24th ANNUAL COMMERCIAL REAL ESTATE SYMPOSIUM

A LIGHT IN THE INDUSTRY At Zions Bank, we have a rich history of helping the community thrive during uncertain times. We’ve helped developers, property managers, building owners and others for nearly 150 years. And we’re with you now, offering a full range of commercial real estate products and services that can help you reach your goals. To learn more, visit your local Zions Bank or zionsbank.com

A division of Zions Bancorporation, N.A. Member FDIC NMLS# 467014 Equal Housing Lender

2011-WF2365438 BOMA 2021 Ad-v3.indd 1 12/10/20 4:33 PM BOMA IDAHO 2021 SYMPOSIUM PROGRAM 1

ECONOMIC OUTLOOK PRESENTED BY ZIONS BANK

At Zions Bank, we have a rich history of helping the community thrive during uncertain times. We’ve helped developers, property managers, building owners and others for nearly 150 years. And we’re with you now, After 10 consecutive years of labor market growth, the fastest rate of population growth in the U.S. over the U.S. economy lost nearly all its post-Great Recession same period. In-migration has played a big role in offering a full range of commercial real estate products and services that gains in April 2020 due to the coronavirus crisis. Al- population growth, accounting for 73.5% of Idaho’s can help you reach your goals. though the U.S. had regained 57% of its lost jobs as of population growth in the last 3 years. November, the U.S. lost 140,000 jobs in December and After slowing briefly during the spring coronavirus To learn more, visit your local Zions Bank or zionsbank.com remains almost 10 million jobs below its February 2020 shutdowns, Idaho’s housing market has roared back. peak. Looking forward to 2021 there is reason to have As of November, Idaho had the fastest home price optimism about employment growth. Roll out of the appreciation in the country at 14.4%. November also coronavirus vaccine should allow the economy to fully marked the fastest year-over-year housing growth in reopen by the end of the year and increased federal Idaho in 14 years. Supercharged housing price growth spending should ensure any job declines occurring has been the result of exceptionally low housing stock as a result of temporary shutdowns do not become due in part to coronavirus-related hesitance to sell, permanent. It is unlikely that the U.S. labor market will coupled with increased supply and demand primarily return to full strength in 2021, but there is good reason from out-of-state home buyers. While home value to hope that the economy will continue to speed up as it appreciation is often welcomed by homeowners, it heads into 2022. limits the availability for first-time buyers and low- Going into the coronavirus crisis, Idaho had one of the er-income families because income growth has not strongest economies in the nation. Like the rest of kept pace with price appreciation. Rising home prices the nation, Idaho’s labor market suffered significant are likely to continue in Idaho throughout 2021, with setbacks as a result of the coronavirus crisis. Fortunately, home affordability remaining a top concern for state the Gem State was able to regain its momentum to policy makers. have one of the strongest labor markets in the nation. As of November, Idaho had a 4.8% unemployment Zions Bank is a division of Zions Bancorporation, N.A. rate and was the only state in the nation to gain jobs Member FDIC. Content is offered for informational purposes year-over-year. Since bottoming out in April, Idaho has only and should not be construed as tax, legal, financial or added 79,700 jobs and is only 3,400 jobs shy of where business advice. Please contact a professional about your it was in February of last year. The return of leisure and specific needs and advice. Content may contain trademarks hospitality jobs this year should ensure that the Idaho or trade names owned by parties who are not affiliated with labor market returns close to where it was in early 2020. Zions Bancorporation, N.A. Use of such marks does not From 2019–2020, Idaho had the fastest-growing pop- imply any sponsorship by or affiliation with third parties, and ulation in the nation at 2.1%, according to U.S. Census Zions Bancorporation, N.A. does not claim any ownership Bureau estimates. From 2010 to 2020, Idaho grew by of or make representations about products and services 16.6% or around 1.7% per year, which was the fourth offered under or associated with such marks. A division of Zions Bancorporation, N.A. Member FDIC NMLS# 467014 Equal Housing Lender

2011-WF2365438 BOMA 2021 Ad-v3.indd 1 12/10/20 4:33 PM 2 WE HAVE PLENTY OF ROOMTO GROW!

With incentives to help you save energy and money.

Idaho Power has the resources to take your business to the next level: • Our business prices are 30% below the national average. • Nearly 50% of our energy comes from clean, renewable hydropower. • We offer cash incentives for businesses of all sizes who design and build facilities with energy efficient technologies, systems and strategies. Clean today. • We awarded about $17 million to businesses who participated in energy-saving programs in 2019. Cleaner tomorrow.® We’ve set a goal to provide We’re moving at 100% clean energy by 2045. the speed of business® idahopower.com/business BOMA IDAHO 2021 SYMPOSIUM PROGRAM 3

ENERGY EFFICIENCY HELP IDAHO HUMANE INCENTIVES SOCIETY GROW

Idaho Power has been powering businesses with reliable, affordable, clean energy since 1916. Today, the company prides itself on being a trusted energy advisor to businesses large and small. One way the company helps businesses grow is by providing incentives for energy efficient products and services.

The New Construction and Major Renovations program not only savings in energy efficiency but also a lot offers cash incentives to help cover a portion of the more comfort,” said Dr. Jeff Rosenthal, CEO of Idaho costs of designing and building energy-efficient Humane Society. features into a commercial or industrial construction In addition to energy savings and improved comfort, project. New construction, major renovations, additions Idaho Power provided IHS with cash incentives or expansions and change-of-space type are all eligible. through Idaho Power’s Commercial and Industrial En- These incentives can help businesses lower their month- ergy Efficiency Program. The energy saved through ly energy bills by making energy efficient choices in this program is enough to power eight average-sized lighting, HVAC, building shell, controls, compressed air Idaho homes for a year, and the incentives will help systems, refrigeration and appliances. people and pets for years to come. The Idaho Humane Society (IHS) is just one business “With the money we’re saving on energy, we’re that benefited from energy efficient upgrades. The expanding our humane education program new building in Boise provides a more comfortable welcoming more and more children into our facility. location to adopt out more dogs and cats than ever We’re increasing our ability to provide medical care before. It is also equipped with the latest in energy- for pets belonging to low income folks and also pets saving technology. Energy-saving features include that come into the shelter and are re-homed but HVAC controls, LED lights and lighting controls, need medical care or spays and neuters,” Rosenthal reflective roof coating and insulation, and efficient said. “So, all of our programs here from adoptions to window glazing and thermochromic glass that tints outreach in the community are really augmented by the windows when needed. having savings.” “Not only is this facility energy efficient, but all of our systems work so much better. The air handling is so much more precise, there’s no odor in this building, the If you are working on a project and want to learn sound is minimized, the lighting is terrific. It’s a very more about available energy-efficiency incentives, restful environment for our animals. So, we achieved please visit idahopower.com/business.

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(208) 407-1912 ID P.W. LIC. # 039508-AA-4 WWW.AAARFG.COM ID LIC. # RCE-49619 BOMA IDAHO 2021 SYMPOSIUM PROGRAM 5 AGENDA WELCOME ADDRESS • Master of Ceremony, Krisjan Hiner, Stack Rock Group LESSONS LEARNED: CONSTRUCTING DURING COVID • Video Presentation by ESI Sponsored by ESI and Idaho AGC SPONSOR RECOGNITION COMMERCIAL BREAK THE STATE OF COMMERCIAL REAL ESTATE • Sara Shropshire, Cushman & Wakefield Pacific • Amanda Snoey-Holladay, Colliers Idaho • David Tucker, Allied Universal • Devin Pierce, TOK Commercial • Trever Nicoll, BVA Development COMMERCIAL BREAK PRESIDENT’S MESSAGE • Justin Cranney, Hawley Troxell, 2019–2021 BOMA Idaho President THE FUTURE OF BOMA IDAHO • Kelly Schnebly, Colliers Idaho, 2021–2023 BOMA Idaho President GENERAL SESSION • VIDEO – Redevelopment Update – presented by CCDC • VIDEO – Energy Efficiency Incentives – presented by Idaho Power THE ECONOMIC IMPACT OF COVID ON COMMERCIAL REAL ESTATE: MOVING FORWARD IN 2021 AND BEYOND • Wes Jost, Zions Bank • Ryan Cleverley, BVA Development • Chase Erkins, Lee & Associates • Neil Nelson, ESI • Shellan Rodriguez, SMR Development • Scott Schoenherr, Rafanelli & Nahas THE POWER OF BOMA INTERNATIONAL: AN ASSET FOR EVERY MEMBER Keynote Presentation Sponsored by Clark Wardle • Geoff Wardle, Clark Wardle • Shelby Christensen, BOMA International • Henry Chamberlain, BOMA International NETWORKING 6 THE HAWLEY TROXELL WAY CLASS A AND FULL SERVICE

You’ve heard real estate is all about location, location, location. We say it’s all about making the right move at the right time. Our Real Estate Group understands this fast-paced industry and can help you make important strategic decisions about transactions, financing, and land use that will pay off. And, best of all, our nationally renowned legal services come with a local address.

BOISE / COEUR D’ALENE / IDAHO FALLS / POCATELLO / RENO Call 208.344.6000 or visit HawleyTroxell.com BOMA IDAHO 2021 SYMPOSIUM PROGRAM 7 THE HAWLEY TROXELL WAY CLASS A AND MESSAGE FROM THE PRESIDENT Welcome and thank you for attending the twenty-fourth annual Commercial Real Estate Symposium. Welcome FULL SERVICE to our elected officials from around the valley and from around the state. Thank you for coming today.

One year ago, I stood before you in person at the colleagues, city and state officials, partner associations, You’ve heard real estate is all about 2020 Symposium to present the President’s message. and friends. These relationships have assisted BOMA At that time, COVID-19 still had not yet impacted our Idaho in carrying out our mission of making our mem- location, location, location. We say lives to any great degree and my message focused on bers better professionals through advocacy, networking, upcoming events and participating in BOMA Idaho’s and educational opportunities. it’s all about making the right move traditional events, such as our monthly meetings and Lastly, as a Board of Directors, we are appreciative of at the right time. Our Real Estate the annual golf tournament. Unfortunately, last year’s the support we receive from our sponsors, partners, educational programs, building tours, and socials had BOMA members, and attendees. While everyone Group understands this fast-paced to be cancelled due to the COVID-19 crisis. How quickly has struggled during the last year, the support and life can change! sponsorship commitments for the 2021 Symposium set industry and can help you make The benefits of being part of BOMA have become a new record for BOMA Idaho. Our membership has more evident than ever during the past year. BOMA remained active, and continued to thrive using creative important strategic decisions about International has led the nation in addressing our methods of planning, promoting, and attending events industry’s needs during COVID-19 and has released throughout the year. Thank you for your encourage- transactions, financing, and land use guidance documents to provide commercial real estate ment and support. that will pay off. And, best of all, our professionals with credible information on how to We miss the social interaction of in-person meetings mitigate the potential health and business impacts of and events. We look forward to returning to normalcy nationally renowned legal services the pandemic. BOMA International continues to monitor and to growing even greater social and professional the latest COVID-19 developments for its members and relationships in 2021. Here is to 2021! come with a local address. post resources on BOMA International’s web page. But what has been equally impressive is the resilience of our BOMA Idaho members. We have seen amazing flexibility during the shutdown as BOMA Idaho has We hope you enjoy worked to stay connected with our members, the Symposium!

Justin Cranney Partner, Hawley Troxell BOMA Idaho President BOISE / COEUR D’ALENE / IDAHO FALLS / POCATELLO / RENO [email protected] Call 208.344.6000 or visit HawleyTroxell.com 8 OUTSIDE SHOULD BE AWESOME At Stack Rock Group we’re all about the process, the project, and the client. We check our egos at the door. The best idea always wins and you’ll never hear us utter the phrase “But it’s always been done that way.”

• Free Landscape Consultations • 3D Rendering • Planning • Landscape Architecture and Design • Public Art Installation • Mining Reclamation Consulting • Irrigation Design • Construction Consulting

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PRESIDENT OUTSIDE SHOULD BE AWESOME Justin Cranney Hawley Troxell [email protected] At Stack Rock Group we’re all OFFICERS about the process, the project, AND BOARD OF DIRECTORS and the client. We check our egos at the door. The best idea always wins and you’ll never hear us utter the phrase “But it’s VICE PRESIDENT always been done that way.” Kelly Schnebly Colliers International Sean Buckallew Trever Nicoll • Free Landscape [email protected] Nations Roof BVA Development Consultations • 3D Rendering

• Planning Victoria Cleary Steve Panzella City of Meridian RMR Real Estate Services • Landscape Architecture SECRETARY and Design Krisjan Hiner Stack Rock Group • Public Art Installation [email protected] Chase Erkins Jeff Shaffer • Mining Reclamation Lee & Associates TOK Commercial Consulting • Irrigation Design

• Construction Consulting Mitch Hintze Sheree Willhite TREASURER Cutting Edge Services Idaho Power Zach Bolen LambWeston [email protected]

Ted Isbell Dave Winder CSHQA Cushman & Wakefield Pacific

ASSOCIATION EXECUTIVE Anita Keil Jana Knoll ESI [email protected] 208-345-0500 STACKROCKGROUP.COM 10 BOMA IDAHO 2021 SYMPOSIUM PROGRAM

CCDC REDEVELOPMENT UPDATE

“Well, you know, the global pandemic Doug Woodruff definitely threw some wrenches in the Development Director cogs of construction activity. And so, it’s really a testament of how the development community here in Boise really does have a collaborative spirit. And as problems came up, we just put our heads together and figured out how we move through this. So, it’s really exciting to see the building finished up. They’re starting to wash the windows and polish up the interiors, so what a wonderful sign of success through a really challenging time.”

1412 BOMA IDAHO 2021 SYMPOSIUM PROGRAM “MR. PARKING” CCDC’S MAX CLARK LEAVES LEGACY OF SERVICE IN DOWNTOWN BOISE Parking garages aren’t generally celebrated for their outstanding views. But for Max Clark, Boise’s downtown parking structures provided a front-row seat for the many dramatic changes the city has experienced over the past two decades.

Max was no mere spectator to those changes. His A visit to Boise to see a former Bellevue colleague extraordinary work helped give Boise the thriving city Phil Kushlan, then CCDC’s executive director, resulted center it has today. in a job offer here in 2001. Max retired in December 2020 after 20 years as Director “The city just blew me away,” he says. “The brick side- of Parking & Mobility for Capital City Development walks and the trees, and the bones of the city. Boise Corp., Boise’s redevelopment agency. His job, in short: wasn’t on my radar, but my wife and I said, ‘Well, why “Park cars and babysit bricks,” he says—that is, manage not? This is going to be an adventure.’” the central business district’s 3,400 off-street parking It was an adventure, but not always a happy one. spaces while also overseeing streetscapes, particularly Throughout the early 2000s, downtown Boise the popular, walkable public gathering space along struggled to find its footing. CCDC’s urban renewal Eighth Street. districts, the financial engine for improvements to Over the course of those years, Max saw downtown the central core, were underfunded, which meant evolve from a scrappy but struggling city center to enhancements were limited and maintenance some- one of the West’s most dynamic metropolitan hubs. times deferred. Parking garages were a tough sell to He became “Mr. Parking,” the human face behind down- Boiseans accustomed to on-street parking. town’s seven public garages. And though few residents “People don’t want to pay, and people don’t want to realized it at the time, those garages played a crucial walk,” he says. “They would not go in those parking role in giving Boise the kind of healthy, prosperous structures and would do everything they could — downtown that many cities can only wish for. circle the block 52 times — to find an on-street space.” “We became a true urban core—a 24/7 city,” Max says. “The people downtown wanted good coffee; they wanted a good restaurant, and by golly they wanted to go to The Flicks for arthouse stuff. (With the garages), we at least set the right tone.” Max grew up in the Yakima Valley and attended Washington State University and then the University of Washington’s Graduate School of Public Affairs. He began his career in municipal government at the city of Bellevue, Wash., working in multiple roles in several departments over 20 years, “a jack of all trades and master of none,” he says. BOMA IDAHO 2021 SYMPOSIUM PROGRAM 13

Yet the agency, with Max in the lead, was certain that Those efforts eventually paid off as Boise emerged parking garages would work to improve the economic from the 2008 recession and started to gain national growth downtown. Among his key innovations: “first attention by 2014. Corporate investment downtown hour free” parking, which Boise was among the first had a resurgence, and drew employees who were cities in the nation to adopt and has since become the seeking a true urban experience. The cycle of invest- industry standard. “It was wildly successful. It gave ment generated the resources for CCDC to assist Max was a member of BOMA people an incentive to come downtown. Everybody more than ever before. Idaho for 15 years. He served on likes ‘free,’ right?” he says. From 2014 to 2019, as the agency helped investors committees, special task forces, But Max’s main focus was on the basics: keeping build hotels, apartments, and expand the convention and as Association Secretary and garages clean and ensuring they were safe and center, garage occupancy boomed. Waiting lists a member of the Executive Board well-maintained so customers would no longer think of 200 or more for monthly spots ensued, a first for for 9 years. twice about parking there, and that meant juggling the the agency. He represented BOMA Idaho in priorities from a myriad of users and organizations. “Max did a great job leveraging our parking and many capacities with BOMA Inter- “My forte was developing relationships and trust with mobility assets to attract more people and develop- national and has been a mentor people,” he says. “I made it a point never to pack a lunch. ment to downtown,” says John Brunelle, executive and leader to countless members I ate out — and my waistline will attest to this — every director of CCDC for the past eight years. “He is also and friends. We wish him well lunch. The understanding was that the business owner a creative problem solver. In 2017 we reallocated in his retirement and miss him got the first 10 minutes to bend my ear. I gave them my spaces to meet the market need, and we introduced greatly! cell phone number and told them I wanted to hear from garage-based pricing adjusted to meet demand, an them if they had a problem. And I did.” innovation at that time. Max played a key role.” ​ In retirement, Max says, he and his wife, Linda, plan to stay in Boise. “I love the four seasons; I love my downtown view; I know I have way too many good restaurants to choose from. I can walk everywhere except the three miles to go play tennis and the two hours to go sailing up in McCall. Now the challenge is to live long enough to enjoy it.”

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(208) 378.4600 | tokcommercial.com 16 BOMA IDAHO 2021 SYMPOSIUM PROGRAM MARKET REPORT

While the impact of COVID-19 on Idaho’s commercial real estate markets continues to play out, it is helpful to consider various metrics across the different sectors of the market. INDUSTRIAL the total number of Amazon facilities in the Treasure Valley to six. Amazon’s growing presence will make the company The average lease rates for Industrial product has risen. one of the largest employers in Idaho and ultimately spark 2019’s average asking lease rates were $0.65/SF, NNN. more development and economic growth. 2020 average asking lease rates have jumped by 13 percent to $0.70/SF, NNN. Incredibly, the final quarter of OFFICE 2020 also delivered 100 closed transactions to the Indus- In a year that saw remote work surge and corporations trial market, breaking the previous transaction record set embrace a new, more flexible workforce model, Idaho’s in Q4 2013. Office market continues to attract tenants who are very 2021 is expected be another banner year for the industrial committed to securing office space across the state. In Q4, sector with over 800,000 SF of new construction antici- the office market surpassed 200 transactions - a first for pated to deliver. A large majority of these projects will be that sector. Sublease space increased dramatically – from new speculative spaces including two buildings totaling 150,000 square feet pre-pandemic to 365,000 square feet 280,000 square feet at 16570 Northside Blvd in Nampa in Q4 2020. and 175,000 square feet on Hickory Avenue in Meridian. Similar to what has been seen for years in the residential It is expected many of these speculative spaces will lease market, the Boise MSA remains high on the list for many up within 3 to 5 months and ultimately keep vacancy rates companies looking to relocate from coastal markets. Calls in the 2.5 to 3.5 percent range. The competitive market from out-of-state companies looking to relocate back will also keep lease rates on their upward trend, hitting the office/administrative support continue to be common- mid- to high-$0.70 per square foot (NNN, monthly) range place. With the new construction that has been delivered, by late 2021. and the available sublease space, the Boise market finally The demand for bigger warehouse and distribution space has options for such relocations. In 2020, 29 percent of will become a trend in the industrial sector especially the space leased in the Boise MSA was from businesses considering the major surge in online shopping over the new to the area. Another 30 percent of deals were local past 12 months. This has ultimately pushed consumer companies that were expanding with additional locations goods companies to add more distribution space, most or growing into larger spaces. notably Amazon. In addition to their new fulfillment center Lease rates will likely remain flat for the first part of 2021 in Nampa, the company is planning to build an estimated as the new product is being absorbed. Class B office 250,000 square foot sortation center at Boise Gateway rates could get more competitive as they compete with Industrial Park in South Boise as well as a 140,000 SF de- sublease availabilities, however new construction rates livery station in Meridian. These two additions will bring up will remain near record highs as the cost of tenant im- BOMA IDAHO 2021 SYMPOSIUM PROGRAM 17

provements has not seen any decline. Tenants may seek in 2020 was with tenants opening additional locations or a slightly lower rate, or higher improvement allowance, in expanding into larger spaces (37 percent). exchange for longer lease terms. New construction will also be a trend for the Retail market New construction will remain strong in 2021, though in 2021. There are a number of apartment projects slated it will likely slow from the record high volume of 2020. to complete construction in both downtown Boise and More buildings will be completed at the Ten Mile Crossing Meridian, and nearly all of them have retail space available project in Meridian, as well as new projects in Eagle such on the ground floor—as both an amenity to those living as the PetIQ headquarters and Intuit’s second building at in the building and those who work nearby. The 80,200 Lakemoor. square foot WinCo at Chinden & Linder is also slated to deliver late in the year. RETAIL Throughout 2020, average asking rates continued to Retail properties were impacted significantly by the climb, with the average rate for the market reaching COVID-19 pandemic. As Idaho retailers were presented $18.00 per square foot (NNN, annual). Rent for newly with ensuring the health and safety of their employees constructed space will likely remain at record high levels and customers, they successfully pivoted their business throughout 2021 given that the cost of tenant improve- models and embraced curbside, online delivery systems ments is unlikely to abate in the near future. Overall asking that offered customers convenience and the food or rates will likely remain at their current levels for existing or goods they craved. Surprisingly, Retail vacancy rates second generation space. only increased by 0.2% over 2020 which is a testament to Idaho retailers’ successful innovations. In Q4 2020, the number of Retail transactions was up 22 percent over the previous 9-month average. In the past 12 months, 22 percent of retail activity was driven by tenants new to the Boise MSA. This trend is SUBMITTED BY: expected to continue as Idaho remains one of the more business friendly states to operate within. According to the State Economic Competitiveness Index, Idaho ranks 3rd in the nation for economic growth outlook. This high ranking is attributed to the cost of doing business and ramp up time through permitting and regulations that companies experience. The largest portion of transactions completed 18

We Build Amazing Spaces Where Employees Love To Work

facility furniture |construction | services | technology oecworks.com 208.385.0507 BOMA IDAHO 2021 SYMPOSIUM PROGRAM 19 POISED FOR GROWTH AGAIN When ICCU began serving its community in Boise, Idaho, as a small, state-chartered credit union, it had only 22 members and $300 in assets. Since then, ICCU boasts more than 400,000 members, holds over $6 billion in assets throughout Washington and Idaho, and advertises, “Your nearest branch in your pocket.” It is safe to say that the company has had to deal with growth more than once. With a data center in Chubbuck, a Member Service Center North in Coeur D Alene, and employees scattered throughout the Treasure Valley, it was time for ICCU to grow again. This time, it would plant roots in Meridian.

CEO Kent Oram had been keeping an eye out for the right “What I really like about working with ICCU is that property for years. When the property became available, they value the community that they go into. They Oram walked the land with stakes in hand and marked are building financial institutions that are there for out where he wanted the building to go. Working very the long term and it shows.” ~ Mark Heazle, partner closely with Ball Ventures Ahlquist (BVA) and Tommy at Lombard Conrad Ahlquist, ICCU turned the building into a reality. In 24–26 short months, ICCU went from purchasing the property There are also many exciting spaces within the ICCU to opening its doors. Between BVA’s work to expedite the offices that were designed and installed by OEC. Floor entitlement process and Okland Construction’s excep- to ceiling glass walls and doors are used extensively tional speed, they completed the Member service Center throughout the executive offices and beyond to West a year sooner than anticipated. provide natural light and incredible views. Soundproof wall systems create privacy for telebanking operators For a bank dedicated to taking care of its client’s banking who interact with clients virtually. Meanwhile, training needs, the project’s speed will be instrumental in its rooms help employees grow their knowledge while future growth. The building stands today at five stories various break rooms and ancillary spaces provide tall and is in the Eagle View Landing development. It sits opportunities to interact. The building that was once prominently next to the freeway and has an excellent on the horizon for ICCU now brings together teams view of the Boise foothills. While ICCU built the entirety from around the Treasure Valley specializing in mort- of the space, it will share the building with other tenants. gage and commercial lending, private client accounts, That is where the architects of the project, Lombard investments, business, and deposits. Conrad, really made this new building special. Their goal all along was to represent the owner [ICCU] through the In the past, the executive team used to joke that they architecture. They also knew that ICCU would only be were poised for growth. After years of steady growth taking over about half of the building, so they needed throughout Idaho and surrounding states, ICCU to represent ICCU and future tenants. One such space is had nearly run out of room. However, after walking the plaza area outside the building. It provides a place for through the new Member Service Center West, CEO tenants to gather outdoors and relax. The Plaza is also the Kent Oram can confidently say, “We’re poised for perfect example of what it looks like to build a financial growth again.” institution that not only values its community but is here for the long term. SUBMITTED BY: 20 BOMA IDAHO 2021 SYMPOSIUM PROGRAM THE STATE OF COMMERCIAL REAL ESTATE SARA SHROPSHIRE DAVID TUCKER CUSHMAN & WAKEFIELD PACIFIC ALLIED UNIVERSAL [email protected] [email protected]

Sara Shropshire is an Associate Director Retail David Tucker is the Business Development Specialist with Cushman & Wakefield Pacific, Manager for Idaho, Montana and Wyoming. specializing in retail and investment transactions He is focused on developing security solutions throughout the State of Idaho. Her broker duties with a focus on commercial office, corporate primarily focus on existing and prospective campus, retail, healthcare, manufacturing and tenant relations. She develops an understanding residential facilities throughout the region. of each of her tenants’ requirements by identify- David is a true consultant that emphasizes ing their business goals, operational and space return on investment and the customer requirements, and locating the optimal site to experience. accommodate their criteria. As part of the leasing and sales process, Sara also assists many clients with retail investments and shepherding the transaction process even past completion when needed. Sara works with her colleagues in one of Idaho’s top performing retail teams. Sara is very active in a wide range of professional organizations, including ICSC, CREW, and CCIM, attending local and regional events either for networking or educational opportunities. Sara holds a bachelor’s degree in Marketing from Idaho State University. BOMA IDAHO 2021 SYMPOSIUM PROGRAM 21

MODERATOR

AMANDA SNOEY-HOLLADAY DEVIN PIERCE TREVER NICOLL COLLIERS INTERNATIONAL TOK COMMERCIAL BVA DEVELOPMENT [email protected] [email protected] [email protected]

As the Director of Property Management and Devin Pierce began his commercial real estate Trever Nicoll grew up in a small town in the Maintenance for Colliers Idaho, Amanda is respon- career in 2004, becoming a partner at TOK mountains of Arizona where he spent most of sible for the overall administrative, management Commercial in 2015. Devin’s primary focus his time playing sports and working in the family and compliance of properties throughout Idaho includes industrial landlord and tenant repre- business. After graduating high school, he served – totaling 5.4 million square feet! As a member sentation, industrial development consultation, a two-year mission in Madrid, Spain. Upon return- of the Colliers management team, she oversees and investment sales. Devin has been viewed as ing home from Madrid, Trever attended Brigham a team of 16 managers, technicians and sup- an industry front-runner, leading him to speak Young University in Provo, Utah. During his stud- port staff. Her responsibilities include strategic at various commercial real estate platforms to ies at BYU he caught the real estate bug and has planning, project management, monthly financial give his professional insight on trends, marketing worked towards being in development ever since. analysis and team training & mentorship, while statistics, and the state of the industrial market Trever joined the BVA team in December 2019 assessing needs of owners and tenants. Amanda within the Treasure Valley. with a role on the leasing and development team. brings with her over 20 years of experience in Devin has been a part of the elite Society of As much as Trever loves working, he loves noth- property management and customer service for a Office and Industrial Realtor (SIOR) membership ing more than to spend time with his amazing variety of property types. since 2015 and served as President of the Idaho wife and kids. Other hobbies include college In addition to holding her Idaho real estate license, Chapter from 2018-2020. The SIOR designation is football, working out, playing sports in general, Amanda’s experience includes working as com- earned by proving the highest level of knowl- and serving in his church and community. munity manager for the Mountain Home Air Force edge, production, and ethics in the commercial Trever earned a Master of Business Adminis- Base as well as the area property supervisor for real estate industry. tration degree from Indiana University, and a Somerset Pacific in Caldwell, Idaho. Devin resides in Boise with his wife, Annie, and Bachelor of Science degree in Facility & Property When she’s not working, Amanda enjoys riding two daughters, Ellie and Abigail, and enjoys all Management from Brigham Young University. motorcycles, cooking, and spending quality time the outdoor activities Idaho has to offer. with her husband Jerimiah and their family. 22 BOMA IDAHO 2021 SYMPOSIUM PROGRAM

Henry H. Chamberlain, APR, FASAE, CAE Shelby Christensen, LEED Green Associate KEYNOTE President and Chief Operating Officer, Chair and Chief Elected Officer, PRESENTATION BOMA International BOMA International Henry Chamberlain directs BOMA International’s staff Shelby Christensen, who became the 2020-2021 in Washington, D.C., in support of the association’s U.S. BOMA International Chair in June 2020, has more than local associations and 18 BOMA International affiliates 25 years of industry experience. Before the company around the world. Founded in 1907, BOMA International was acquired by Prologis in early 2020, Christensen is the leading trade association for commercial real was Senior Vice President of Operations for Liberty estate professionals, representing the owners, manag- Property Trust’s 106 million square feet of office and ers, service providers and other property professionals industrial real estate throughout the United States and for all commercial building types, including office, United Kingdom. She was responsible for portfolio industrial, medical, corporate and mixed-use. BOMA operations, risk management, sustainability, capital International is the partner individuals in the commercial expenses, tenant improvements, business processes, real estate industry choose to maximize value for their operational metrics, national marketing and general and careers, organizations and assets. Prior to joining BOMA administrative expenses. Christensen also serves as the International more than 30 years ago, Chamberlain was Chair of BOMA International’s National Advisory Council, Director of Communications for the Gannett Company and she previously served as Co-Chair of the Industrial during the launch phase of the Nation’s Newspaper, Committee and as a member of the Executive Com- USA TODAY. Chamberlain is a member of The Real mittee. She received BOMA International’s prestigious Estate Roundtable, the U.S. Chamber of Commerce Chair’s Award in 2015. Committee of 100, the American Society of Association SPONSORED BY: Executives and the National Capital Chapter of the Public Relations Society of America. 23

Geoff Wardle and Hethe Clark Have a Clear Vision for Real Estate in Idaho:

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Shelby Christensen, LEED Green Associate Chair and Chief Elected Officer, BOMA International

• Be efficient, responsive, and bold • Solve the difficult problems • Build a team for clients • Make a difference So far, so good. T. HETHE CLARK

Development Attorneys — Development, Real Property, Zoning Experienced attorneys serving clients in all aspects T. HETHE CLARK • GEOFFREY M. WARDLE • JOSHUA J. LEONARD • RYLEY SIEGNER of real estate development.

251 E. FRONT STREET, SUITE 310 • BOISE • IDAHO 208-388-1000 • CLARKWARDLE.COM 2414 BOMA IDAHO 2021 SYMPOSIUM PROGRAM DEMOLITION PERMITS AND COMMERCIAL DEVELOPMENT IN BOISE

On December 8, 2020, the Boise City Council adopted an ordinance requiring administrative Design Review approval from the Planning and Development Services Department prior to undertaking any visual alteration to a site, building, or structure located within a design review overlay district. By Joshua J. Leonard, Attorney, Design review overlay districts cover most, if not all commercial and office zoning districts in Boise. Clark Wardle LLP

Previously, Design Review approval only was required However, the ordinance adopted by Boise City for “any visible exterior improvement to a site, building, broadly requires Design Review approval for nearly or structure” located within a design review overlay all structures located in design review districts, district. Under the prior ordinance, demolition was not excepting only uninhabited accessory structures. an “improvement” and did not require Design Review The ordinance does not prohibit demolition and it approval. The new ordinance included demolition does not require demolition-created waste to be as a “visual alteration to a site, building, or structure,” recycled or re-used. The ordinance provides only requiring Design Review approval within design review for “an opportunity for discussions to take place overlay districts. around the potential for the relocation of buildings and the salvage of building materials.” The ordinance responded to concerns that demolition of structures outside of Boise City’s eleven existing The ordinance also does not include objective historic districts was too easy and was occurring more standards to be applied in the administrative review frequently. Historic preservationists have called the ordi- of demolition permit applications. Absent objective nance a “demolition review ordinance,” and Boise City’s standards, the administrative Design Review ap- staff report called it a “demolition delay ordinance.” proval required by the new ordinance amendment may have the potential for subjective application and Boise City staff identified three primary areas unjust results. The lack of objective ordinance stan- of concern related to demolition: dards also results in uncertainty among developers 1. demolition of existing affordable housing to and other applicants for demolition approval, who accommodate new development; have no way of knowing the level of scrutiny that will be given to a particular demolition application. 2. demolition-created waste, which the staff report Uncertainty, unfairness (whether real or perceived), stated goes “directly to the landfill”; and and a lack of objective standards almost guarantee 3. demolition of structures either on the National that Boise City’s new demolition delay ordinance will SUBMITTED BY: Register of Historic Places or eligible to be placed be challenged in court. on the National Register. The owners of commercial buildings in Boise should consult with their professional advisors before un- dertaking modifications to their buildings that could trigger the requirements of this ordinance. Go from business toGo greenbelt from business in just seconds. 25 to greenbeltGo fromseconds. business in just toFound greenbelt between the energy of downtown in and justserenity of the Greenbelt, Forest River has the best of both Found betweenseconds. the energy of downtown and serenity worlds. It’s just a short walk from BoDo or Ann of the Greenbelt, Forest River has the best of both Morrison Park, and offers panoramic views of the city, worlds. It’sseconds. just a short walk from BoDo or Ann river and mountains. Located at Ninth and River, with Morrison Park, and offers panoramic views of the city, Foundample between parking the and energy easy ofaccess downtown to the andfreeway. serenity river and mountains. Located at Ninth and River, with of theFound Greenbelt, between theForest energy River of downtown has the and best serenity of both ample parking and easy access to the freeway. worlds.of the It’s Greenbelt, just a Forestshort Riverwalk has from the BoDobest of bothor Ann Morrisonworlds. Park, It’sand just offers a short panoramic walk from BoDo views or Ann of the city, Morrison Park, and offers panoramic views of the city, river andriver mountains.and mountains. Located Located at at Ninth Ninth and and River, River, with with ampleample parking parking and and easy easy accessaccess to tothe the freeway. freeway.

View current listings at www.rmhcompany.com. For leasing information call Amy Wray at View current listings at www.rmhcompany.com.(208) 336-2200. COMPANY View current listings at For leasing informationwww.rmhcompany.com. call Amy Wray at (208) 336-2200. COMPANY For leasing information call Amy Wray at (208) 336-2200. COMPANY

View current listings at www.rmhcompany.com. For leasing information call Amy Wray at (208) 336-2200. COMPANY OID AD OUIO ADAPTING TO UNPRECEDENTED CIRCUMSTANCES

Hear how ESI’s team con�nued safe construc�on opera�ons while naviga�ng the COVID-19 pandemic. As an essen�al industry, ESI made �mely job-site adap�ons, manpower realloca�ons, and overall implemented best prac�ces to safeguard the health of our teams and trade partners. BUY IDAHO, BUILD IDAHO

DDIAD DDABL DYAI

Marianne Nelson Andrea Hovey Jeret Whitescarver Rob Nelson EHS Director Director, Quality VP, Field Operations EHS Manager Assurance

IOUIOO 27

BUY IDAHO, BUILD IDAHO 28

— A Downtown Boise development by Rafanelli & Nahas

— A Downtown Boise development by Rafanelli & Nahas

Scott Schoenherr 208-947-0407 [email protected] Leasing Information eter lier 11idaho.com Mie reene (208) 378.4600 11idaho.com BOMA IDAHO 2021 SYMPOSIUM PROGRAM 29

DEVELOPMENT BY SCOTT DURING A PANDEMIC SCHOENHERR

We started construction of 11th & Idaho in the fall of 2019, but before we really hit our stride, Covid arrived and the world changed. The pandemic brought several challenges to both our construction and leasing.

CONSTRUCTION LEASING Our contractor, ESI, never stopped building throughout There are plenty of folks speculating over whether the pandemic and while we had a couple delays due people are going to come back to the office, so I will to product deliveries and workforce availabilities, they not spend any time giving you my opinion here. Since were minor. We tried to conduct our weekly construc- we were already well into construction when the tion meetings over Zoom, but that only lasted for a pandemic hit, we had no choice but to push ahead couple weeks … It just is not the same as being face-to- and hope for the best. face solving problems. ESI moved their subcontractor While leasing lags our initial projections, we are meetings outside when the weather permitted. We all pleased with the progress we have made. We are wore masks when we needed to be inside and could currently working on tenant improvements on several not socially distance. We all worked to maintain our floors and expect the building to be mostly occupied distance and do as much work as possible remotely, but by year-end. The real positive news is that we have in a large, complex construction project it is important not seen a deterioration of lease rates. Tenants under- that you are on-site to monitor the work, evaluate stand that 11th & Idaho is the finest building in Idaho changes and avoid surprises. and are willing to pay commensurate rents for the Except for a couple brief delays, most of the construc- unmatched quality of space it offers. tion continued as though there was no pandemic, The biggest struggle with leasing space during a except, of course, we wore masks and our safety pandemic is simply the uncertainty. A common refrain glasses fogged. Uncertainty was the most frustrating is “I plan to move into your building, but I’m not sure part of the process. We were in constant fear that we if we need more space or less space?” On the positive would lose critical employees. Product deliveries were side, due to both the pandemic and last summer’s also unpredictable. For example, we were told that our social unrest, several tenants have increased their bathroom fixtures would be delayed at least four weeks, space requirements and are considering taking more and then, they arrived the next day. ESI and all their space and transferring employees to Boise from larg- subcontractors deserve a lot of credit for keeping the er, coastal cities. Recent leases include an expansion train on the tracks. from Seattle, an expansion from Salt Lake City and a company relocating from Los Angeles. As the vaccine rollout has gained momentum, we have seen leasing accelerate. 302814 BOMA IDAHO 2021 SYMPOSIUM PROGRAM

INSPIRE EXCELLENCE

BVA (Ball Ventures Ahlquist) is a commercial development and strategic capital investment company that delivers excellence and value to tenants, investors, and partners.

BVA provides unmatched leasing opportunities in the Through the Inspire Excellence non-profit, BVA most premier and strategic locations in the treasure hosted the 2020 Inspire Excellence awards; valley for class A office, medical office, light industrial, celebrating incredible individuals in our community and retail space. who inspire, uplift, and serve. Through the awards, nine individuals shared their stories, highlighted While 2020 was an unprecedented and challenging needs in their communities, and ultimately gave year for many, BVA strived to continue to be a light to monetary prizes to the charities of their choice. the treasure valley community both in professional and philanthropic pursuits. Over the course of the past year, BVA has helped do its part to curb the effects of the pandemic, bring In early 2020, Crush the Curve was founded in partner- stories of goodness and hope to our community, ship with BVA by CEO Tommy Ahlquist. Crush the Curve and also achieve an incredible level of professional is a collection of Idaho business leaders, innovators, success with a host of new developments, tenants, and organizations working together to help reduce and partners joining the BVA family. the spread and devastating effects of the COVID-19 pandemic. Crush the Curve has helped to administer As we move into 2021, BVA hopes to continue to over 55,000 COVID-19 tests, to help track, prevent, and be a light in the industry and Inspire Excellence in reduce the spread of the virus. all they do.

SUBMITTED BY: 31

Keeping you informed and connected.

Thought Leadership > Webinars > Digital > Event > Print

idahobusinessreview.com

BOMA IDAHO 2021 SYMPOSIUM PROGRAM 33

www.TSSHVAC.com COMMERCIAL HVAC SERVICESSCOTT J. CHANDLER CONFERENCE & EXPO SCHOLARSHIP

The Scott J. Chandler Scholarship In 2016, BOMA Idaho lost a long-time member with the and to reform those regulations when it became ap- is awarded annually to a BOMA passing of Scott Chandler. Scott served on the Board parent that there were shortcomings. Whether it was "FRONT OF THE LINE SERVICE": You don’t have to worry about unexpected phone calls from Idaho member working in uncomfortable tenants anymore. With TSS Commercial HVAC servicesand, asyou’ll an officer get full accessof BOMA Idaho for many years. In his service on the elevator working group or testifying and commercial real estate to attend to our certified, experienced technicians — whenever you need them.roles with the Masonry Center and Orchard Partners, lobbying at the Idaho Legislature, Scott took an active BOMA International’s Annual Conference and Expo (summer LLP, as well as BOMA Idaho, Scott was a tireless role advocating for the interests of industry members. WHICH BRANDS DOES TSS SERVICE? event). The scholarship covers advocate for the interests of commercial property Scott loved the annual BOMA International Conference registration plus $500 to be www.TSSHVAC.com owners and managers. He provided significant service and Expo. He indicated that as an owner and as a We have extensive, hands-on experienceused towardwith almost other costsall brands (travel, and sizes of to BOMA Idaho as a member of its Board of Directors COMMERCIALequipment, including Carrier, HVAC Payne,hotel, Goodman, SERVICES etc.). Bryant, York, Trane, Lennox, vendor, it kept him focused on what could benefit his Liebert, and American Standard. from 2002 through 2011. He also served as the Secre- buildings and what his competitors were doing. BOMA tary for BOMA Idaho from 2002 through 2007. WHO WILL RESPOND TO MY CALLS?Application deadline: Idaho honors Scott Chandler’s service and commitment All of our professional and courteousMay techs 1, are 2021 certified by the North Scott was an engaged property owner supporting all to BOMA by naming its scholarship fund to support American Technician Excellence program, are fully licensed, and average more the efforts of BOMA Idaho. He took an active role in sending members to the International Conference and than 10 years of experience. You can count on us to be prompt — no waiting "FRONT OF THE aroundLINE SERVICE": for undependable You don’t service have to techs. worryApplications about unexpected available phone at: calls from BOMA Idaho’s work with the State of Idaho Division of Expo, the Scott Chandler Conference and Expo Schol- uncomfortable tenants anymore. With TSS Commercial www.TSSHVAC.comHVAC services, you’ll get full access to our certified,WHAT experienced TYPES technicians OF SERVICE — whenever DO bomaidaho.org/2021SymposiumYOU you PROVIDE? need them. Building Safety to address elevator regulations in Idaho arship Fund.

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BOISE OREGON WASHINGTON (208) 376-1393 (503) 224-9329 (206) 934-1448 34 ECONOMIC IMPACT OF COVID ON COMMERCIAL REAL ESTATE MOVING FORWARD IN 2021

WES JOST SHELLAN RODRIGUEZ NEIL NELSON ZIONS BANK SMR DEVELOPMENT ESI [email protected] [email protected] [email protected]

Wes Jost is the senior vice president and re- Shellan Rodriguez is the Owner of SMR Develop- Neil Nelson joined ESI nearly 25 years ago and gional director of Zions Bank’s Idaho Real Estate ment, a Boise-based small development and currently serves as president, responsible for Banking Group. In this role, he is responsible for consulting firm. Her focus is on creating part- leading the Meridian-headquartered company overseeing the bank’s commercial real estate nerships between public agencies and private through significant growth and change over the lending in Western Idaho, including construction developers to meet community goals specifically past decade. ESI is Idaho’s largest commercial and residential builder financing. around affordable housing development and construction company. redevelopment. She brings a unique skillset born Wes has more than 20 years experience in real Neil strongly endorses support for Treasure from her experience in the public and private estate and commercial banking. He joined Zions Valley non-profit organizations, including the sector. She’s been on the private, government, Bank in 2009 as a senior commercial real estate Boys & Girls Club, Idaho VA Program, Boise State and non-profit side of real estate development relationship manager, generating and servicing University, and numerous others. “Generosity is in Idaho, California, Montana and Hawaii. commercial real estate loans and developing an important choice,” he says. “One that greatly lending relationships. Shellan enjoys solving complex problems and influences our relationships, productivity, health, aims to create developments that provide a Wes earned a bachelor’s degree in finance from and happiness.” public benefit to the community. She is a certified Indiana University. He also is a graduate of the PMP and USGBC LEED Green Associate. She Pacific Coast Banking School. He is active in the currently serves as a Commissioner on the Boise community as a board member and executive City/Ada County Housing Authority Board and committee member of the Downtown Boise an advisory board member with ULI Idaho. Association and as a board member and finance At the end of the day, her most fulfilling job is committee member of the United Way of as the mother of two rowdy boys. Treasure Valley. Wes and his wife, Joanna, live in Boise with their two daughters. ECONOMIC IMPACT OF COVID ON COMMERCIAL REAL ESTATE MOVING FORWARD IN 2021 35

MODERATOR

CHASE ERKINS RYAN CLEVERLEY SCOTT SCHOENHERR LEE & ASSOCIATES BVA DEVELOPMENT RAFANELLI & NAHAS [email protected] [email protected] [email protected]

Chase Erkins is a Principal with Lee & Associates Ryan Cleverley currently serves as the CFO and Scott Schoenherr leads Rafanelli & Nahas’ Idaho Idaho, LLC, a full-service, commercial real estate COO of BVA (Ball Ventures Ahlquist). He attend- operation. Rafanelli & Nahas has developed or brokerage and member of the Lee & Associates ed Boise State University, earning his Bachelor acquired nearly two million square feet of property group of companies. Chase was born and raised of Science in Accountancy. Ryan has extensive in the Boise area. Scott received his B.A. from in rural Idaho and attended the University of experience in private and public accounting, Michigan State University and an M.B.A. from Idaho receiving a degree in Business Communi- asset management, property management, Harvard Business School. After business school, cations. human resources, construction management, he relocated to the west coast where he joined Spieker Partners. At Spieker, Scott handled leasing, Chase brings with him a history of operations and and several other disciplines. construction, acquisitions, and management of sales expertise, the ability to find creative solu- In his free time, Ryan has dedicated his time to office and industrial properties in San Francisco’s tions and a desire to exceed client’s expectations. family, God, and community. He enjoys watch- East Bay. In 1997, Scott started Crucial Technology, Chase has represented clients in the purchasing, ing his five children alongside his wife, Richelle, a division of Micron Technology (NYSE:MU). Under selling, and leasing of buildings in the areas of navigate the journey of life. his leadership, Crucial’s sales grew to over $500 office, retail, multi-family and industrial. million annually. Scott has competed in several Ironman Triathlons, climbed the tallest peak in the Americas and finished in the top 1% in the Portland Marathon. Scott is married to a Boise native and has three college-age children. He spends his free time Nordic skiing, riding his bike and sipping Jack Daniels. Scott is actively involved with the Children’s Home Society of Idaho, BOMA, the Urban Land Institute, and is past president of the Downtown Boise Association. 2021 BUILDING EXCELLENCE AWARDS

2020 RECIPIENTS

The Building Excellence Awards is one way the City MAYOR’S CHOICE EXCELLENCE IN DESIGN- of Boise recognizes building owners and managers Hawthorne Street RENOVATION who take steps to make their buildings safer, more Cottages The Commons Climbing Gym accessible and more sustainable. The winners BEST OVERALL PROJECT represent the best of Boise’s Built Environment. Boise State University EXCELLENCE IN DESIGN- Center for Visual Arts NEW RESIDENTIAL Lancaster Heights NOMINATE YOUR PROJECT EXCELLENCE IN ACCESSIBILITY Residence West End Flex House The City of Boise is currently accepting nominations EXCELLENCE IN CREATIVE for this year’s Building Excellence Awards. The EXCELLENCE IN SUSTAINABILITY COLLABORATION deadline for submittal is March 8, 2021. For more American Foursquare Ronald McDonald Fixer House information, go to cityofboise.org/bea. EXCELLENCE IN DESIGN- EXCELLENCE IN This year’s virtual event is scheduled for May 2021. NEW COMMERCIAL FIRE & LIFE-SAFETY Idaho Humane Society Boise Bomb Shelter SILVER SPONSORS BOMA IDAHO 2021 SYMPOSIUM PROGRAM 37

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HELLO! WE’RE TDS

We’re the company who is building a fiber-optic network to deliver up to 1Gig internet, TV, and phone service in your community. Since you’ve probably seen us around town, we wanted to introduce ourselves.

With $80 to $100 million dollars in investment, TDS will become a major communications player in the Meridian area. The fiber build-out is expected to take two to three years and will create jobs in the community. TDS is new to the area, but not to Idaho. In fact, we began building a 700-mile fiber-optic network in Coeur d’Alene and its surrounding communities in 2019. Fiber-to-the-home technology means customers can watch videos, share photos, or work from home with the fastest speeds available. For example, with speeds up to 1Gig, it’s possible to download a typical 2 hour, 4.5Gig HD movie in as little as 36 seconds! We are, at our core, a family-run business headquartered in Madison, Wis. Founded in 1969 by LeRoy Carlson, TDS began with a simple but powerful idea: to bring modern communications technology to underserved commu- nities across the country. Today, LeRoy’s son, Ted, runs our parent company and we’ve grown from a collection of small rural phone companies and co- ops, to one of the fastest-growing technology companies in the United States.

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NO JOB IS TOO LARGE

The SERVPRO® CCommercial LLarge LoLoss Divisioion is composed of ourour bebest of the best inin restoratioion. Our elite large-lolarge-loss specialists are pprequalified and strategically positpositioioned throughout the Unitedited States to handlele an any-size disaster. Every largelarge loloss is is supervised by a commercial op operatioions COMMERCIAL manager to help eensure seamless commcommunicaicatioion aand ttimelyimely mimitigaigatioion. The SERVPRO® AAdvantage isis ourour ababiliility to dispatch trained productioion professioionals and ccut costs LARGE LOSS DIVISION through the strategic placemelacement aand ooversigight ofof temporary labor.

CLIENTS IINCLUDE NO JOB IS TOO LARGE24/7/365 The SERVPRO® CCommercial LLarge LoLoss Divisioion is composed of ourour bebest of the best inin restoratioion. Our elite large-lolarge-loss specialists are pprequalified and strategically positpositioioned throughout the Unitedited States to handlele an any-size disaster. Every largelarge loloss is is supervised by a commercial op operatioions manager COMMERCIALto help eensure seamless commcommunicaicatioion aand ttimelyimely mimitigaigatioion. SERVICES The SERVPRO® AAdvantage isis ourour ababiliility to dispatch trained productioion professioionals and ccut costs through the strategic placemelacement aand ooversigight ofof temporary labor.

CLIENTS INCLUDE Property Management Hospititality Facilitieies Educatioion Facilitieies

SERVPRO® of Boise 208-375-0300 Property Management Hospititality Facilitieies Educatioion Facilitieies Healthcare Facilitieies Food SerServiceice Facilitieies Retail Facilitieies PROPERTY HOSPITALITY EDUCATION HEALTHCARE FOOD SERVICE RETAIL MANAGEMENT FACILITIES FACILITIES 1,700+ FRANCHFACILITIESISESISES FACILITIES FACILITIES servproboise.com

SERVPRO® hashas thethe SERVPRO® performsperforms SERVPRO® worksworks withwith resources to help the necessary work to you and your carrier to you immediately. reduce further damage. develop and approve a Healthcare Facilitieies Food SerServiceice Facilitieies Retail Facilitieies recovery plan designed to reduce business interruption.interruption. 1,700+ FRANCHISES

SERVPRO® has the SERVPRO® performs SERVPRO® works with resources to help the necessary work to you and your carrier to you immediately. reduce further damage. develop and approve a WATER FIRE MOLDrecovery plan designedCOMMERCIAL STORM BIOREMEDIATION DAMAGE DAMAGE REMEDIATIONto reduce businessCLEANING DAMAGE interruption.interruption. SERVICES Independently Owned and Operated 44 BOMA IDAHO 2021 SYMPOSIUM PROGRAM PROJECT HIGHLIGHT VALLIVUE MIDDLE SCHOOL

AAA Roofing is the awarded roofing contractor for Vallivue Middle AAA Roofing By Gene, Inc. is a School, a public school in Caldwell, ID serving 6-8th grade students. commercial/ industrial roofing Vallivue Middle School is the District’s third middle school that will help contractor operating in the State alleviate the crowding at its existing two middle schools. of Idaho. Specializing in new construction, existing building The middle school is estimated to be about 180,000 square feet and re-roofs, tenant improvements, accommodate about 1,400 students. Throughout this project, AAA maintenance, and leak detection. Roofing has demonstrated high quality workmanship and top safety Having installed over 150 million practices. square feet of roof surface since its formation in 1989. To learn “Our goal was to install a quality roofing system for the next genera- more, please visit www.aaarfg. tion”, said Nick Smith, AAA Roofing branch manager, who is the lead com for additional information. project manager on the project. “Working on the Vallivue Middle School project has also allowed us to build a prosperous and strong SUBMITTED BY: relationship with Beniton Construction.”

AAA Roofing began the installation of a PVC single ply roof system, standing seam roof system, and metal wall panels in November 2020. The company has been working in phases to best accommodate other trade timelines. This project is anticipated to be completed in late March 2021.

BOISE POLICE DEPARTMENT DOWNTOWN STATION

The project was to remodel and enlarge an existing building to function as a police station. The total building area is 5,455 square feet, about 1,384 square feet of basement, and about 2,837 square feet within the building thermal envelope on the first floor. SUBMITTED BY: Building history: The original building for “McDonald’s” was approved September 23, 1977. The parking lot was expanded in 1986.

Building data: This building is one story and about 20 feet tall. It has a total building area of about 5,455 square feet. SILVER SPONSORS BOMA IDAHO 2021 SYMPOSIUM PROGRAM 45

Proud

Member Since 1985! • Full Janitorial Services • Maid Brigade • Hard Floor + Carpet • Window Cleaning • Snow Removal • Specialty Cleaning

Bret Vaterlaus | 208-345-2951 | wbmclean.com Serving Idaho Since 1962 46 BOMA IDAHO 2021 SYMPOSIUM PROGRAM SMART INTEGRATION AT THE VILLAGE OF RESIDENTIAL, LIFESTYLE AND COMMUNITY AT MERIDIAN Luxury Active Adult Wake up in the morning to get a dose of fresh air with a walk in the park just outside your doorstep. Apartments (55+) Enjoy trivia night or wine tasting with your neighbors in the luxurious clubhouse. Your favorite restaurants, retail shops, movies and groceries are just around the corner in The Village at Meridian. Fill your calendar with social hours where you’ll meet new friends and expand your horizons. This is life at Bri.

Creating great places begins with a great location. steam rooms, media center, business center, and Bri is uniquely integrated into the heart of The Village game lounge. Flanking both sides of the clubhouse at Meridian among premier shops and restaurants. In are two interconnected and highly amenitized addition to being nestled among modern conveniences, outdoor courtyards. The North courtyard features a this luxury apartment community sits adjacent to the micropark, outdoor kitchen, fire tables with seating, spectacular Julius M. Kleiner Park. This is lifestyle outdoor gathering areas and gardens. The sparkling integration at its finest. infinity edge pool and hot tub are located at the South courtyard, along with another micro park, Bri caters to the aspirations of the area’s growing 55+ Bocce ball court, dog area, fire tables with seating, population. Brighton, along with partner Ball Ventures, and outdoor yoga. programmed this community around an active and so- cial lifestyle. Social programming is paramount among While most of the amenities are located on the this demographic and variety is key. Contemporary second floor, Bri has other amenities throughout active adults seek resort-style living where they can for an elevated level of carefree living. The first choose to stay in or head out for entertainment. floor includes a pet washing and grooming station, large indoor bicycle storage room, main lobby with Totaling 166 apartments, this five-story building includes grab-n-go and an automated parcel locker system. a gated parking garage on the first floor with four sto- In addition, each floor has optional storage units that ries of residences and amenities above. The second floor are available to residents. has over 30,000 square feet of highly amenitized indoor and outdoor active areas for residents. At Bri, the community offers apartment homes fit for any lifestyle including spacious one and two-bed- The expansive 12,000 square foot clubhouse is located room residences. Each luxury apartment home fea- at the center of the community with amenities focusing tures designer finishes, an open floor plan with large on health and socializing. The clubhouse has a variety windows throughout, and private balconies – several of common gathering areas, including a demonstration with park or mountain views. Inside, each apartment kitchen, catering kitchen, group and private formal is equipped with Dwelo smart home technology, dining rooms, fitness gym, yoga studio, theater room, BOMA IDAHO 2021 SYMPOSIUM PROGRAM 47

1GB internet, high ceilings, rustic plank flooring, walk-in ty comprising 300 acres in the center of the Treasure closets, abundant storage and in-home washers and Valley at the Ten Mile / I-84 Interchange, and includes dryers included. a mix of office, retail, restaurants, medical, and mul- tiple residential living options. It has quickly become Maintaining a carefree, resort-style life at Bri requires the business location of choice, attracting many of more than an amazing building and a great location. the area’s newest and largest employers because of The Bri life is created and maintained by a friendly onsite its great visibility and easy access to the entire valley. staff. Bri is a place to create a unique community culture It’s literally 15 minutes from just about everywhere. and experience. Complete with a Community Director, Concierge, Lifestyle Ambassador, and maintenance On the eastern end of the valley, Arboretum at Bar- staff – everyone is there to support and cultivate our ber Station is situated along the Boise River and min- residents’ physical, emotional and social health and utes from downtown Boise. Barber Station, another well-being. Brighton master planned community, incorporates luxury townhomes, retail, office, medical, banking, Brighton and Ball Ventures recognized the demand senior living, and the expansive Marianne Williams for this all-inclusive 55+ active adult community. Their Park with access to miles of greenbelt and natural mission was not to just build a suite of apartments in pathways along the Boise River. a great location but to create a lifestyle to be desired. Future Bri locations are in the works in other select lo- cales similar to The Village at Meridian. For now, visit the newly-opened Bri at The Village at Meridian and take a tour or visit Bri online at BriVillage.com. Brighton’s portfolio includes other integrated properties similar to Bri. Ten Mile Crossing in Meridian, Idaho hosts two luxury apartment communities, The Lofts and The SUBMITTED BY: Flats on Ten Mile Creek. Ten Mile Crossing is Brighton’s latest and largest mixed-use master planned communi- 48 BRONZE SPONSORS BOMA IDAHO 2021 SYMPOSIUM PROGRAM 49

As the business world advances and As Idaho’s largest diversified developer ConDoc is construction documenta- changes every hour, the security tech- of office, retail, industrial, residential tion simplified. An easy to use, easy to nologies required to keep it safe must and mixed-use communities, Brighton train platform that provides companies always remain one step ahead, constantly Corporation’s portfolio includes some a solution for managing document vigilant, and ready to respond at a of the most recognizable names in the workflow on construction projects of moment’s notice. area, including Boise Research Center, all types. Ustick Marketplace and the Idaho Allied Universal’s mission is to serve, Owners, General Contractors, Sub- Independent Bank Building. secure, and care for the people and the contractors, and Design Teams rely businesses of the communities that we Soon we will introduce Barber Station on ConDoc to help streamline live in. Allied Universal ensures that we’re on the Boise River and Ten Mile Cross- communication, eliminate rework, there for you with our tailored solutions ing at the new Ten Mile interchange. We and ensure everyone is building from to protect your most important asset — invite you to tour our website and see the most current set of information. people! how Brighton’s experience combined Accessible on any device, field to with great locations can become your office, on or offline. company’s competitive advantage.

DAVID TUCKER DAVID TURNBULL CODY SAUER 208-658-6886 208-378-4000 208-318-5520 [email protected] [email protected] [email protected] AUS.COM BRIGHTONCORP.COM CONDOC.COM 50 BOMA IDAHO 2021 SYMPOSIUM PROGRAM BRONZE SPONSORS

CSHQA is a full-service design firm of 90+ Regardless of the cause, CTRs highly Cushman & Wakefield Pacific commer- professionals serving clients throughout knowledgeable and experienced team cial real estate professionals serving all 50 states from offices in California, can expertly handle any type of water Idaho. Our Mission is to take care of our Colorado, and Idaho. damage, fire and smoke damage, mold clients. We are forever aware that we remediation, environmental restoration, don’t exist without them. CSHQA is a recognized leader in structural cleaning, and more. innovative and sustainable design for a We perform at the intersection of their wide range of clients and project types Give us a call and talk to one of our needs and desired results. And we’ve including education, retail, civic, commer- trained professionals on how to move produced satisfaction time and again. cial, healthcare, multi-family, hospitality, forward with your emergency. CTR is Operating as a unified team, integrated military, and aviation. We became 100% available 24 hours 7 days a week to help with the strength of local talent, rela- employee-owned in 2018. the people of Idaho and Eastern Oregon tionships, and market intelligence restore peace of mind. with the full capacity of Cushman & Wakefield’s global resources and platform.

TED ISBELL LOGAN WETHERHOLT DAVE WINDER 208-343-4635 208-573-4941 208-287-9498 [email protected] [email protected] [email protected] CSHQA.COM CTR-NW.COM PACCRA.COM BRONZE SPONSORS BOMA IDAHO 2021 SYMPOSIUM PROGRAM 51

Lee & Associates Idaho is a full service Neurilink provides building owners, Upson Company is a leader in the commercial real estate firm specializing managers and tenants workplace audio commercial roofing industry. With over in tenant and landlord representation, visual solutions. We offer commercial 45 years of experience and licensed for office, industrial and retail property, AV design, installation and support with major manufacturers, we provide asset management and investment for meeting rooms, training rooms, exceptional service and professional advisory. lobbies, common areas, auditorium, management to our customers and

Lee & Associates Idaho is a part of and building-wide. clients. the largest broker owned commercial Neurilink is a Top 50 Systems Integrator, We are qualified to install and maintain real estate firms in the nation. At Lee Zoom Certified Integrator, and Inc. all roofing systems. With our preventive & Associates our reach is international 5,000 firm. Elite Roof Maintenance Programs, we but our expertise is local. This translates extend the roof life cycle, manage cus- into seamless, consistent execution and Video Conferencing | Control System tomer assets and protect your bottom value driven market-to-market service. Room Schedulers | Digital Signage line. Wayfinding | Kiosks | Overhead Audio Sound Masking | Acoustic Panels Cell Phone Boosters

CHASE ERKINS KYLIE HOLM JUSTIN BARKER 208-789-4900 208-426-8238 208-459-6978 [email protected] [email protected] [email protected] LEEIDAHO.COM NEURILINK.COM UPSONCOMPANY.COM 52 BOMA IDAHO 2021 SYMPOSIUM PROGRAM

OF SPONSORS INDEX AND ADVERTISERS

PLATINUM SPONSORS Idaho AGC...... 41 BVA Development...... Back Cover NWESI...... 41 ESI Construction...... 26 Oppenheimer Development Corp...... 43 Idaho Power...... 2 RMR Real Estate Services...... 39 Zions Bank...... Inside Front Cover SERVPRO of Boise...... 43 TDS Fiber...... 39 VIDEO SPONSOR Total System Services...... 33 Capital City Development Corporation...... 11 Western Building Maintenance...... 45 KEYNOTE SPONSOR BRONZE SPONSORS Clark Wardle...... 23 Allied Universal...... 49 KICKOFF SPONSORS Brighton Corporation...... 49 AAA Roofing by Gene, Inc...... 4 ConDoc...... 49 HC Company...... 14 CSHQA...... 50 CTR Cleanup & Total Restoration...... 50 DIGITAL MEDIA SPONSOR Cushman & Wakefield Pacific...... 50 Stack Rock Group...... 8 Lee & Associates...... 51 Neurilink...... 51 GOLD SPONSORS Upson Company...... 51 Blueprint Specialties...... 32 Hawley Troxell...... 6 TICKET SPONSORS Idaho Business Review...... 31 ConDoc...... 49 OEC (Office Environment Company)...... 18 Fidelity National Title...... 42 TOK Commercieal...... 15 Cutting Edge Services LLC...... 48 Oppenheimer Development Corp...... 43 SILVER SPONSORS Lee & Associates...... 51 American Cleaning Service...... 37 Clean Services Northwest...... 40 ADVERTISERS Colliers...... 37 RMH Company...... 25 First Call...... 45 The Sundance Company...... Inside Back Cover Harris CPAs...... 40 sundanceco.com • 208.322.7300