plaintiffs challenging the development. “The project now proposed is inappropriate for the site.

“That’s not to say that we wouldn’t be pleased if the land remained completely undeveloped,” he added. “But to make that happen, somebody would need to acquire the land for conservation and we don’t see that as very likely.”

-Howard Fine

Metro Launches New Silver Line Express

Los Angeles Business Journal

 

Los Angeles Mayor Eric Garcetti on Monday announced the launch of Metro’s Silver Line Express.

The new bus service aims to make it easier for commuters traveling between downtown Los Angeles and San Pedro. The travel time will now be about an hour without anyone needing to have a transfer, according to Garcetti’s office. The cost to ride is $2.50 one way, according to Metro.

“Expanding the Silver Line saves time for commuters, connects people to communities, and links workers to jobs,” Garcetti said in a statement.

The new service offers a rush-hour, weekday, Silver Line Express –

– called 950X, that will save commuters up to 20 minutes a trip compared to driving on Express Lanes during the week on the 110 Harbor Freeway.

The other line, the Silver Line 910, will travel every half hour the same route every day, but it will have more stops and be available to riders at night, on weekends and during off-peak hours. It will replace another line that ran once an hour.

Lorena Parker, executive director of the San Pedro Historic Waterfront Business Improvement District, said the organization is excited about the Silver Line coming to San Pedro.

“It will provide an easy way to get to the San Pedro tourist attractions such as the USS Iowa and Ports O’Call,” Parker said. “Furthermore, it will open up exciting new opportunities for people working in downtown to live near the L.A. Waterfront. It’s also about half the cost of driving alone in the FasTrak lane.”

-Howard FIne, Karen Jordan

As part of the launch, the Battleship Iowa Museum will offer free admission to Metro riders from now through Jan. 31.

-Staff

Here's the main reason Toyota is leaving Torrance

LA Biz Journals

 

Sure, the low taxes, relaxed regulatory environment and Central Time Zone are nice. But none of those factors tops the list of reasons Toyota decided to plant its North American headquarters in Plano, bringing in more than 3,000 jobs, mostly from California.

The main driver of Toyota’s move from Torrance, California, was housing costs, according to Albert Niemi Jr., dean of the Cox School of Business at Southern Methodist University, who has inside knowledge about the move. Niemi shared the anecdote at an SMU Cox Economic Outlook Panel on Friday morning.

“It wasn’t so much that we don’t tax income,” he said. “It was really about affordable housing. That’s what started the conversation. They had focus groups with their employees. Their people said, ‘We’re willing to move. We just want to live the American Dream.’”

Toyota did the math and found that housing costs in Los Angeles County, where Torrance is located, are three times per square foot the cost of a house in Dallas-Fort Worth.

“They’re paying the same salary,” Niemi said. “So in real terms, they’re going to triple the affordability of housing they can buy if they move to Texas.”

In North Texas, median home prices are three to four times the median income, said Chuck Dannis, real estate adjunct professor at SMU and senior managing director of National Valuation Consultants. In Torrance, Calif., homes cost about seven times the median income.

The median home in Dallas-Fort Worth costs about $210,000, and the median income is roughly $58,000, Dannis said. In Torrance the median home price is $508,000 and the median income is $76,000.

On the bigger-picture housing front, North Texas homebuilders are constructing half the number of homes they were in 2006 through 2008, Dannis said.

Housing costs and availability were among a wide range of topics discussed at the breakfast on the SMU campus. Oil prices made the list as welll.

Bruce Bullock, director of the Maguire Energy Institute at SMU Cox, said lower oil prices will prevail next year as OPEC production is expected to remain high. The good news for Texas is that the Permian Basin in West Texas is the “sweet spot” for drilling right now, with the lowest costs and highest returns for oil companies, Bullock said.

The other hopeful note for the energy industry is that companies that do make it through the downturn will be more efficient, which will improve their profit margins, Bullock said. The industry has reduced headcount, lowered capital expenditures, and is positioning for a recovery in the second half of 2016, he said. Bullock characterized the hope for a recovery that soon as “a little bit optimistic.”

“I think we’re looking at another year of low oil prices, somewhere between where we are ($35 a barrel) and $50 a barrel,” he said.

Much will depend on world events, Bullock added. If, for instance, ISIS moves into Saudi Arabia, oil could jump $20 to $25 a barrel overnight, he said.

-Bill Hethcock

Greenlaw, Stillwater Partner for 2nd San Gabriel Buy

Orange County Business Journal

 

Two local investors have teamed up to buy a second office campus in the San Gabriel Valley.

Irvine-based Stillwater Investment Group and Greenlaw Partners recently entered into a venture with CrossHarbor Capital Partners in Boston to buy The Lakes at West Covina, a 176,843-square-foot, two-building office campus.

The partnership acquired the asset from an undisclosed seller for just under $34.9 million. The buyers said the purchase price is about 40% less than what the sellers paid for the office in 2007.

The property is next to the West Covina mall just off the San Bernardino Freeway and sits on 6.2 acres. The buildings are about 74% leased; large tenants include Wells Fargo Bank, Balfour Beatty, the State of California, and the U.S. Government Services Administration.

It’s the first acquisition for the partnership, which may make other value-add office acquisitions in Southern California, said officials representing it.

Stillwater and Greenlaw have worked together before to buy offices in the San Gabriel Valley.

In March they partnered with Chicago-based Walton Street Capital LLC to acquire a two-building, 176,000-square-foot office complex in San Dimas previously home to the headquarters of WesCorp Credit Union. The deal was valued at about $18 million.

John Drachman founded Stillwater last year. He previously worked for Greenlaw Partners, one of the most active buyers of value-add properties in Orange County in recent years.

CrossHarbor Capital Partners is based in Boston and has a second office in Newport Beach.

Covina Complex

A new investment fund headed by Irvine-based Sares-Regis Group has picked up a soon-to-be-improved apartment complex about five miles from The Lakes at West Covina office complex.

The multifamily investment arm of Sares-Regis recently closed on Vista Pointe, a 216-unit rental complex about a mile south of the Foothill (210) Freeway in Covina.

TIAA-CREF sold the 1400 Grand Ave. property on undisclosed terms.

Sares-Regis bought the complex using its Value-Add Multifamily Fund II. It’s the company’s first purchase under the fund. Its prior fund raised more than $100 million and has bought nearly 1,400 apartments in California, Washington, Oregon and Colorado since 2013.

The real estate investor and developer said it plans major improvements and upgrades to the 11-acre Covina property, which is about 12 miles east of downtown Los Angeles.

On the development front Sares-Regis’ multifamily group is working to get approvals for a new 136-unit condo development that would be built in the area between downtown Long Beach and that city’s East Village Arts District. It also has a project under way in the Park Place mixed-use campus in Irvine.

Fullerton Record

A small retail property in downtown Fullerton has traded hands at what brokers involved in the deal are calling a record price in the city.

A Newport Beach-based investor operating under the 101 Harbor Properties LLC name recently completed the purchase of 101 N. Harbor Blvd., a 12,765-square-foot property on the northwest corner of North Harbor Boulevard and Commonwealth Avenue.

The building traded hands for just under $11 million, or about $858 per square foot. That’s a record per-square-foot for a multitenant retail property in Fullerton, according to the Newport Beach office of Marcus & Millichap, whose Paul Bitonti represented the seller, a local developer that operates under the VMA Commonwealth LLC name.

The retail building opened in 1956 and underwent a major renovation five years ago. Tenants include Bolü Bakery & Café, Salon Technique and Fuoco Pizzeria Napoletana.

The site is within walking distance of Fullerton College and Western State College of Law at Argosy University.

More than 60,000 cars pass by it each day, which combined with tenants’ absolute net leases, justified the sale price, Bitonti said.

-Mark Mueller

Exclusive: Ocean West Capital Talks Creative Office and Silicon Beach Surge

Bisnow

 

Ocean West Capital Properties may not purchase a property every year, but when it does, it pays. Over the last five years, Ocean West has bought some $500M in value-add properties and sold about half of them, generating an average ROI that hovers around 30%. We caught up with Ocean West principal Russ Allegrette this week to chat about the company's run. You can hear more from Russ at Bisnow's Los Angeles State of the Market, Jan. 19, at the JW Marriott at LA Live, starting at 8am.

Russ tells us Long Beach is quickly emerging as one of the next strong creative office markets, thanks in part to an influx of tech tenants to LA. Russ (here with his family) says Ocean West likes what’s going on in Long Beach, pointing to the increase in residential and retail development in the downtown area. He believes the limited supply of creative office space combined with outstanding location puts 100 West Broadway at “ground zero” in the city. With such amenities as operable windows and outdoor gathering areas already in place, the recent purchase highlights two core components of Ocean West’s strategy—great location, and in Russ’ words, “great bones” suited to the entertainment/technology creative office niche.

Since founding Ocean West in 2010, Russ and his team have been carefully selecting and successfully developing SoCal’s emerging creative office real estate market. In 2011, Ocean West bought Tribeca West, one of LA’s most prominent entertainment office complexes (tenants included Disney, HBO and NBC studios), for $58M, brought in new management, re-tenanted the building and successfully repositioned it for purchase in 2012, when Kilroy paid $73M. Additional properties purchased in Playa Vista and Westwood showcase Ocean West’s strategy for the creative office market. “These two buildings had no creative office space before we bought them," Russ remembers, but “the bones were good.”

Russ, originally from Rolling Prairie, ID, graduated from Notre Dame, moved to SoCal and his career has been off and running ever since. He got his taste for real estate working for a bank in the REO department and the large real estate loan department. From there, he moved on to real estate consulting at KPMG, loan sales and debt placement with Eastdil Secured Capital, and finally on to a stint as president of Maguire Investments before starting Ocean West. Russ’ partner, Troy Miller (principal at OW), was previously managing director at Nomura Securities, and Russ tells us he originates, underwrites and negotiates loans that keep the lights running at Ocean West. Ocean West takes on a limited number of deals focusing on only those that have the exact characteristics the firm desires. Russ says the investment side strategy is simple: “We don’t go outside of our market, only buy office and residential properties, stick to what we know and be the best in class at it.”

Looking ahead, Russ emphasizes that Ocean West will continue to be selective in its dealings but will seek to participate in and take advantage of the continued growth driven by tech-based tenants. One area of focus will be housing the growing tenant population of Silicon Beach. When it comes to his off hours, Russ shifts from sniffing out the next best creative office space to finding creative ways to have fun with his family. With four kids, he and his wife keep moving any way they can —running 5Ks together, shooting hoops, spiking a volleyball, you name it. If it’s sports-related you can count them in.-Betsy Vance

Purchase of Long Beach Office Complex Funded with $34.7 Mil in Financing

RENTV.com

 

Square Mile Capital Management LLC originated $34.7 mil in acquisition funding for the purchase of 100 West Broadway, a 209.9k sf office property in Long Beach. A joint venture between affiliates of Ocean West Capital Partners and Singerman Real Estate bought the asset from Adler Realty for $35.2 mil a few weeks ago, as reported by RENTV at the time. The loan will also fund planned capital expenditures and tenant improvements, plus leasing commissions. 100 West Broadway is a six-story complex that consists of two office towers connected by a two-story atrium, a large outdoor courtyard, and a six-story onsite parking structure. It is situated the city’s downtown area, north of Ocean Blvd and west of Long Beach Blvd in the Central Business and Pine Avenue Entertainment districts.

The property is currently 70.2 percent leased. Major tenants include the City of Long Beach, Echo Global and Mental Health Association of America, as well as the newly renovated King’s Fish House and George’s Greek Café on the ground floor.

The complex is within walking distance to the Long Beach Convention Center, City Hall, Pike at Rainbow Harbor, CityPlace Shopping Center and East Village Loft District. The property has access to the local transportation system via Metro light rail, and the 710, 405, 81, 22 and 605 freeways.

Square Mile Managing Director Charles J. Ochman, said, “100 West Broadway is a well-located property with considerable potential that can be realized with the help of strategic capital deployment.”

-Staff

Relaxation zones are useful but some planning needs to go into them

PraguePost.com

 

Employee performance is affected by many factors, among which the working environment undoubtedly plays a role. Creativity and new trends have already penetrated into the office building sector in the Czech Republic.Owners and managers of companies, regardless of the size of their organization, are increasingly interested in the way employees perceive their work environment and the way it makes them feel, and know that investing in an inspiring work environment pays back.

Real estate consultancy CRBE issued recommendations on how to design a relaxation area in office spaces, as well as identifying the basic rules for building relaxation zones for their employees.

“In terms of design and functionality, it’s somewhat difficult to define unified and universal preconditions for relaxation zones. If these areas are to be fully and correctly used, their form, location and equipment must be adapted to the specific purposes of the company, their employees and the building,” Filip Muška, workplace consultant at CBRE, said in a press release.

If you plan to create a relaxing area for your employees, the consultancy recommends sticking to some basic rules and procedures

The first step, according to CBRE, is to think about your own company. It is generally a given that companies focusing on creativity and individuals needing energy for deep concentration, require the opportunity to relax more and more often.

At the same time, this concept is more inclined to organizations and companies that use flexible working models where their employees can work from anywhere, because productivity is assessed on the basis of results and the tasks completed rather than by the time spent at work.

The second step is to select a suitable space for relaxing. If you want to unwind, the environment plays a crucial role, more than anywhere else in the company. Ideally, there should be a plenty of daylight that is technologically secure, with functioning heating or air conditioning, in not overly busy part of an office, while not being too quiet and thus far away from employees’ working desk.

Relaxation zones should not be placed in spaces that are not cozy, such as converted store rooms that do not have any windows. Planners also need to consider office spaces from the manager’s view and many other aspects so the relaxation zones do not become merely store rooms for unwanted furniture.

The third step is equipping relaxation zones and selecting the furniture. For many, the thought of relaxing zones conjures up images of a crazy modern concept with lots of colors and disparate pieces of furniture where one can lie down, play billiards, table football or even use a slide. This concept, however, is usually only a marketing opportunity, trying to create a feeling of a relaxed atmosphere and “playing at work,” rather than a truly functional relaxation zone.

Relaxation zones should be suitably painted in discreet colors using soft materials such as wood flooring and wall panels, as gaudy colors do not provide a calming effect. A variety and diversity in style and purpose of furniture is welcome, not in color. The more types of seating arrangements you have, the more people can choose where to sit to feel comfortable and unwind.

Even here, however, the choice goes hand in hand with the company’s image and its main work functions. Imagine, for example, a dressed-up lawyer trying to get up from the chair bag with a cup in hand.

Last but not least, one should think about the frequency and real purpose of the space used for relaxation. If there is not such area in the office, it is possible to consider using an existing meeting room, which may be modified to serve as a relaxation zone. The ideal solution is using adjustable and modular furniture which is easily movable, and smart writable paints on the wall or touch screens.

Trainings and internal meetings can be more playful and interactive, making them fun and therefore more productive. Alternatively, colleagues may just chat in a relaxed atmosphere to discuss work-related issues or to project pictures from teambuilding after work. If you are a company full of workaholics or employees just do not have the luxury of having time for “doing nothing” in a relaxation zone, remember that it is possible to rest even at work.

Sometimes, just a change of the environment, atmosphere or the seating arrangement can make the work suddenly less rigid and stereotyped, ensuring relaxation that can produce new enthusiasm or even fresh new ideas to help you get the job done in a more effective and productive way.

CBRE Group, a Fortune 500 and S&P 500 company headquartered in Los Angeles, is the world’s largest commercial real estate services and investment firm (in terms of 2014 revenue).

In the Czech Republic, CBRE has almost 400 employees and manages nearly 200 commercial premises with a total area nearly 1.2 million sqm.

-Staff

 

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