BOMA A PUBLICATION OF BOMA KING COUNTY 2012

BOMA Seattle King 100County Celebrates Years Congratulating BOMA on 100 years Serving Seattle - King County Building Owners and Managers

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Publicly Owned - Carbon Neutral Since 2005 www.seattle.gov/light

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A PUBLICATION OF BOMA SEATTLE KING COUNTY CONTENTS BOMA SEATTLE KING COUNTY STAFF President Rod Kauffman [email protected] 6 MESSAGE FROM THE CHAIRMAN Strong, Vibrant and Energized Office Manager & General Administration Juaniece Chapman [email protected] 8 BUILDING SEATTLE 100 Years of Built History Director of Accounting Susan Cole [email protected] 30 HISTORY IN PHOTOS BOMA Seattle King County Director of Communication & Education Taraneh Guidry [email protected] 35 20 COMMANDMENTS OF BUILDING MANAGEMENT Director of Member Services Mr. Downtown’s Words of Wisdom Corina Taniguchi [email protected] 36 PASTIMES: LOCATIONS BOMA IS PUBLISHED FOR & LEADERSHIP BOMA Seattle King County Past Offi ce Locations, Chairmen 1904 Third Avenue, Suite 825 and Association Executives of Seattle, WA 98101-1123 P: 206-622-8924 BOMA Seattle King County www.bomaseattle.org REFLECTING ON THE PAST PUBLISHED BY 38 Naylor, LLC BOMA Leaders Share Their 5950 NW First Place Experiences and Recognize Gainesville, FL 32607 BOMA's 100 Successful Years P: 800.369.6220 F: 352.331.3525 www.naylor.com 42 BOMA SEATTLE KING COUNTY FUNDAMENTALS Education, Advocacy and Networking NAYLOR STAFF Publisher: Mark V. Migliore Editor: Heather Williams 44 OUTSTANDING BUILDINGS Project/Sales Manager: Leron Peete THROUGHOUT THE YEARS ® Sales Director: John O’Neil BOMA’s TOBY Awards Marketing: Alex Rodriguez Layout & Design: Emma Law 46 INDEX TO ADVERTISERS/ ADVERTISERS.COM PUBLISHER’S STATEMENT ©2012 Naylor, LLC. All rights reserved. No part of this work may be reproduced, reprinted or transmitted or stored in any form, or by any means now known or later discovered whether digital, electronic, mechanical or otherwise, without the specifi c written consent of the publisher and/or BOMA Seattle King County. Opinions expressed by ON THE COVER the authors are not necessarily those of the BOMA Seattle King County or the publisher, Naylor, LLC, In 2012, Seattle celebrated its nor do they accept responsibility for errors of con- 50-year anniversary of the 1962 tent or omissions and, as a matter of policy, neither Seattle World’s Fair. The Space do they endorse products or advertisements ap- pearing herein. Correspondence regarding changes Needle was painted in “Galaxy of address or membership should be directed to Gold,” the original color of when BOMA Seattle King County. Advertising materials it was unveiled during the 1962 should be sent to Naylor, LLC. World’s Fair and Exposition. COVER PHOTO BY TONY KOSKI, OCTOBER 2012/SBM-A0012/7796 CENTRIFUGAL MAPS INC.

www.bomaseattle.org 5 MESSAGE FROM THE CHAIRMAN

STRONG, VIBRANT AND ENERGIZED

EARL WAYMAN, Chairman, BOMA Seattle King County ongratulations to all present and past members of BOMA Seattle King County on achieving 100 years of service! Each of you, in your own way, has woven a piece of the fabric that is now BOMA Seattle King County. C We, who have recently inherited this organization from you, appreciate your efforts. We feel blessed and enriched to enjoy such a tremendous organization. Please rest assured; we plan to be careful, committed stewards of this gift we have received. We will not simply sit back and enjoy our good fortune. We fully intend to invest ourselves into the organization in order to deliver a still richer inheritance to our successors. Most organizations don’t survive a generation. A few exceptional organizations survive 50 years. Almost none survive for a century! Yet, BOMA Seattle King County has accomplished exactly that. Long-lasting organizations continue to thrive because they: • Believe in their mission • Trust and care for one another • Flex to meet the needs of the times ALTHOUGH WE RELISH OUR • Demonst rate strong, committed leadership ILLUSTRIOUS PAST, OUR BEST • Serve their clientele selfl essly and continuously DAYS ARE STILL AHEAD! • Don’t care who gets the credit as long as the job gets done Everywhere I look within BOMA Seattle King County, I see present members who demonstrate these qualities every day. Thus, we don’t arrive at our centennial year feeling and acting as if we are old and struggling to survive. BOMA Seattle King County now stands poised at the threshold of its second-century feeling and acting strong, vibrant and energized— thoroughly prepared and excited to face new challenges and opportunities. That’s why, as the current BOMA Seattle King County chairman, I can stand shoulder-to- shoulder with our Principal members and Industry Partners to confi dently declare: Although we relish our illustrious past, our best days are still ahead!

Earl Wayman, Chairman BOMA Seattle King County

6 BOMA Seattle King County Celebrates 100 Years Building Owners and Managers Association Seattle King County 1904 Third Avenue, Suite 825 Seattle, WA 98101 206.622.8924

Where value is built.

We turn pennies into dollars.

At a time when every item in your budget must justify its cost, BOMA Seattle/King County membership is more valuable than ever. For a membership cost of around one cent per square foot—a single penny—BOMA’s advocacy continues to save you building operating expenses of up to $1.00 per foot. That’s a potential return of nearly 10,000% on your investment.

How does BOMA do it? Advocacy. From owner and tenant representation with utilities to lobbying and legislative representation at federal, state, and local levels, BOMA is constantly working to reduce the unnecessary taxes, costs, and regulations that make it hard for you to do business. Why do we do it? Simply put, because it’s why we’re here— to help owners, real estate professionals, and service providers in Seattle, Bellevue, and throughout King County keep and grow the value of their real estate investments.

per square ft. per square ft. per square ft. $ 0.15 per year $ 0.35 per year $ 0.50 per year Energy Savings Tax Savings Regulation Savings

BOMA owner and tenant representa- BOMA lobbying has resulted in many BOMA advocacy has helped protect tion with Seattle City Light and Puget successes—savings of $3.6 billion in members from many cost-intensive Sound Energy has saved members on capital gains tax reduction, leasehold burdens, including unnecessary OSHA both sides of the water at least $.15 depreciation at 15 years vs. 39 years, indoor air–quality regulations, overly per square foot annually. energy-efficiency tax deductions, and aggressive ADA requirements, and no sales tax on janitorial services. more reasonable L&I licensing rules.

Any one of these savings already exceeds the cost of a membership, but that’s just the beginning when you join BOMA Seattle/King County. We combine our unrivaled advocacy with the best industry networking and educational resources in the region, and the professionals who manage your assets will have access to the latest information and best practices on everything from building codes and safety to security and sustainability.

Put your pennies Become a member of BOMA Seattle/King County today to better use. and find an advocate for what matters to your business.

Visit www.bomaseattle.org or call 206.622.8924 today.

604325_Editorial.indd 1 31/08/12 9:46 PM 8 BOMA Seattle from Origin from and Incorporation Seattle 1919BOMA to The Beginning Seattle Building OF BUILT HISTORY A down the majority of 32 city blocks. It ablessing was June 6, 1889, when the Great of Fire Seattle burned navigateto for everyone. Everything changed on and rainysteep hills weather Seattle made diffi wereThe roads of made and still mud. dirt The Seattle constructed was of mostly buildings. wood years prior.years BOMA 1910s earlyIn 1889, the commercial business core of SeattleKing CountyCelebrates 100Years organization’s incorporation in the 20 20 the in incorporation organization’s events and activities that led up toour incorporated in 1912, there were many lth ough BOMA Seattle offi Seattle BOMA ough FEATURED STORY cially cially cult 1910 King County. Seattle and284,000in population of240,000in counts CensusC services and utilities such afi as streetcars and roads. Seattle established also civil infrastructure including brick and mortar buildings, become founding members of BOMA Seattle. Landmark buildings. developers These would also early buildings now are offi helped shape to Seattle during time. this Their Clise, Charles Horton, David Whitcomb and others commercial estate real developers such James as Seattle amore as structurally sound city. Many early new as disguise, in opportunities rebuild to arose Over the next 20years, Seattle developed anew solid

100 YEARS YEARS 100 cial Seattle Historical re department, police OAS BOMA Washington. business intheState of a corporationdoing BOMA Seattlebecomes 1912 of the BOMA Seattle offi would soon bebuilt, and it one became of the locations Block. where was This the Dexter Horton Building and the and manager of co-owner the New York- Charles E. Horton, anephew of banker Dexter Horton, advancing their interests. the in effort Leading was bylaws took shape for anew organization devoted to issues that were currently affecting them. By 1908, and owners held informal meetings discuss to become the foundation of Seattle. BOMA in whose owners and property would managers soon thein development of aviable central business district forthings granted today, but they were instrumental department and water utilities. We of these all take As earlyAs 1906, as some of the building managers 1912 OAS BOMA Seattle Times. Courtesy Convention. International hosts itsfirst hos BOMA Seattle BOM ts A S its fi eat rst tle

ce force ashort time. 1914 t T ith S Wikipedia.org. 1914. wes tallest buildin Smith Tower, River, opensin Mississippi west of tallest building Smith Tower, t o Courtesy Courtesy f g

marked the year that BOMA Seattle began formally and management of buildings.” conditions the to conception, pertaining construction ofpurpose effectively bettering their representatives for the of owners of buildings or bethe bringingshall together object“The of association this stated asingle in sentence: the organization was views. The purpose of they refl association appeared, 1909 point aturning was for Seattle history, and also When the bylaws of the ected Horton’s c e: building in the world. the in building tallest fourth the was it time, the At 1914. 4, July opened 1914, 1910- from built Tower, Smith The www.bomaseattle.org h T wer 1916 Willi SeattlePI.com. Courtesy in his Boein Wil boathouse. Lake Union in aSouth his firstairplane Boeing builds William E. a S lia f irst b ou uil m g E tf rom

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r g 19 10- 1910s9 10 the A-Y-P. BOMA members were actively involved planning in Clise, Hoge, Broderick, and afew Kinnear other formed organization and recruit to new members. the entire exposition create to awareness of our newly fl placing that the BOMA members “exploited” the A-Y-P, by Seattle establish its membership base. of Seattle was incorporated. was Seattle of Association Managers and Owners Building the 1912, 21, December On BOMA Early reports BOMA far dated 1909 as back as noted 1912 1910sInternational Convention inSeattle. The ArcadeBuilding, siteofthefirstBOMA SeattleKing CountyCelebrates 100Years iers every in elevator and building during FEATURED STORY event helped also BOMA abundant tourism. This time Seattle such had It the was fi holding meetings and conducting activities. The Alaska-Yukon- Pacifi Exposition, (often referred as to A-Y-P), Seattle’s A-Y-P), Seattle’s First World’s Exposition, was held in 1909 1909 in held from April April from to October. More than 3.7 than More million people from over all the world came tothe exposition exposition that was held at the atthe held current current rst site of the University of of University Washington Washington c World campus. began fi concerns. Between 1909 and 1912, BOMA Seattle seekto aformal organization address these to common high rates. insurance issues These led building owners regulations, increased competition for tenants and challenges such rates, increased as tax construction theseand buildings managed anumber shared of central business district. The individuals who owned to hostto its fi first Seattle. time in Seattle. By the year, third were able host to it for the abidin have to the BOMA International Convention in International conventions. year Each they would put future founding members attended the annual BOMA basis. It during also these was formative years that According to According June. Delegates the to convention arrived by train. Dietrich J. Schmitz, Lee Brawley, Edward Langley, Folsom, David Whitcomb, C. D. Wason, J. T. Curran, Olympia.to addition In Horton to included Grosvenor and submit the articles of incorporation documents BOMA Seattle gathered together offi to Oriental Pioneer Building in Square. that,to the BOMA Seattle offi location of the BOMA Seattle offi and University streets. the was Building The Arcade Building onArcade Second Avenue between Union Avenue.Third The convention itself held was the in of the Hotel Savoy isnow askyscraper 1201 called between Seneca and Union streets. Today, the location Seattlein stayed at Hotel Savoy on Second Avenue incorporated 1912. in Guests attending the convention hosted by the BOMA Spokane local, which also spending anight Spokane, in where delegates were many stopsmaking along the way including from days six Chicago travel to the across country, By 1909, Seattle almost 40offi had BOMA Seattle spent the fi In DecemberIn 1912, the incorporators original of rst offi 1917 construction hiatus onthe three-year initiates a into WWI entry U.S. MOHAI. Courtesy buildings. buildi of new o conconst hhia t i iint U U ni hre f n . S S tia o W tu . ew st e e t rst BOMAInternational Convention in The Seattle Times Seattle The cial meetingscial and activities on aregular

1917 Courtesy KUOW.org. Lake Washington toPugetSound. completed, whichconnected W Lake WashingtonLk shipcanalis h rst part of 1912 preparing ce was located was ce the in , it took the delegates ce in 1912. in ce Prior ce buildings thece in cially sign cially sign A waterfront panoramic view of Seattle as it was in 1912.

R. C. Hodgdon and H.J. Singleton. The nine original edge of Pioneer Square on Second Avenue. The Smith trustees of BOMA Seattle board included Folsom, Tower is an offi cial Seattle City Landmark and on Colman, Hall, Stirrat, Horton, Curran, Clise, Baird the National Register of Historic Places, and is still a and Singleton. The documents had to be delivered on place where people go to visit as a tourist destination. horseback. The offi cial date they were entered in state In 1917 the U.S. entered World War I, which led to a records was December 21, 1912. We were then offi cially three-year building construction hiatus since building incorporated as BOMA Seattle. materials were needed for the war effort. James Clise Two years later, in 1914, the Smith Tower was developed the Securities Building. It was the last dedicated. Its opening brought another 250,000 square building to be built in Seattle for many years; it began feet of commercial space to the Seattle market. It construction in 1916 and was offi cially completed in became one of the most signifi cant landmark buildings 1918. It is currently the location of the BOMA Seattle in Seattle for many years to come. Upon completion, King County offi ce. the 42-story offi ce building The early years of BOMA Seattle were led by some was the tallest building west of Seattle’s greatest business leaders. These men of the Mississippi River not only helped found BOMA in Seattle, but also until 1931. It remained the assured a successful beginning for BOMA Seattle tallest structure on the by securing the city’s fi rst BOMA International West Coast until the Space Convention in 1912. BOMA Seattle’s fi rst chairman Needle was built in 1961. It was Charles Horton who was in offi ce from 1909 to was marketed as a tourist 1911. Grosvenor Folsom succeeded Horton from 1912 attraction due to its height. to 1914, before Horton returned to the offi ce again in It is still standing today 1915. H.J. Singleton then became chairman in 1916, and is located at the north followed by David Whitcomb from 1917 through 1919. A full listing of past BOMA chairmen can be found on page 37. Original headline from 1912 announcing the BOMA International Convention in Seattle.

1919 1917 TheTh CityCiC off Seattle takes SlCStanley Cup won by the over ownership of its Seattle Metropolitans extensive streetcar hockey team. Courtesy system. Courtesy Wikipedia.org. pauldorpat.com.

www.bomaseattle.org 11 1910s FEATURED STORY

Due to the rapid expansion and increased vacancy, the proselytizing of tenants became a problem. So BOMA took the 1920s lead to develop an Ethics Code for industry professionals in The Post-WWI the 1920s. In 1922, the Ethics Code booklet had 17 rules. It Economic Boom was a very small booklet designed to A document from May 17, 1929, analyzes the absorption fi t in a coat pocket. An example of a and vacancy of Seattle offi ce s the nation entered the “Roaring partial quote from one of the Ethics building construction. Twenties,” so did Seattle’s commercial real Codes, No. 4 says, “No member shall estate industry and BOMA Seattle. The directly or indirectly, by interview, letter, telephone Amen who led this boom for BOMA Seattle or otherwise, personally solicit any tenant of another during the 20s included chairmen: Roy J. Kinnear member’s building to vacate said building.” (1920 -1923), George C. Wheeler (1924-1925), John The opening of the 1411 Fourth Avenue Building H. Carter (1926), Charles E. Horton (1927-1928) and on Fourth Avenue and Union Street in early 1929 Andrew Steers (1929-1930). was an elegant addition to Seattle’s growing central Our organization was active with carrying out our business district. The building became a fi nancial and mission to advocate and inform building owners transportation hub in downtown Seattle, with national and property managers of current issues. By its 12th and local investment brokers, insurance fi rms, and annual meeting in 1920, BOMA Seattle reported that ticket offi ces for railway companies and steamship it had published 14 newsletters, received hundreds lines. Because of its unique Art Deco styling, prominent of column inches of newspaper publicity on behalf of location and impressive modernistic stone façade, its concerns, and most importantly, had kept city and 1411 Fourth Avenue has been placed on the National county spending in check. Register of Historic Places and is designated as a Lobbying became another frequent activity of BOMA Seattle City Landmark. It was also the location for the Seattle during the 20s. An innovative and effective BOMA Seattle offi ce for many years. method used was the printing and distribution of BOMA Seattle was an infl uential force in city issue cards – blotters (handbills) that presented the politics in the 1920s. At the organization’s monthly owners’ positions on selected issues. During 1922, our membership meetings, a “Who’s Who” of Seattle’s top organization sent out more than 45,000 of the small commercial real estate professionals emerged. More blotters that became many industry professionals’ buildings were constructed and the vacancy rate rose direct link with BOMA Seattle. to 17 percent by 1925. This rate continued to rise as It was during the post-WWI economic boom that many new buildings glutted an already saturated market. of Seattle’s most iconic buildings were constructed. Although a generally optimistic outlook continued and Classic Seattle buildings such as the Paramount meetings refl ected the organization’s general belief in its Theatre, and Liggett buildings were built prosperous future, danger signs were prevalent. Despite to keep up with the ever-rising downtown skyline. the apparent growth of the economy, the offi ce vacancy

1920 1924 OfficeOffi buildingbbuildilding CommunityCommunC ityit bonds construction boom fundfund constructionconstruction ooff beginsbegins in Downtown OlympicOlympic HoteHotel.l. CourtesCourtesyy 1920 Seattle.Seattle. CourtesyCourtesy historylink.org.historylink.org. Population of Seattle reaches 315,000 and King County UW Library Special nears 390,000. Courtesy www.eatatlowells.com. Collections.

12

920s BOMABO Seattle King County Celebrates 100 Years 1 1930s rate remained over 17 percent through 1929, with new buildings scheduled to be completed that would increase Thriving and Surviving the level of vacancies. By the eve of the Great Depression, Seattle boasted OMA Seattle became a resource for more than two million square feet of offi ce buildings. commercial real estate even during Seventy-fi ve percent were members of BOMA Seattle. The diffi cult times. Through its organizational Exchange Building was the only major offi ce building Band advocacy power, BOMA Seattle to be built in Seattle between the stock market crash wasw instrumental in helping the majority of its of 1929 and the end of WWII; it began construction membersm continue to do business and stay afl oat in 1928 and opened in 1930. It is a 22-story Art Deco duringd the challenging economic times. By keeping offi ce building designed by John Graham & Associates. ouro members informed of the latest issues via Upon its completion in 1930, the Exchange Building regularr newsletters, meetings and events, BOMA was the second-tallest reinforced concrete skyscraper in SeattleS was able to remain strong and active. the U.S. One of BOMA Seattle’s prominent fi gures and In 1930, Rear Admiral Luther E. Gregory became original incorporators, David Whitcomb, was a part of thet managing director forfor BOMABOMA the original management team for the building. David Seattle.S He had Whitcomb was also on the 1931 convention committee retiredr from and served as the vice president of BOMA International thet U.S. Navy in the early 1930s. Sixty years later, on April 20, beforeb working 1990, the Exchange Building was awarded Landmark ono the Chicago status from the city of Seattle, and in 2002 it won The Exposition.E He Offi ce Building of the Year (TOBY®) award from BOMA hadh also been International. The Exchange Building was a beacon of inin charge of the hope for BOMA Seattle during the Great Depression. NavyN Yards and Few recognized the stock market collapse of DocksD and of the October 29, 1929, as the end of prosperity. publicp works in A 1930s view of downtown Seattle In fact, during 1929, vacancy rates Bremerton.B from the Exchange Building. had decreased and general optimism In 1931, BOMA International increased to the point that BOMA Seattle heldh another convention in Seattle. This was BOMA expanded to its largest budget and Seattle’sS second time hosting the BOMA International staff since its founding. BOMA Seattle Convention,C and they made sure to advertise a great expanded to include the Associated deald to ensure strong attendance. An extensive public Central Business Property Association. relationsr campaign and letters were sent encouraging It also added a managing director, a BOMAB members across the country to attend. The 1929 stock market crash public relations offi cer and increased There were many activities and events planned, was the worst economic clerical help. The budget of our notn only for the BOMA delegates, but also for their disaster of the 20th century. organization reached $30,000 for the families.f Unaffected by the economy, the convention The Seattle Times noted how this would affect investors in fi rst and only time in its history until wasw held at the Olympic Hotel, considered to be the December 1929. the 1950s. fanciestf hotel in Seattle. Tours of Mt. Rainier and

1930 1926 PopulationPopP pulation of Seattle elects ele Bertha Seattle tops 1932 K. Landes as first 365,000 andd AuroraAurorra BrBridgei completed. woman mayor of a 1931 1928 King Countyy CourtesyCourt www.monsterfresh.com major U.S. city. reaches BOMA SeaSeattle hosts its BoeingBi Field, Fi Seattle’s first municipal airport, 460,000. second International opens. Courtesy MOHAI. Convention.

13 www.bomaseattle.org 930s 1 14 Vancouver, B.C., October 20-21, 1932. 20-21, October B.C., Vancouver, in held Managers and Owners Building of Conference Pacific Northwest BOMAB in combined worth, according to delegates attended, representing more than $6 billion WashingtonLake Boulevard were planned. Over 500 and unethical soliciting of tenants. It kept was active save Seattle commercial offi It considered was bethe to document that helped to protect owners from competition solicit to tenants. ratesstabilize and vacancies. It established was help to beusedbyto owners help to protect their assets and the Stabilization Agreement offi bean to and events ever than before. challenging timeswith even more activities, advocacy BOMA Seattle members, and they pushed through the at BOMAInternational. It avery was active time for former hold to chairman president avice position time, David Whitcomb the became fi conference photo isshown above. during Also the same heldwas Vancouver, in British Columbia. The throughout the 1930s. 1932, In aregional conference eventThis amonetary was boom for Seattle. O On NovemberOn 21, 1935, BOMA Seattle leaders made Regional BOMA conferences were held also 1932 sha “Hooverville” ““Hoovervil 1930sMOHAI. Square. south ofPioneer shantytown forms “Hooverville” nty SeattleKing CountyCelebrates 100Years tow Courtesy nf orm s

FEATURED STORY 1932 property owner. commercial becomes Dorothy Bullitt ooh Bullitt Dorothy ooh Bu Dorothy ce space from space ce rates unfair The Seattle Times Seattle The rst BOMASeattle 1932 flight over Seattle. flight overSeattle. airship thatopened U.S.S. Akron,anaval TimesTim The Th es Seattle Sunday Seattle Sunday S Seattle Sunday Seattle Sunday s cial document cial features the featuresthe fe ttl atu res th e . 1933 Special Collections. Courtesy opens inVolunteerope Park. Se Seattle ArtMuseum t t A ttl S The commercial estate real industry did not crumble buildings for manage to their owners and tenants. able keep to the rates vacancy stable and continued construction.stalled BOMA Seattle members were commercial estate real remained strong despite the prosperous. be successful and helpto our members Seattle prepared was theto region, and BOMA would bring more hope (1939- 1940). The next decade Hart E.A. and (1938) (1936-1937), Beebe A.H. (1934-1935), R.F. Hewitt 1933), Ralph S. Hawley Hamilton C. Rolfe (1931- Andrew Steers (1929-1930), and leadership of chairmen the to guidance thanks years by BOMA Seattle. advocacy that been developed had for more 20 than strong ethical codes and foundation of activities and despite the economy. local due was This the to att ns BOMA Seattle survived the Great Depression le nVol in Art

UW Library UW Library Mu unt seu eer m Park through 1942 and activities were monitored by the Stabilization Committee. distributing its newsletters, lobbying at city and state political meetings, and continued hold to networking and educational 1935 P oreyMOHAI. Courtesy makes maidenflight. Prototype ofBoeingB-17 activities throughout the decade. BOMA Seattle continued It due was these sustained to spirit and enthusiasm for efforts and activities that the tt ©Pierson Photo Co. Photo ©Pierson Convention. National 1931 BOMA’s for program Original Gr ea t De pr 1936 Courtesy Arboretum inWashington Park. James DawsondesignsSeattle’s Olmstead Brothers’employee Olm Ol t d

B Wikipedia.org. Downtown 1940s Seattle in 1942. Supporting the War Effort

n 1940, the Lacey V. Morrow Floating Bridge places to store sand opened across Lake Washington. It was also to be used against known as the I-90 Floating Bridge and was fl ammable bomb Ithe nation’s fi rst fl oating bridge. It connects attacks. The BOMA the south part of Bellevue to Seattle across Lake Seattle offi ce even sold Washington. This was a major turning point in the Roc bomb-shovel, which was Population of Seattle stagnates at 368,000 while King County Seattle’s infrastructure history. It opened new 15 feet long and designed to safely tops at over 500,000 people. opportunities for residents and businesses on both sides shove fi rebombs off building roofs. of Lake Washington. Government rental of offi ce space The completion of the fi rst bridge across Lake presented some diffi culties for Seattle building owners Washington in 1940 was a major event for Bellevue, and managers. Only with some skillful negotiating bringing an infl ux of new residents. Bellevue Square, one did the Metropolitan Building Company convince of the fi rst suburban shopping centers in the country, the government not to occupy a large portion of the was built at that time by Kemper Freeman Sr. Bellevue Olympic Hotel for its offi ces. BOMA Seattle became Square was offi cially completed in 1946. The opening involved in related issues as it successfully lobbied the of the Frederick & Nelson store at Bellevue Square was government to lift the artifi cial limits placed on rents celebrated with an orchestra and a radio broadcast. to governmental agencies. BOMA Seattle supported the war effort wholeheartedly In 1944 and 1945, BOMA Seattle eagerly looked and participated in every domestic effort to conserve forward to the end of the war. It began making plans materials, collect scrap and organize civil defense for dealing with the riotous celebrations sure to occur efforts. The BOMA newsletter kept members informed when the war in Europe ended. On a long-term basis, of war-related measures,sures, nneverever ccomplaining about this organization also concerned itselfitself withwi the post- nnew limitations or war period when vacancy rates rregulations. would inevitably rise from their BOMA Seattle also almost non-existent levels. These pprovided members outstanding efforts were led by wwith practical advice the chairmen of BOMA Seattle oon war-related issues. during the 1940s who included MembersM learned about George C. Marchett (1941-1942), insurancei policies Walter L. Wyckoff (1943-1944), forf war-related W.P. Sprague (1945-1946), J.M. August 20, 1946, Bellevue Square opens losses. They received advice Ryan (1947-1948) and James in . Bellevue Square on staggered hours and M. Bradford (1949-1950), who BOMA executives, 1943. Left to continues to be owned by Kemper Freeman Jr. carpooling to reduce traffi c later went on to become the fi rst right: BOMA Secretary Major A.A. and his family, one of the few shopping centers Oles; Manager, Arcade Building; in the U.S. that has not been purchased by a and conserve fuel. Members Seattle-area BOMA International General Beebe of the Taxpayers’ Real Estate Investment Trust (REIT). also read about the proper president in 1952. Association; and unidentifi ed.

1945 BBoeing B-29s drop atomic bbombs on Japan, effectively ending WWII. Courtesy Wikipedia.org.

1942 DDue to U.S. entry 1940 1940 1941 ininto WWII, 1949 BoeingB intensifies inte productionn of Lake Washington Wash TracklTracklessess ttrolleys Japanese PortPorto off SeatSeattle dedicates Seattle- bombers at factories and hires Floating Bridge and buses replace Americans are Tacoma International Airport in large numbers of women and opens. Courtesy streetcars in ordered to 1949. Courtesy portseattle100.org. African American workers for Washington Department Seattle Transit evacuate 1946 the first time. Courtesy of Transportation System. Courtesy Seattle. Courtesyesy UniversitUniversityy of Washington opens a medical Boeing.com. Photograph Collection. MOHAI. Seattle Times. school. Courtesy neurosurgery.washington.edu.

www.bomaseattle.org 15 940s 1 16 1950s A Seattle: labor negotiations and modernization of the new vital concerns central surfaced as issues BOMA to with the end of free garbage-collection service. Two despite complaints by maintenance crews, dealing to from preserving cuspidors (spittoons) for tenants’ use with the rapidly world. changing Concerns varied reports and newsletters, helping its members cope and policies. building modernization, new buildings, rental rates buildingas maintenance, architectural construction, Olympic Hotel and included lectures on topics such Seattle 1950. in The convention the to returned again its BOMA third International Convention held in would come the in following decades. the expansion of available commercial property that 1958), R.B. (1953-1954), andColwell Turenne (1955-1956), Donald de Eugene Leon E. Dootson, RPA (1957- H.(1951-1952), Yates (1959-1960),BOMA during the 1950s including Ernest J. Riley offi helpedcreated by the government’s departure from the lead for expansion by existing businesses, any vacancies With astrong economy unsatisfi and an BOMA B World Changing Rapidly Coping the With O BOMA Seattle issues technical address began to in BOMA Seattle welcomed the in new decade with

1950s ce spaces were rapidly fi SeattleKing CountyCelebrates 100Years up Seattle in between 1929 and 1958. offi major no that fact risen minimally. was due This tothe ended, fter WWII vacancy rates had FEATURED STORY 1950 oreyBOMA. Courtesy third time . Convention forthe International hosts theBOMA hos Seattle Sea BOMABOB MA ts the Sea BO lled. The chairmen of ttl MA MA e ce buildings went ed demand ed 1951 seattlepi.com. Courtesy “Seafair” held. First summer it Fi cost of individual negotiations and received adiscount to supportto each other of instead competing for tenants. BOMA several decades prior and encouraged members theturned to Ethics that Codes were established by conditions of Seattle’s commercial estate. real They problem before reconciling themselves to the changing the next four years, the committee struggled with the practices involved the in vacating of offi revivedCommittee was investigate to unethical ofunethical poaching tenants. The Stabilization the rates vacancy rose, sodid complaints about the downtown core came under close scrutiny. Seattle (such Northgate as Mall), and the concept of a Shopping spring began to malls up on the edges of core surrounded by rapidly suburbs. growing challenged by anew issue; the problem of acentral collective bargaining. BOMA Seattleto who sought the benefi individually. attracted successes These new members advantageous rates over the contracts negotiated on union rates. BOMA Seattle generally also won By 1954, the rate vacancy risen 8percent. had As BOMA Seattle’s were area this successes in held in Seattle in 1950. in Seattle in held was Convention International BOMA the time, third the For rapidly buildings. aging which oversaw negotiations with the various unions service employees, became representing and craft important benefi BOMA Seattle’s most Seattle the became offi agent with the union, and collective bargaining were able avoid to the BOMA Seattle members The Labor Committee, ts inherent in ce space.ce Over 1953 seattletransitblog.com. opens. downtown “freeway” Way Viaduct, first First stageofAlaskan itt t Fi t. BOMA BOMA t. Courtesy cial cial

era of modern buildings would usher in the 1960s for Seattle. BOMA Seattle also largely withdrew from the political arena during the same period. In 1958, the Central Association of Seattle (now the Downtown Seattle Association) was born. The Central Association and BOMA Seattle became industry partners—a relationship that endures to this day. BOMA Seattle even provided a yearly stipend for the Central The corner of Sixth and Virginia in 1955. Association, which addressed itself almost exclusively to questions of downtown development. It was the BOMA Seattle reached an understanding during Central Association that worked with the city to these diffi cult years of the mid-50s that Seattle was develop , the World’s Fair, more varied and complex than it had been 20 years which did so much to revive the downtown area and earlier because the close-knit band of property owners push Seattle forward as a major tourist attraction and and managers no longer dominated offi ce space. No commercial center in the next few years. voluntary compliance with the Stabilization Agreement BOMA Seattle, while supporting these efforts, and could be expected since a much wider group of people participating in them fi nancially and through other was involved in offi ce rentals. tangible means, concentrated on other issues after the Seattle’s downtown was undeniably deteriorating as mid-1950s. Labor concerns remained the newest buildings were more than 20 years old. In central to BOMA Seattle, which would the early 1950s, no Seattle downtown offi ce building organize a pension plan for building boasted central air conditioning; they all still relied on employees in the 1960s. operator-run elevators, and the transition to fl orescent lighting was being made slowly. Traffi c had become a major problem. Parking was diffi cult for workers and shoppers alike, and the central business district was seen as congested and unattractive. This era of out-of- date buildings ended in 1959, with the completion of the Logan and Norton buildings. The Norton Building was the fi rst building in Seattle to be hailed as the “handsomest, most effi cient building in Seattle.” It was the fi rst Seattle building to have many modern amenities including centralized air conditioning, glass curtain wall style, International Design modern architecture, internal underground J. Clydesdale Cushman (left) and parking and the longest escalators outside of New York John C. Knight (center) prepare In 1952, James M. for a toast at the Olympic Hotel Bradford becomes fi rst City. The smaller Logan building also had centralized during the 1950 International BOMA International air conditioning and many modern amenities. A new Convention held in Seattle. p resident from Seattle.

1958 1958 NortonNt Building Bi KiKingng C County 1953 1954 is Seattle's first votersvoters approve modern office “Metro”“Metr plan to BellevueBBllellevue SeattleS ttl expands building and cleanclean up Lake incorporates with to its present the first with Washington. a population of boundaries. curtain wall style Courtesy 10,000. Courtesy Courtesy architecture and Washington historylink.org. wikimedia.org. air conditioning. State Archives..

www.bomaseattle.org 17 1950s 18 1960s T built two less in years, than along with the monorail, BOMA 21–October 21, 1962. 21–October April held Fair, World’s Seattle the attended people million 10 Nearly Showcasing City the October 21, 1962. the Century 21 Exposition between April 21 and showcase its city. Nearly 10 million people attended to promote the World’s away as Fair for Seattle to the Seattle World’s Fair. Many efforts were made The Space NeedleThe Space and the World’s exhibits Fair were 1960 suburban sprawl. help savedowntown businessesfrom Association andBOMASeattlepartners In the1960s,DowntownSeattle 1960s 1960 the IIn SeattleKing CountyCelebrates 100Years ready tohost the Century 21 Exposition, fi the during improve Seattle tourism, and the focus he 1960s brought asense of urgency to Courtesy FEATURED STORY Aerolist. rst couple years was toget Seattle also became an Seattle an became also Center. performing center arts and sports arena to In theIn 1960s, BOMA become what isnow known Seattle as Center. The monorail became amajorbecame attraction and helped link the downtownlink shopping district shopping district with the Seattle Center, even after the World’s Fair. Fifty years laterFifty it continues run to on adaily basis between and Seattle 1962 Historical Society. Washington State buildings. many ofSeattleCenter’s Needle, monorailand of itslegacy, theSpace fair, whichleftasapart people attendedthe 1962; nearly10million April 21toOctober21, was aWorld’s Fairheld Centu The The Century21Exposition Courtesy for specifi for point of view express to concerns and provide advice the members from acommercial estate real industry State Committees. Code BOMASeattle represented advisory body for the city of Seattle and Washington regulatory develop to bodies building codes. residential development from point this forward. experience even more both in growth commercial and new central city for County east King and would the southern part of Bellevue. Bridge,I-90 which opened 1940, in Seattle linked to north part of Bellevue. The other fl Washington Seattle and linked Redmond to and the Bridge. helped This improve to traffi Point Floating Bridge, known also the as 520 Seattle history with the opening of the Evergreen Center Project and much more. wide range of projects, including the 1968 Westlake Downtown Seattle Association involved itself a in downtown businesses from suburban sprawl. The BOMA Seattle partnered also together help to “save” (formerly the named Seattle Central Association) and time, this During the Downtown Seattle Association on anumber of issues the in city during the 1960s. Photo courtesy Aerolist. courtesy Photo 1960s. the from Seattle of view eye A bird’s

BOMA Seattle greater gained infl The 10-year-old city of Bellevue the became The year of 1963 brought another milestone to 1963 Courtesy WSDOT. Floating Bridgeopens. Point Evergreen c codes in orderc codesin aid to city, county and state 1965 Collection. Intelligencer Seattle Post- 29, 1965. County onApril rattles King ear Major earthquake Courtesy t oating bridge, the uence and visibility c across Lake Lake c across 1967 Seattle. Tacoma to opened from completed and Interstate 5 1970s Flourish and Growth despite Poor Local Economics Opened Aug. 28, 1963, the Evergreen Point Floating Bridge OMA Seattle remained strong and is the longest fl oating bridge, continued to improve and increase carrying State Route 520 across Lake Washington from Seattle to services to our members in the 1970s. Medina. Photo courtesy WSDOT. BMembership increased despite the local economice downturn of the aerospace recession in BOMA Seattle stayed in touch with Bellevue thet early 1970s. property managers and continued to connect with In 1970, several BOMA International leaders Bellevue and Redmond commercial building growth. developedd an organization to manage property Bellevue wasn’t just for golf tournaments anymore; managementm education. The Building Owners and this area would soon become a major part of King ManagementM Institute adopted the abbreviation of County commercial real estate. BOMIB International and became an independent From the 1960s to present, the city of Bellevue institutein for facility and property management has grown to skyscraper heights and shed its education.e They developed designations that became “suburban” status to become a thriving metropolis standardss in the industry, and the RPA designation and a high-tech hub. Bellevue’s gleaming downtown, becameb a standard requirement for higher-level which continues to grow dramatically, provides propertyp management positions. Each BOMA local offi ce space for thousands of professionals as well as acrossa the country would have the opportunity to condominiums and apartments for people who want to live in an urban setting. The 1960s also saw major growth and development in Seattle-based Boeing, and the shift from train and boat to air travel boosted the airline industry. Seattle experienced a large growth in population during this decade. In 1968, the Port of Seattle, which owns Sea-Tac International Airport, fi nalized plans for major expansion to support the growth experienced in airline travel. BOMA Seattle thrived under outstanding leadership In 1976, former Seattle BOMA in this decade thanks to Donald Yates (1959-1960), president,pr Jack Dierdorff, Jack Dierdorff, RPA (1961-1962), L.C. Fuchek (1963- becamebe the president of BOMABO International, the 1964), A.H. Clise (1965-1966), Monty Morton (1967- secondse Seattle-area BOMA 1968) and H. Martin Smith Jr. (1969). InternationalInt president.

1970 1970s 1970 VotersVoters apapprovedprov BOMABOMB Ah has made PioneerPi SquareS saving the market; 1969 1969 a great effort for established as seven-acre Pike Place First Boeing 747 flies in 1969. Boeing-built Saturn booster sends Apollo 11 on building Seattle to Seattle’s first Historic Market Historic District Courtesy aviationexplorer.com. first moon-landing mission in 1969. Courtesy be the nation’s fire- District. Courtesy established. Courtesy paranormalknowledge.com. safety capital. John C. Dvorak. alaskainpictures.com

www.bomaseattle.org 19 1970s 20 fi companies that serve the offi by establishing asecond membership category for offi a surge of new members aresult as of increased fastest-growing regional areas. BOMA Seattle enjoyed include the Eastside and South County, King the two BOMA Seattle expanded its membership borders to territorial growth for BOMA Seattle. Geographically, hiring organizations. shows they have the proven needed skills for the helpssuccess. This add to value their to resume and neededand for skills personal and organizational professionals would have the critical knowledge (SMT® designation), ensured that property and facility designation), and Systems Technician Maintenance Systems Administrator Maintenance (SMA® Management Administrator (FMA® designation), Property Administrator (RPA® designation), Facilities designation for classes its members. expandbegan to its educational offerings include to adopt quickto was the educational opportunities and and attract to potential new members. BOMASeattle offerto added an these as classes benefi offer these BOMI on classes alocallevel. Many began BOMA rms, which include cleaning services, maintenance BOMA Seattle decided expand to our membership The 1970s were aperiod also of membership and industry-standardThese designations, including Real 1971 ce portfolios. 1971. since 1920beginning onAug.3, etl City Seattle 1970s electric ratesforthefirsttime Seattle CityLightincreases SeattleKing CountyCelebrates 100Years Courtesy

Seattle CityLight. FEATURED STORY co companies, product suppliers a and other vendors, grew to outnumber the principal o c Airline regulations and regulations overspending Airline Seattle Times. workforce. its of athird off laying Boeing to lead 1975 Microsoft, thesoftware KOMONews.com. Allen in1975. Bill GatesandPaul giant, isfoundedby Microsoft, thesoftwareMic ros ce buildings.ce These oft Photo courtesy courtesy Photo Courtesy t to memberst to

1976 opens. The Kingdome Wiki Commons. h Kingd The Th The Ki Courtesy d ome

be successful the in 1970s. support and commitment, BOMA Seattle continued to Bannecker (1978-1979). Because of their leadership, 1975), Donald L. Sander (1976-1977), and William R. Donald J. Covey (1972-1973), James H. Todd (1974- from the 1970s included Hoge (1970-1971), Sullivan diffi Leadership helped members thrive during the 1970s despite of all the localeconomic challenges. International president. Dierdorff, the became second Seattle BOMA area known our as nation’s fi legislation and codes and policies. Seattle became state establish to anumber of fi standards for buildings. It worked with the city and improving and developing implemental fi Industrycalled Partners. many years, and today membership this category is members. were These Associate Members called for the Seattle Seahawks. Seattle the of stadium home the as known best was It neighborhood. SoDo Seattle’s in located stadium a multi-purpose was Kingdome the 1976, in Opened BOMA SeattleBOMA able was fl to 1976,In former Seattle BOMA president, Jack BOMA led advocacy efforts the in 1970s towards culties of the mid-70s. BOMA Seattle presidents 1976 president. BOMA International Seattle, becamethe Dierd Jack Dierdorff,from 1977 Wiki Commons. on April6. plays itsfirstgame team, theMariners, professional baseball Seattle’sSea new re-safety capital. ttl e’s ourish and grow the in n Courtesy re-safety re-safety related 1979 Supersonics. Blog Courtesy Championship. won NBA w Seattle SuperSonics S ea o re safety n ttl N lS 1980s A Changing Skyline and

Successful Growth A bird’s eye view of Seattle from the 1980s. Photo courtesy Aerolist. conomic vitality in the Puget Sound area was extraordinary in the 1980s. Housing MartinMartin Selig,Selig a prominent Seattle (Central Business District) prices skyrocketed. Kirkland and Bellevue developer, borrowed $205 million in and Denny Regrade area, 1981 to develop the Columbia Center continued to blossom. Meanwhile, Redmond property. The center was completed according to “The Market E on January 12, 1985. Photo courtesy grew quietly and experienced its own massive Update” created by The growth spurt on the cusp of the 21st century. CAC Property Management. Norman Company. In 1980, Kemper Freeman Jr. and his father, Kemper Membership in BOMA also grew considerably during Freeman Sr., joined in formally kicking off a $142 the 1980s. As BOMA solidifi ed its role as a collective million redevelopment project at Bellevue Square. bargaining agent, virtually all new offi ce space in Frederick & Nelson, and JCPenney Seattle joined the organization. According to President expanded their Bellevue stores, and the Bon Marché Dave Cortelyou (1983-1985), approximately 95 percent agreed to build a new store at Bellevue Square. The of large offi ce buildings were represented in BOMA grand reopening occurred under Kemper Freeman Jr.’s Seattle King County. Owners and managers of the supervision on May 7, 1981. new offi ce space on the Eastside and to the south often In 1984, BOMA Seattle offi cially became BOMA became BOMA Seattle King County members. Seattle King County. BOMA Seattle King County BOMA Seattle King County consistently provided a also celebrated its 75th anniversary in 1984, where it model for its sister BOMA locals throughout the U.S. counted 1909-1984 as the 75 years. The anniversary In the 1980s, BOMA International began expansion year was promoted with a big event, a publication and overseas and around the world, allowing BOMA to the distribution of promotional items. connect with locals in different countries in North In 1985, Bill Gates and Paul Allen, cofounders of America, Europe and Asia. A few BOMA International Microsoft, chose Redmond to be the location of their programs even originated in Seattle, such as the new corporate campus after a decade of successful Experience Exchange Reports, which have been used growth. This move helped to dramatically increase since the 1940s in the Seattle area and nationally. the residential and commercial property growth BOMA Seattle King County has remained a of Redmond over the next 20 years. Nearby areas constant and vital part of the industry in this region of Duvall and Sammamish would also experience throughout our existence. BOMA International population growth due to Microsoft's expansion. recognized BOMA Seattle by awarding it the BOMA In the late 1980s, Seattle’s skyline was changing International Outstanding Local Association of the rapidly as developers rushed to build the newest and Year Award in 1986. BOMA Seattle King County best offi ce spaces. Two Union Square, Pacifi c First executive, Ron Miller, accepted the award at the BOMA Centre, Metropolitan Park II and Columbia Tower International Convention. were all fi nished in the decade. 11.4 million square BOMA Seattle King County’s advocacy efforts feet of new offi ce space was added in the Seattle CBD accelerated in the 1980s. It hired Lobbyist Mark

1985 The 76-story Columbia Center 1980s (Bank of America Buildings wwith 11.4 million square feet 1980 Tower) is completed; 1986 of new office space were added in the KemperKF FreFreeman JdhiJr. and his it becomes the BOMABOM SeaSeattle Seattle CBD and Denny Regrade area; father joined in formally kicking city’s tallest King County wins including Two Union Square, Pacific off a $142 million redevelopment building. Courtesy Outstanding Local First Centre, Metropolitan Park II and project at Bellevue Square. CAC Property Association of the Columbia Tower. Courtesy Aerolist. Courtesy Awungfoo. Management. Year Award.

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www.bomaseattle.org 980s 1 22 BOMA were just their careers during beginning decade. this County, and many current of Board Director members exciting time beinvolved to with BOMA Seattle King (1986-1987) (1988-1989). andMiller Fred It an was C. Cortelyou (1984-1985), William W. Krippaehne Jr. Smith Jr.Martin (second 1982-1983), term in David included Richard H. Anderson, RPA (1980-1981), H. and beyond. estatereal professionals throughout the 1980s and relevant educational offerings for commercial Seattle County King continued provide to timely property management practices and ethics. BOMA latest legal in issues, current trends, and the best in itsto members by keeping them current with the BOMA Seattle County provided King has added value that discussed trends in commercial real estate topics. classes, customized informative educational seminars offered agreater amount of BOMI designation expand educational offerings the in 1980s. BOMA brought competition rents. in did not fi space. Major projects began at the same time, but they 1985, in area it did not slow new development for offi being passed. Although the city rezoned the downtown for BOMA members for several years up leading it to modify project plans. amajor was This advocacy issue construction and “design review” permit to the city to established density and height limits on new on downtown Seattle, won at the polls. The initiative (alsoPlan known CAP), as which set growth limits building owners the in Seattle area. County when decisions making that would impact legislature BOMA Seattle recognize began to King result of increased presence this Olympia, in the state Washington Political Action Committee (PAC). a As Gjurasic, established “Olympia Day” and the BOMA Seattle County King presidents the in 1980s BOMA Seattle County King continued grow to and MayOn 16, 1989, Initiative 31, the Citizens’ Alternative 1988 Archives. Seattle Municipal Seattle. opens indowntown Center Westlake Center 1980s C WWestlake SeattleKing CountyCelebrates 100Years Courtesy nish together. Additional offi

FEATURED STORY 1989 at thepollsonMay16,1989. CitizensAlternativePlanwins Citize Citize n nsn Plan Passes Alternative Alt ce inventory e Citizens ce 1990s T Seattle amember, hired Kauffman, who Rod been had pilot and captain, retired. For the fi 1994, BOMAexecutive Ronald Miller, aformer navy BOMA International held its convention Seattle. in In State Convention Center. It the was fourth time that Convention held was Seattle in at the Washington D S p 1 B S C m t Activities and Expanding Core Barriers Breaking Demand was even stronger on the Eastside, with with Eastside, the on stronger even was Demand many more. tenants such Safeco, as Microsoft, Nintendo and e In 1992,In BOMAInternational’s 85th Annual companies helped expand the tenant base. the 1990s afl as during show impressive strength to he Puget Sound offi 1990 Skyscraper.com. in 1990. sinks inastorm floating bridge f The Interstate90 TThe loatin In , g ter Ro brid Courtesy Courtesy st d ood of high-tech g the of director Property th e Management at the Space M Needle, take over to the N K BOMA executive reigns. B another decade of of decade another a growth for BOMA g belatedly broke the gender gender the broke belatedly fi and BOMA nally 1998, In The 1990s marked ce market continued barrier by electing the fi the rst electing by barrier of many female presidents, presidents, female many of Janice Olson, RPA. Janice Olson, rst time, BOMA 1992 W in Seattleat Convention International 85th Annual held BOMA 1992. Trade Centerin Convention & in C International 85 held BOMA BO onvention onvention ashington State ashington State th Annual S MA eattle at hel

Seattle King County, especially on the Eastside. Convention, having the fi rst woman president, and This was due to the expansion of technology, many more advocacy and educational highlights. manufacturing, biotechnology and retail businesses in These were a result of outstanding leadership, Woodinville, Kirkland, Redmond, Bellevue, Issaquah, committed members and a strong BOMA Seattle Sammamish, Tukwila, Renton and Kent. King County staff. Presidents of the Board of The Outstanding Building of the Year (TOBY®) Directors for this remarkable decade included: Awards, honoring the best in commercial buildings, Al Clise (1990-1991), William L. Dickinson (1992- had outstanding recognition during the 1990s. 1993), Stephen W. Camp, RPA (1994-1995), Joseph The three Seattle King County 1990-1991 TOBY E. McWilliams, RPA (1996-1997), Richard Stevenson International winners marked the fi rst time (1997-1998) and Janice Olson, RPA (1998-1999). Seattle King County-area buildings received TOBY International Awards since the awards began in 1985-1986. The TOBY competition season begins in the fall and then culminates in the spring. The award is given in June at the BOMA International Convention. The On September 26-28, 1999, the BOMA Western Regional contest entails many areas of a building’s energy Conference was held in effi ciency, aesthetic appeal and operation standards. Seattle with hundreds of There are many categories, by size and also by type real estate professionals from 20 West Coast cities in of building, so the buildings can compete at the same attendance. level. For a detailed list of TOBY International Award winners from the 1990s and 2000s, please see pages 44 and 45. The local winners of the TOBY International Awards included Transcoastal Skyline Tower in Bellevue (1990- 1991), Henry M. Jackson Federal Building, Bellevue Place (1990-1991), Bellevue Place (1991-1992), Pacifi c First Centre (1991-1992) and NOAA/Western Regional Center in Seattle (1991-1992). Honorable Mention went to Eastgate Offi ce Park in Bellevue at the 1991- 1992 awards ceremony as well. In 1998, there was a signifi cant milestone in BOMA Seattle King County history. After more than a decade of active involvement in BOMA, Vance Corporation’s Janice Olson, RPA, In 1992, BOMA became the fi rst woman to break the gender barrier International’s 85th Annual when she became president of the BOMA Seattle King Convention was held in County Board of Directors. She served from 1998-1999. Seattle. It was the fourth time BOMA International BOMA Seattle King County continued to expand held its convention in its core activities by hosting a BOMA International Seattle.

1998 Janice Olson Ols 1998 1998 became the first Benaroya Hall opens in 1998. In 19981998, NoNordstrom replaced its downtown Seattle store with a Woman Chairman Courtesy Seattle Symphony. new flagship location in the former Frederick & Nelson building for BOMA Seattle across the street; at 383,000 sq. ft., the downtown Seattle King County. location is the chain’s largest store. Courtesy About.com.

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www.bomaseattle.org 990s 1 24

2000s and Sustainability Outreach Community Offerings, Educational Representation, Century 21st F County Advocacy Chair, Lyn and BOMA Krizanich Committee” presented was BOMASeattle to King AwardAffairs for “Outstanding Government Affairs members’ companies and investments. exciselocal that and taxes sales impact the value of our leasehold depreciation, energy deductions, tax and Industry Partners such in matters capital as gains, impacting commercial estate real and our associated appropriately challenging yet reasonable. advocacy efforts ensure to sustainability mandates are the 21st century, coordinated BOMA has signifi for building engineers. the In fi standards, ADA to requirements and L&Ilicensing government regulations from indoor quality OSHA air and industry partners. interests of owners, real estate professionals, tenants voice of commercialin cooperationand levels. local real BOMASeattle County, King working estate withstakeholders BOMA through advocacy representing at the federal, state International, the best has been the BOMA SeattleKing CountyCelebrates 100Years In 2010,In the BOMAInternational’s Government beenBOMA aconstant has advocate on taxes BOMA advocacy helped has more craft reasonable 2000 Wikimedia Commons. on March26.Courtesy Kingdome implosion year track record of value adding for our BOMA Seattle County King a100- has taxation,to utility rates and regulations, rom FEATURED STORY building codes and land usepolicies rst dozen years of 2001 Barry Lancaster than $1billionindamage. Courtesy the PugetSoundarea,causingmore A magnitude-6.8earthquakerattles magnitu A d . cant living with serious mental or addictive illnesses. In those particularly people, vulnerable of homelessness Center whose (DESC), mission work isto end to the partner been the has Downtown Emergency Services highest potential. heal and to growfamilies sothey reach their can safe and places opportunities for children, youth and CenterChild advance to its mission of developing BOMA Seattle County King partnered with Ryther deliver essential and vital services. 2008, to From 2003 contributions two to community organizations that estate school in Washington. County become has awell-respected commercial real educational programming leaders, BOMA Seattle King Washington State. With the of guidance BOMA’s County aregistered became estate real school in professional designations, but BOMA Seattle Kin our partnership with BOMI International offering our educational offerings. Not only did we continue CountyKing expanded has in timeline below). Jim Peck (seeChairman picture 2010 International BOMA Executive by Kauffman Rod Beginning in 2009, BOMA’s community outreach recentIn years, signifi made BOMAhas Seattle BOMA 2000, Since 2004 Media. Courtesy opens indowntownSeattle. The SeattleCentralLibrary h Seattle The & Beyond Architectural Architectural “Citizenship Award” plaque. Award” “Citizenship a with County King Seattle BOMA presented Center Services Emergency Downtown the 2012, In 2007 Amazon.com announceditwouldbe began in2010.Courtesy Lake Unionin2007,with occupancythat consolidating itsSeattleofficesinSouth mznco Amazon cant g h SeattleTimes. The

2012, DESC presented BOMA Seattle King County opening night event at the with a “Citizenship Award” to thank BOMA and Museum of Flight. BOMA’s members for their contribution of time and Another focus of BOMA fi nancial resources including an annual day of caring Seattle King County has involving nearly 100 volunteers, an annual $10,000 been to develop future leaderss special fundraiser and many other contributions with our Young Emerging related to facilities improvements, donations of Professionals (YEPs). The In early 2012, Amazon revealed its plans plan is to establish resources for construction of 3.3 million square feet equipment and supplies. of offi ce space over the next eight years. Also in the last decade and a half, BOMA Seattle King and opportunities for education, The blueprints would more than double County was a “sustainability” advocate, well before mentoring and networking Amazon’s current footprint in Seattle. this term was popular. As Leadership in Energy and between seasoned professionals Environmental Design (LEED) became an industry and early career professionals. BOMA Seattle King “best practice,” BOMA helped promote sustainability County has been recognized nationally as a leading in creative ways. In 2008, BOMA Seattle King County local BOMA YEPs. These activities coupled with new introduced the Kilowatt Crackdown, a contest to achieve professional designation and certifi cate programs have higher energy effi ciency and savings in buildings. proven to be a great way for both new professionals and It became wildly successful and has been adopted by more established professionals to polish their skills and other BOMA locals across the country. BOMA also enhance their careers even further. encourages other sustainability certifi cations such as The 2010s decade provides many new opportunities for Green Globes Professional certifi cation and BOMA 360. today’s real estate professional. Technological advances In the early 2000s, BOMA International developed and highly trained professionals have combined to help a webinar series called the BOMA Energy Effi ciency make buildings more energy effi cient than ever. Today, Program (BEEP). BOMA Seattle King County modifi ed there are over 161 million square feet of offi ce space and BEEP classes so that they could be offered in a over 213 million square feet of industrial and warehouse classroom setting. Well over 200 commercial real estate space in King County. professionals completed the BEEP series in Seattle. BOMA Seattle King County is the “go-to” trade BOMA Seattle King County partnered with association for commercial real estate professionals. The BetterBricks of Northwest Energy Effi ciency last 100 years have been an eventful journey, and BOMA Alliance (NEEA) and other local sustainability-based Seattle King County would not have been successful organizations to educate commercial real estate without the expertise, commitment, camaraderie and professionals including how to benchmark support of the individual and corporate members. their buildings through EPA’s Energy Star The last 12 years would not have been so successful Portfolio Manager. without the leadership of BOMA Chairmen: Mark Weed, In 2012, BetterBricks of NEEA recognized BOMA RPA (1999-2000), Richard Muhlebach, RPA (2000- Exec Rod Kauffman as the Advocate of the Year. It was 2001), Steve Franceschina (2002), Don Wise (2003), a special honor to have BOMA International President Lyn Krizanich (2004), Bill Cote (2005), Michael Belka Henry Chamberlain and BOMA International VP of (2006), Mark Barbieri (2006-2007), David Tye (2008), Communications and Marketing Lisa Prats visiting Tom Sante, RPA (2009), Dana Bollinger, RPA (2010), Seattle for the event. Coleen Spratt (2011-2012) and BOMA Seattle’s current In June 2012, BOMA International held its annual Chairman Earl Wayman. conference in Seattle for the fi fth time. Over 4,000 BOMA’s mission is to enhance the value of commercial industry professionals from around the world real estate through effective advocacy, education, participated in the conference. BOMA Seattle information, professional development and industry King County hosted over 1,500 attendees for the networking. In 2010, we developed a Vision Story for 2020.

2012 2010 OctoberOOtctob 29 BOMABOMA Seattle GovernmentG Affairs Award for “Outstandingg 2012 KingKing CCounty GovernmentGovernment Affairs CCommittee”ommittee” was 2011 JuneJune2 24-26,426 BOMA International holdsholds its 100-Year presented to BOMA Seattle King County held Every Building Conference Anniversary Gala Advocacy Chair Lyn Krizanich and BOMA The Th iinitialitil ddemolition the & Expo in Seattle. at the Fairmont Exec. Rod Kauffman, by 2012 BOMA Alaska viaduct began on Hotel. Courtesy International Chairman Jim Peck. October 2011. panoramio.com.

www.bomaseattle.org 25 2000s FEATURED STORY

Our Vision Story for 2020 BOMA’s Vision Story for 2020

OMA Seattle King County is the international platform. Because of its outreach efforts, leading “go-to” commercial real estate BOMA has built public awareness of responsible organization for advocacy, education and development. Its advocacy efforts have earned BOMA Breal estate management networking, Seattle King County a positive reputation at the and its membership encompasses 80 percent of federal, state, county and local government levels. all major commercial buildings in King County. Public offi cials now consult with BOMA in their The association is an energized, lively, interactive decision-making processes. Additionally, BOMA group of professionals at all career levels who has a record of collaboration with related industry own and manage the built environment. It is a and key business organizations creating strong and vibrant community that serves as a one-stop total effective synergies. The organization also serves as an resource for members and industry vendors. It is employment resource for the industry. a recognized leader in sustainability and energy The association operates an effective fl exible effi ciency and provides assistance and guidance for governance structure with a high level of active members upgrading existing buildings. In recent engagement by members in committees and task years, it has captured a portion of the high-rise forces. Associate members are fully integrated into residential and mixed-use property market. the structure and activities of BOMA. It has a diverse, The association is the preeminent provider of strategic board comprised of the brightest and best high level, robust industry education, operates an industry leaders who guide the organization to serve education and conference center and has developed and its members. BOMA is fi nancially strong and has one encouraged advanced professional accreditation and year’s annual operating expenses in its reserve fund certifi cation programs. and has revenues suffi cient to fund ongoing programs Members perceive excellent value from their and launch new programs that respond to emerging membership investment because of services, member needs. information, networking and affi nity programs that While respecting its core values and each other, deliver. The association is technologically sophisticated BOMA will be known as a fun organization with which and offers a range of targeted benefi ts and programs to be involved. that are delivered through its website and other Here’s to another 100 years of success and growth for methods convenient and accessible to members on an BOMA Seattle King County!

THE ASSOCIATION OPERATES AN EFFECTIVE FLEXIBLE GOVERNANCE STRUCTURE WITH A HIGH LEVEL OF ACTIVE ENGAGEMENT BY MEMBERS IN COMMITTEES AND TASK FORCES.

26 BOMA Seattle King County Celebrates 100 Years Lydig Construction, Inc. BOMA Members Since 2003

With offi ces in Bellevue, Spokane and Tri-Cities and incorporated in 1956, Lydig provides general contracting, construction management, design build, preconstruction and special project services for clients and business partners throughout the U.S. Licensed in 26 states, Lydig has a broad reach and the experience to meet your project needs across the nation. Our offi ce and fi eld staff exemplify the corporate mission of making certain each project meets the standards of fairness, honesty and quality. The Lydig project resume includes offi ce buildings, data centers, tenant improvements, detention facilities, educational buildings, medical/hospital/biotech, manufacturing/ warehouses, retail, hospitality, commercial, and food processing/storage projects. Lydig has been a BOMA member since 2003. Sean Woerman, Sr. Account Manager for Special Projects, has participated in BOMA’s Suburban Cities Committee for over fi ve years and looks forward to connecting with you at future meetings and events. Visit www.lydig.com for more information. www.lydig.com 12100 Northup Way, Bellevue, WA 98005

604327_EditorialAdvt.indd 1 05/09/12 4:32 PM 2012 BOMA International Conference & Opening Night Sponsors THANK YOU TO OUR SPONSORS • AlliedBarton Security Services • Seattle Building Maintenance • Kidder Mathews • CBRE • Hines • WCP Solutions • Capital Review Group • SiteStuff • DuroLast Roofi ng • Amazon • Seattle Steam Company • Cleanscapes • Holaday-Parks, Inc • Siemens • Northwest Edison • Pacifi c Building Services

604328_EditorialAdvt.indd 1 www.bomaseattle.org02/10/12 5:17 PM 27 MacDonald-Miller is proud to service the Seattle skyline. Congratulations BOMA SKC on celebratingg 100 years!

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28 BOMA600080_Doncaster.indd Seattle King County 1 Celebrates 100 Years 16/08/12 3:07 PM BOMA International Annual Conference Locations

1908 – Chicago 1931 – SEATTLE 1954 – Denver 1977 – Dallas 2000 –San Diego 1909 – Detroit 1932 – Chicago 1955 – Cincinnati 1978 – San Francisco 2001 –Baltimore 1910 – Washington, D.C. 1933 – Pittsburgh 1956 – Los Angeles 1979 – New York 2002 –Chicago 1911 – Cleveland 1934 – Toronto 1957 – New York 1980 – Detroit 2003 – San Francisco 1912 – SEATTLE 1935 – Cincinnati 1958 – Toronto 1981 – Vancouver 2004 – Toronto 1913 – Cincinnati 1936 – Dallas 1959 – Dallas 1982 – Washington, D.C. 2005 – Anaheim 1914 – Detroit 1937 – Buffalo 1960 – Philadelphia 1983 – Los Angeles 2006 – Dallas 1915 – Atlanta 1938 – Milwaukee 1961 – Minneapolis 1984 – New Orleans 2007 – New York 1916 – St. Louis 1939 – Del Monte 1962 – San Francisco 1985 – Boston 2008 – Denver 1917 – Omaha 1940 – New York 1963 – Miami Beach 1986 – Chicago 2009 – Philadelphia 1918 – Chicago 1941 – Chicago 1964 – Chicago 1987 – Toronto 2010 – Long Beach 1919 – Philadelphia 1942 – Detroit 1965 – Vancouver 1988 – Cincinnati 2011 – Washington, D.C. 1920 – Minneapolis 1943 – St. Paul 1966 – Houston 1989 – Atlanta 2012 – SEATTLE 1921 – Portland 1944 – Philadelphia 1967 – Montreal 1990 – Las Vegas 2013 – San Diego 1922 – Bedford Springs 1945 – Chicago 1968 – Washington, D.C. 1991 – Nashville 2014 – Orlando 1923 – Atlantic City 1946 – Cleveland 1969 – Los Angeles 1992 – SEATTLE 2015 – Los Angeles 1924 – Colorado 1947 – Boston 1970 – St. Louis 1993 – Baltimore 2016 – Washington, D.C. 1925 – Cleveland 1948 – St. Louis 1971 – Miami 1994 – San Diego 2017 – Nashville 1926 – Del Monte 1949 – Montreal 1972 – Denver 1995 – Denver 2018 – San Antonio 1927 – Detroit 1950 – SEATTLE 1973 – New Orleans 1996 – Boston 1928 – St. Louis 1951 – Houston 1974 – Portland 1997 – Minneapolis 1929 – Montreal 1952 – Chicago 1975 – Toronto 1998 – Philadelphia 1930 – Biloxi 1953 – Pittsburgh 1976 – Atlanta 1999 – Atlanta

Thank you to our 2012 Platinum Sustaining Partners!

604330_EditorialAdvt.indd 1 www.bomaseattle.org06/09/12 2:53 PM 29 HISTORY IN PHOTOS

30 BOMA Seattle King County Celebrates 100 Years Left to Right: BOMA International Chairman Joe Markling, 2012 BOMA Seattle Chairman Coleen Spratt, 2013 BOMA Seattle Chairman Earl Wayman, BOMA International COO Henry Chamberlain.

www.bomaseattle.org 31 HISTORY IN PHOTOS

32 BOMA Seattle King County Celebrates 100 Years www.bomaseattle.org 33 Shaping Seattle with a new way of thinking.

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601630_Amsan.indd34 BOMA Seattle 1 King County Celebrates 100 Years 30/08/12 7:49600853_Kidder.indd PM 1 09/08/12 10:50 PM 20 COMMANDMENTS

20 Commandments of Building Management

JAMES RYAN Board of Director Chairman, MR. DOWNTOWN’S WORDS OF WISDOM 1947-1948, BOMA Seattle-King County

ames Ryan was BOMA Seattle King founded the Downtown Seattle Development Association. County’s Board of Director Chairman from The Seattle-King County Association of Realtors named 1947-1948. James M. Ryan First Citizen of 1980. Ryan served James M. Ryan, known in Seattle as on the Board of Trustees of the Central Association, J“Mr. Downtown,” was fi rst president and United Way of King County, United Good Neighbors, the then chairman of Unico Properties. Unico Alumni Association, and on Properties manages the 10-acre parcel of property in the steering committee and Board of Directors for the the heart of downtown Seattle owned by the University Century 21 Exhibition. of Washington and known as the Metropolitan Tract. In He was vice-president of the Seattle-King County addition to managing the Metropolitan Tract, Unico Chamber of Commerce and president of the Building Properties built and managed its own development, Owners and Managers Association from 1947-1948. A Union Square. member of the Board of Governors of the Washington Ryan also served on a mayoral advisory board to Athletic Club, Ryan also belonged to the Seattle Golf develop what is now Westlake Park and Westlake Center. Club, the Seattle Yacht Club, and the Rainier Club, which In 1978, James Ryan, William Street, Edward Carlson, he served as president in 1964. He retired from Unico Joe Gandy and other downtown-area business leaders in 1989. 20 COMMANDMENTS OF BUILDING MANAGEMENT GREET THE TENANT BE A GOOD LISTENER. Most DON’T OVERDO IT. There 1PROMPTLY. Even one minute is 8people would rather talk than 14 is a vast difference between a long time when you are waiting. listen. sincere appreciation and gushing SMILE. A smile is the trademark SAY “THANK YOU.” Make fl attery. 2of a friendly person. We all like 9its use a habit. It never KNOW WHAT YOU ARE to deal with pleasant people. gets old. 15 TALKING ABOUT. Tenants CALL TENANTS BY NAME. DON’T BE A “STUFFED depend on you for advice. If you 3The most important name in the 10 SHIRT.” You can’t build guess, you may guess wrong. world to a tenant is his own name. a false front that tenants KEEP PROMISES. Confi dence DON’T ARGUE. Only fools have can’t see through. Just be 16 is the foundation on which 4arguments, and if you win friendly. business and friendship are built. you lose. PUT YOURSELF IN LOOK THE PART. People SELL YOUR BUILDING. When 11 THE TENANT’S SHOES. 17 judge other people by their 5you talk well of your building, When unusual requests appearance. you also talk well of yourself. are made, place yourself in BE TACTFUL. Simply stated, SHOW YOUR APPRECIATION. the tenant’s position. Now, 18 tact is consideration for the 6A tenant does not like to feel that do you understand his feelings of others. you are doing him a favor by point? DON’T OVERSELL. Good serving him. DO SMALL FAVORS. Big 19 salesmanship is not high SHOW ENTHUSIASM. It 12 favors take time and are pressure selling or overselling. 7is contagious. If you are not expected. BE HELPFUL. Good enthusiastic about your service and KEEP COOL. Lost 20selling is simply servicing space, your tenant will be, too. 13 tempers lose tenants. your tenants.

www.bomaseattle.org 35 PASTIMES Pastimes: Locations & Leadership PAST OFFICE LOCATIONS, CHAIRMEN AND ASSOCIATION EXECUTIVES OF BOMA SEATTLE KING COUNTY

BOMA SEATTLE KING COUNTY OFFICES Although some of the buildings we occupied are still standing today, we moved around more frequently in our early years due to rent rates. We have always tried to keep our overhead costs low so that we can maintain the budget for our non-profi t organization. This is where all of our committee meetings and many great ideas have happened.

1950s EARLY 1960s LATE 1960s Northern Life Tower Skinner Building Arcade Building Photo courtesy University of Washington Photo courtesy University of Washington Libraries Digital Collection. Libraries Digital Collection. 1940s 1970s 1411 Fourth Securities Building Avenue Building Photo courtesy University of Washington Libraries Digital Collection.

BOMA SEATTLE KING COUNTY ASSOCIATION EXECUTIVES BOMA Seattle traditionally chose retired military professionals to be the BOMA Seattle Association Executive. Eleven out of the last 12 association executives had military ba ckgrounds. Rod Kauffman was a property manager who became the current association executive in 1994. BOMA Seattle King County is thankful for the support and commitment to all of these association executives over the years. We couldn’t have done this without their leadership, commitment and support.

1920 Curran 1962-1966 Donald F. Condon 1921 Folsom 1966-1974 John Quense 1922 Major Oles 1974-1978 Lester B. Lampman 1923 Admiral Gregory 1978-1981 Francis W. Tief Arthur Banall 1981-1994 Ronald C. Miller 1947-1962 R.F. Hewitt 1994-Present Rodney S. Kauffman

36 BOMA Seattle King County Celebrates 100 Years PAST CHAIRMEN BOMA Seattle King County has been fortunate to have talent, leadership and support they have provided outstanding leadership from our chairme n throughout to the BOMA enterprise. Without these exemplary the last 100 years. We are very thankful for the time, leaders, we wouldn’t be where we are today.

1909–1911 Charles Horton 1968–1969 H. Martin Smith, Jr.Jr.

1912–1914 Grosvenor Folsom 1969–1971 Hoge Sullivan

19191515 C Charlesharles EE.. HoHortonrton 1971–1973 Donald J. Covey,Covey, RPARPA

1916 H.J. Singleton 1973–19751973–1975 Ja Jamesmes H. TToddodd

1917–1918 David Whitcomb Sr. 1975–1977 Donald L. SanderSander

19191919 DavidDavid WhitcombWhitcomb 1977–1979 William R. Bannecker, CPM, RPA

19201920–1923–1923 R Royoy JJ.. KiKinnearnnear 1979–1981 Richard H. Anderson, RPA

11924–1925924–1925 Geor Georgege C. Wheeler 1981–1983 H. Martin Smith, Jr.

1926 John H. Carter 1983–1985 David CC.. CCortelyouortelyou

1927–1928 Charles E. Horton 19851985–1987–1987 Willi Williamam H.H. KrippaehneKrippaehne JJr.r.

191929–193029–1930 AndrewAndrew SteersSteers 19871987–1988–1988 FFredred MillerMiller

11931–1933931–1933 Hamilton C.C. RolfeRolfe 1990–1991 Al M. CCliselise

19341934–1935–1935 R Ralphalph SS.. HHawleyawley 11992–1993992–1993 WilliamWilliam L. DickinsonDickinson

1936–1937 R.F. Hewitt 19941994–1995–1995 StephenStephen CCamp,amp, RPARPA

19193838 AA.H..H. BeBeebeebe 1996–1997 Joseph E. McWilliams,McWilliams, RPARPA

1939–1940 E.A. Hart 1997–19981997–1998 RiRichardchard StStevensonevenson

19411941–1942–1942 GeorgeGeorge C.C. MarchettMarchett 1998–1999 JJaniceanice OlOlson,son, RPARPA

1943–1944 Walter L. Wyckoff 1999–2000 MMarkark WWeed,eed, RPA

1945–1946 W.P. Sprague 2000–2001 RichardRichard Muhlebach,Muhlebach, RPARPA

1947–1948 J.M. RRyanyan 2002 SSteveteve FranceschFranceschina,ina, CPM, CCIMCCIM

11949–1950949–1950 J.M.J.M. BradfordBradford 2003 DDonon WiseWise

1951–1952 Ernest J. Riley 2004 LyLynn KKrizanich,rizanich, RPA

1953–1954 Leon de Turenne 2005 Bill Cote,Cote, RPARPA

1955–1956 R.B. Colwell 20062006 MMichaelichael BelkaBelka

1957–1958 Eugene E. Dootson, RPA 20062006–2007–2007 MMarkark BBarbieri,arbieri, RPARPA

1959–19601959–1960 Do Donaldnald H. Yates 2008 DavDavidid TyeTye

19611961–1962–1962 JackJack L.L. Dierdorff,Dierdorff, RPARPA 2009 Tom SSante,ante, RPA

1962–1964 L.C. Fuchek 2010 Dana Bollinger,Bollinger, RPA

11964–1966964–1966 A.H.A.H. CliClisese 2011–20122011–2012 CColeenoleen SpSprattratt

1966–1968 Monty “A.W.” Morton 2012–2013 EEarlarl WWayman,ayman, RPA

www.bomaseattle.org 37 THE PAST

Refl ecting on the Past BOMA LEADERS SHARE THEIR EXPERIENCES AND RECOGNIZE BOMA’S 100 SUCCESSFUL YEARS

OMA Seattle King County has been fortunate to have outstanding leadership from our Board of Director chairmen throughout the last 100 years. We are very thankful for the time, advice, leadership and support they have provided consistently over the last century. The traditions and ethics that have been passed down from chairman to chairman over the years has been the foundation of our organization. Without these exemplary leaders, we wouldn’t be where we Bare today. DAVE CORTELYOU STEVE CAMP, RPA Chairman 1983-1985 Chairman 1994-1995 When I fi rst became active in BOMA in The BOMA Board faced the immediate the early 60s, the fi rst new buildings challenge of fi lling the very big in Seattle were being built since the shoes of retiring Exec Ron Miller. Depression (Washington, Norton and Fortunately, we got that right in Logan). BOMA was the forum for hiring Rod Kauffman, who made discussion of these new buildings and the transition look easy. One goal of what the future held for our industry. At that time, the Board was to have BOMA be more publicly and BOMA also negotiated an industry-wide labor contract politically active and seek an expanded presence in for our members as the cost of janitorial services was Seattle’s “big-picture” decisions. Among other activities the largest single expense in the operation of our offi ce on which we weighed-in: downtown safety and security buildings. It was a very time-consuming endeavor for issues, lobbying in Olympia for expansion of the those who volunteered their time on the negotiating team. Convention Center and in favor of public support for a Later BOMA became very active in professional education new baseball park for the Seattle Mariners. (RPA) and was a national leader in this area. We have been truly blessed to have many talented JANICE OLSON, RPA leaders in BOMA Seattle King County. This includes Jack Chairman 1998-1999 Dierdorff, one of my colleagues who served as president Happy 100th birthday, BOMA Seattle of BOMA International, as well as local Executives King County. My involvement in BOMA Ron Miller and Rod Kauffman, who have made many was personally and professionally the contributions to our association, both locally and best experience of my real estate career, nationally over the years. BOMA has gone from the use highlighted by the opportunity to of the telegraph key to the age of Internet in the last 100 work with three wonderful executives; years and will help our industry keep at the forefront Frank Tief, Ron Miller and Rod Kauffman. It has been of technology for the next 100 years. Congratulations exciting to watch the fi nest real estate organization BOMA on a job well-done. in the world meet the needs of its membership even while the industry was changing by leaps and bounds WILLIAM W. in such areas as technology, legislation, energy KRIPPAEHNE JR. consumption and other industry trends. Chairman 1985-1987 My favorite memory portrays BOMA’s ability to I am deeply honored to be part of an adapt and change. It was 1978 and at 23 years old, organization that has such a rich I was attending my fi rst monthly meeting as a new heritage of providing leadership and leasing agent with the Vance Corporation. I was professionalism to the commercial quite surprised to fi nd that other than Margaret, building industry and the greater the BOMA secretary, I was the only woman in the Puget Sound community. room. H. Martin Smith gr eeted me by announcing “It’s nice

38 BOMA Seattle King County Celebrates 100 Years to have a girl with us today.” Martin soon became one of I have truly enjoyed the opportunity to attend the my mentors, and 20 years later I had the honor to serve BOMA National Issues Conference in Washington, as the fi rst woman president. I am deeply privileged to D.C. This event has been a true educational experience. be a part of this amazing association. Congratulations! It provides the chance to meet with lawmakers and discuss issues impacting our industry, our state and RICHARDR MUHLEBACH, our country. Having the opportunity to spend three RPAR days in Washington, D.C., focused on industry issues, ChairmanC 2000-2001 has been one of the most rewarding experiences in my TheT greatness of BOMA Seattle time with BOMA. eevolved over 100 years. We are all I think that BOMA is one of the best real estate ggrateful to well over a 1,000 men and organizations in the country and the people in the wwomen who served BOMA Seattle organization are really what make it great. I am aas committee members, offi cers, honored to be a part of BOMA Seattle King County educators,educators volunteers volunte for special projects and staff. It because it has allowed me to meet some of the best and was a special honor to serve as one of the 100 BOMA brightest in our industry. I think my fondest memories Seattle chairpersons. I was fortunate to serve with Rod with BOMA have been those times spent with my BOMA Kauffman and work with his great staff. Together we colleagues at all of the various events. From the golf developed the auction at the Christmas party, several tournament to the International Conference, you will education programs and we’re working on a “top always fi nd BOMA members having fun. secret” signature event. Happy 100-year anniversary, BOMA Seattle!! DANAD BOLLINGER, RPA ChairmanC 2010 LYNL KRIZANICH, RPA ItIt truly has been a privilege to have ChairmanC 2004 sserved on BOMA’s Board of Directors CongratulationsC BOMA Seattle aand ultimately as chair for such KKing County on its fi rst century of a tremendous organization. My aaccomplishments! What an honor it is iinvolvementn with BOMA gave me the ttoo be a part of this dynamic association oopportunity to witness the amount aand to have had the opportunity to of unyielding dedication ded and commitment every sserve as BOMA’s president in 2004. member and staff gives to our association fi rsthand. It’s the people in our organization who make BOMA COLEENC SPRATT Seattle King County the best commercial real estate ChairmanC 2011-2012 association in the country! BOMA members and its OneO of the best memories during my staff are by far the most dedicated, generous and tterme as chair was the opportunity talented people I know. ttoo host the 2012 International CConference. This was an opportunity THOMAST J. SANTE, RPA ttoo engage all of our members in ChairmanC 2009 pplanning one of the biggest events of ItIt has been said that I have BOMA thetheyearforBOM year for BOMA International. The participation bblood in my veins. Those who have of BOMA members was outstanding, and I feel that ttheh privilege of being involved in it really brought our organization together as a tthish industry organization know community. It was wonderful to see all of our members tthath BOMA elevates relationships step up and participate. I think that, overall, this bbeyond just business associates or opportunity has made our association stronger. competitorscompetitors. It also als fosters a level of caring that is The best part of being a chairman of BOMA Seattle more like family. I would say I’m proud that I have King County is the opportunity to work with Rod BOMA blood. Kauffman. Rod is one of the most hard-working We just celebrated BOMA Seattle King County’s and kind men I have ever met. Rod has a passion for 100-year anniversary, and I’ve been part of BOMA BOMA that really helps motivate those who have the for a third of its history, serving with two great opportunity to become a chairman. I feel that I have execs, Ron Miller and Rod Kauffman. I would like to learned so much from Rod not only about BOMA but thank them both (and their great staff) for helping also about family. Rod is dedicated to everything he me through the transition process, as well as all the does and always puts his family as his number-one great members—and there are many—who help me priority. I am honored to have had the opportunity to maintain my BOMA blood pressure. In the 32 years work with him. I’ve been associated with this great organization, I’ve

www.bomaseattle.org 39 witnessed BOMA Seattle King DOND COVEY, feet. Everyone thought, “What in the County grow and mature as our RPAR heck are we going to do with all that industry has matured. This has ChairmanC space?” The rest is history. been accomplished with committed 11971–1973 leadership, involved members LookingL back at RONR MILLER and great volunteers on BOMA 11930 to 1960, no BOMAB Executive committees, participating and hhigh-rise offi ce 11980-1994 keeping pace or ahead of industry bbuildings were WhatW an honor codes, advocacy, education, builtbuiltinSeattleTh in Seattle. Then in 1960, three to have been part technology, diversity and much buildings came on the market ofo the BOMA of more. Here’s to another 100 years… (Norton, Logan and Puget Sound SeattleS and King or in my case, another 32! Plaza) containing 500,000 square CountyC story! From my home in KirklKirkland, I can see the skylines of both Seattle and Bellevue, and they are far more imposing now than they were those 32 years ago when I fi rst walked into that little BOMA offi ce. All but very few of the “Lions of the Industry” who I served have now faded from the scene, but their legacy of excellence lives on in today’s leadership. I have no doubt that the next 100 years will be even better than the last ones. Thanks for the memories!

RODR KAUFFMAN,K RPAR BOMAB Seattle EExecutive 11994-Present HavingH the privilegep of being BOMA’s Exec and working with so many wonderful individuals and professionals on a daily basis is an incredible blessing. “Better by Association” is so true with respect to BOMA’s human and corporate collaboration and partnerships. But perhaps the quote that best exemplifi es what I get to see every day with BOMA and its members was expressed by Winston Churchill: “We make a living by what we get, but we make a life by what we give.” BOMA is people who unselfi shly give of their time, talent and resources to advance the industry as well as the professions of those in our industry and those who will enter our fi eld or work. Thank you all for who you are and what you do for the BOMA 06/12 enterprise.

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598493_Ryther.indd 1 8/3/12 12:25:06600959_Whitman.indd AM 1 www.bomaseattle.org12/10/12 9:0041 PM BOMA FUNDAMENTALS

BOMA Seattle King County Fundamentals EDUCATION, ADVOCACY AND NETWORKING

members up-to-date with code and regulatory changes that impact the commercial property industry and developed seminars to keep up with a fast-changing industry. Current legal, leasing and employment issues are just a few of the many important topics, as well as the focus on sustainable best practices in energy effi ciency in more recent years. BOMA has been an industry leader with such programs as the BOMA Energy Effi ciency Program (BEEP) developed by BOMA International and the Kilowatt Crackdown, BOMA EDUCATION which originated from BOMA Seattle King County In the 1970s, Building Owners and Managers Institute and has now spread to several other local BOMA (BOMI) was formed as the independent institute for locations throughout the U.S. This competition included property and facility management education. Property assessment of building energy performance which managers now had a formal education series where resulted in bragging rights for the most energy effi cient they could obtain a professional designation to further buildings or the greatest gains in performance. enhance their careers. BOMA Seattle King County has remained a constant The Real Property Administrator (RPA) designation source for educational classes from the beginning of was developed and became a standard for property the RPA designation and BOMI International in the professionals. Tom Sante, chairman 2009-2010, recalls 1970s. Today BOMA Seattle and other BOMA locals when the RPA designation began, BOMA marketed it have hundreds of RPA graduates, many of which have by identifying industry veterans and awarded them become chairmen of the Board of Directors of BOMA with the professional designation of Real Property Seattle King County. Administrator (RPA). “The creation of the RPA program established a higher standard for BOMA members to attain by achieving the RPA designation.” said Sante. “It also helped to provide a title and career path for the professional property manager. It was a very exciting time for property managers and allowed for the industry to recognize the value of trained, educated and professional management of commercial real estate. We moved from caretakers of real estate to professionals, with the opportunity and authority to impact the value of real estate. It didn’t take BOMA King County Consultant Todd Woosley, Advocacy Committee Chairman very long for commercial property owners to include Lyn Krizanich, BOMA Seattle King County Lobbyist Mark Gjurasic and BOMA Seattle Consultant Catherine Stanford. ‘RPA required’ when hiring a professional property manager.” BOMA ADVOCACY BOMI International later developed the Facilities According to longtime BOMA member, Tom Sante, Management Administrator Designation for facility BOMA Seattle’s Government Affairs and Advocacy managers and Systems Maintenance Administrator efforts didn’t amount to much more than phone calls Designation for engineers. and $2,000 a year in political contributions until 1980. In addition to the designation programs, BOMA Seattle It was in 1980 that BOMA Seattle hired lobbyist Mark King County has consistently endeavored to keep local Gjurasic to represent their interests in Olympia. In

42 BOMA Seattle King County Celebrates 100 Years the mid 80s, in an effort to increase dialogue between industry professionals and politicians, BOMA Seattle started an annual “Olympia Day,” where BOMA members from Seattle, Spokane, Tacoma and the tri- cities would meet in Olympia to have lunch and lobby with state politicians. By the late 80s BOMA Seattle, working with the Spokane and Tacoma (now South Puget Sound) locals, founded the BOMA State PAC (Political Action Committee). The BOMA State PAC can now claim to have reserves that have reached up to $80,000 through the generous contributions from BOMA companies, individuals and special fundraising events. Current PAC funds available for the 2012 election top $50,000. In addition to these efforts, BOMA is also the lead organization in the Washington Real Estate Coalition, founded in the mid 1990s and has 17 real estate organizations participating semi-annually to address advocacy issues for the entire real estate industry. Most recently, in 2004 BOMA Seattle formed the Suburban Cities Committee to better address Government Affairs issues outside of Seattle. Then in 2006, BOMA Seattle funded a lobbyist for the city of Seattle and a lobbyist for the Suburban Cities. ßÓÖÎÓØÑËÖßÏÒÜÙßÑÒ Sante summed up BOMA Seattle’s advocacy efforts in âÚÏÜÞËÍÓÖÓÞãÏÜàÓÍÏÝ the past 30 years: “I think that I can say that over the years, I’ve had the opportunity to see BOMA not only be recognized as a leader in the government arena, Outsourcing non-core functions can but become a resource to our lawmakers and respected lower your costs, increase efficiency for our input, expertise and professionalism with a net and improve performance. result in saving our industry and our BOMA members many millions of dollars.” Gain value for your building and business with ABM as your facility solutions BOMA NETWORKING partner. We offer: Networking with industry professionals has always ˾ÖÏÍÞÜÓÍËÖʶ ÓÑÒÞÓØÑ been a cornerstone of BOMA ˾ØÏÜÑã Seattle’s mission. As one BOMA ˾ ʶÏÍÒËØÓÍËÖ member put it, “One of the most ˾ ËØÓÞÙÜÓËÖ rewarding things that I get ˾ ËØÎÝÍËÚÏʶÜÙßØÎÝ from my BOMA membership ˾ËÓØÞÏØËØÍÏʶÏÚËÓÜ is the opportunity to network ˾ËÜÕÓØÑʶÜËØÝÚÙÜÞËÞÓÙØ with a wide range of real estate ˾ÏÍßÜÓÞãÏÜÝÙØØÏÖʶÙØÝßÖÞÓØÑ Industry Partners from professionals. This networking Botanical Designs. opportunity has led to the Call us today at 206-325-8800 for development of long-term relationships with some of the stand-alone or integrated facility best people in our industry.” services, always customized to your Thanks to our dedicated staff and the involvement of needs. BOMA members, BOMA Seattle King County currently hosts over 30 networking events a year. These include General Meeting Lunches, Educational programs, Emerging Professionals (yEPs) events, Mariners games at Safeco Field, the Annual Golf Tournament, and our Holiday Event, which for years included an auction benefi ting BOMA PAC. More recent successful additions include the BOMA & A Brew and the Oktoberfest Trade abm.com Show. Principal members as well as Industry Partners look forward to each and every event.

597470_ABM.indd 1 www.bomaseattle.org7/20/12 4:00:19 43AM BOMA'S TOBY® AWARDS

Outstanding Buildings throughout the Years BOMA’S TOBY® AWARDS

TOBY® AWARDS HISTORY ABOUT THE TOBY® AWARDS The Offi ce Building of the Year (TOBY®) Award During the competitions, all facets of a building’s was created in 1985 to salute excellence in the operations are thoroughly evaluated. Entries are offi ce building industry. The TOBY Awards has judged on everything from community involvement to grown from a modest beginning into a notable and environmental and sustainability management. prestigious program that now recognizes more TOBY winners are recognized for excellence in than just offi ce buildings. As a result, its name offi ce building management and operations in changed in 2010 to The Outstanding Building of specifi c categories of building size or type. To win the the Year. More than 25 years later, it remains the international award, the offi ce buildings fi rst must most prestigious and highly celebrated program win both local and regional competitions. Judging is of its kind in commercial real estate, recognizing based on community impact, tenant/employee relations, quality in commercial real estate buildings and energy conservation, emergency preparedness, and rewarding excellence in building management. environmental and sustainability. From 1985 to 1995, the awards program also Below we’ve recognized the TOBY Award winners in encompassed a Member of the Year and Association Seattle and King County throughout the years. of the Year Award. Beginning in 1996, the Member of the Year Award was reformatted as a Regional 1985-1986 Member Award, and the Association of the Year OUTSTANDING LOCAL Award was reformulated as the Association ASSOCIATION OF Cornerstone of Excellence (ACE) Award and is THE YEAR no longer included a part of the TOBY Awards This competition ran between program. Beginning in 2006, local associations 1985-1986 and 1994-1995. are now recognized for their best practices. BOMA/Seattle won it during Involvement in the TOBY program has more the fi rst year. than tripled since its introduction and has enjoyed participation from a wide group of BOMA members. More than 700 buildings have been 1990- recognized as regional winners and more than 1991 200 of those have been recognized as international TRANSCOASTAL winners. The resulting press coverage and public SKYLINE TOWER relations opportunities have been nothing short of 100,000-500,000 Sq. Ft. spectacular for the participating teams and their Bellevue, Washington cities. The TOBY Awards have drawn attention Owner: The Estate of James to hundreds of offi ce buildings across the U.S. Campbell and Canada, and to the owners, managers and Management: The Norman architects who conceive, operate and design them. Company

44 BOMA Seattle King County Celebrates 100 Years HENRY M. JACKSON 2001-2002 FEDERAL BUILDING EXCHANGE BUILDING Government Buildings Historical Buildings Seattle, Washington Seattle, Washington Owner: General Services Owned by: Walton Exchange Administration Investors II, LLC Management: General Managed by: Trammell Crow Services Administration Company Submitted by: Patrice A. Jensen Architect: John Graham, Sr. Photo courtesy Langley Investment Properties 1991-1992 2004-2005 BELLEVUE PLACE 1700 SEVENTH 100,000-500,000 Sq. Ft. AVENUE BUILDING Bellevue, Washington 500,000-1,000,000 Sq. Ft. Owner: Bellevue Place Seattle, Washington Offi ce Building I Ltd. Owner: Clise Properties Partnership & Bellevue Management: 1700 Seventh LP Place Hotel Ltd. Partnership Management: Kemper Development Company KING STREET CENTER PACIFIC FIRST Government Building CENTRE Seattle, Washington Over 500,000 Sq. Ft. Owner: CDP King Seattle, Washington County III Owner: PFC Holdings Management: Wright

Management: Prescott, Inc. Photo courtesy Cochran Inc. Runstad & Company

2005-2006 1101 MADISON TOWER Medical Offi ce Building Seattle, Washington BUILDING 1 – Owner: Health Care Property NOAA/WESTERN Investors, Inc. REGIONAL CENTER Management: Trammell Crow Government Buildings Company Seattle, Washington Owner: U.S. Department of Commerce National Oceanic and Atmospheric 2006-2007 Administration Photo courtesy NOAA FOURTH & MADISON Management: National 500,000–1 million Sq. Ft. Oceanic and Atmospheric Seattle, Washington Administration Owner: TIAA-CREF Management: Hines Interests EASTGATE Limited Partnership OFFICE PARK Suburban Offi ce Parks 2008-2009 (Honorable mention) ARNOLD PAVILION Bellevue, Washington Medical Offi ce Building Owner: Sekotac, Inc. Seattle, Washington Management: The Owner: 1221 Madison Norman Company Street Owners Association Management: CB Richard Ellis

www.bomaseattle.org 45 Index to Advertisers/Advertisers.com

ATTORNEYS HVAC PAINTING Williams Kastner ...... 46 Hermanson Company, LLP...... 41 Shearer Painting ...... 3 www.williamskastner.com www.hermanson.com www.shearerpainting.com

CONSTRUCTION MANAGEMENT INDOOR AIR QUALITY SERVICES PROPERTY MANAGEMENT Skanska USA Building, Inc...... 34 Siemens Building Doncaster Investments NV Inc...... 28 www.usa.skanska.com Technologies Inc ...... Inside Back Cover www.melbournetower.com www.usa.siemens.com/buildingtechnologies ELECTRIC COMPANIES/UTILITIES Kidder Mathews...... 34 Seattle City Light ...... Inside Front Cover JANITORIAL BUILDING MAINTENANCE www.kiddermatthews.com www.seattle.gov/light ABM Industries Incorporated ...... 43 www.abm.com MacDonald-Miller Facility Solutions ...... 28 ELECTRICAL SUPPLY HOUSES www.macmiller.com Platt Electric Supply ...... 40 JANITORIAL SUPPLIES & EQUIPMENT www.platt.com Amsan Seattle ...... 34 REAL ESTATE INVESTMENT www.amsan.com Bentall Kennedy...... 4 ELEVATOR CONSTRUCTION - www.bentallkennedy.com SERVICE - MAINTENANCE LANDSCAPING & MAINTENANCE Otis Elevator Company . . . . . Inside Back Cover The Grounds Guys of Seattle ...... 41 RESTORATION & PRESERVATION - www.otis.com www.groundsguys.om BUILDINGS Pioneer Masonry Restoration Co...... 46 ThyssenKrupp MASONRY www.pioneermasonry.com Elevator Co...... Outside Back Cover Pioneer Masonry Restoration Co...... 46 www.thyssenkruppelevator.com www.pioneermasonry.com WATERPROOFING CONTRACTORS Pioneer Masonry Restoration Co...... 46 FLOOR COVERINGS NON-PROFIT PARTNER www.pioneermasonry.com Whitman Global Carpet Care ...... 41 Ryther Child Center...... 41 www.gowhitman.com www.ryther.org

Thank you for being a part of BOMA CONGRATULATIONS BOMA Seattle King County Seattle King County on Your 100-Year Anniversary history!

We invite you to visit our online version of this publication here: www.nxtbook.com/nxtbooks/naylor/SBM-A0012/index.php.

Waterproofi ng Contractors and Consultants

1100 NW 54th Street PO Box 70110 Seattle, WA 98127 P (206) 782-4331 JERRY A. CREIM, MEMBER 601 Union Street, Suite 4100 F (206) 783-6491 Seattle, WA 98101 [email protected] 206.628.2428 [email protected] www.pioneermasonry.com

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