BOMA/Chicago's The Elevator Speech

By Amy Masters, BOMA/Chicago Director of Marketing and Communications

If you received email promotions over the summer for ACTivate networking events hosted by the Chicago Loop Alliance (CLA), you may have wondered … what is the CLA? What does this group do? Does the organization represent the State Street corridor, the entire central business district, or both?

Guess what: you’re not the only one who’s confused. So we thought it would help to provide some background about the CLA, especially in regard to its management of the State Street Special Service Area (SSA) and its impact on BOMA/Chicago buildings, and also explain how BOMA/Chicago and the CLA work together.

The CLA was founded in 2005 following a merger of the Central Michigan Avenue Association and the Greater State Street Council. While the CLA has traditionally focused much of its programming in the East Loop, the group occasionally hosts networking and educational events in other parts of the Loop as well. The CLA has over 250 members including businesses, organizations and individuals located within downtown Chicago.

Perhaps most important to BOMA/Chicago building members, the CLA manages the State Street SSA #1. An SSA is a local tax district that funds expanded services and programs (such as security, landscaping and cleaning) through an additional localized property tax levy within a specific area. Services paid for by SSA funds should be in addition to standard services already being provided by the City. The State Street SSA is the only SSA in the Loop and one of 54 SSAs in the City of Chicago.

An SSA is similar to a Business Improvement District (BID) used in other cities, with one major difference – a BID places control with the building owners and managers paying the levy to ensure the services provided add value to the buildings and are consistent with the owners’ needs and interests. Instead, an SSA allows the Mayor to appoint commissioners to oversee and recommend the annual services, budget and service provider agency to the City. This means that building owners and managers in the State Street SSA have little say over the prioritization of services and selection of vendors, including rates and quality of work.

The State Street SSA was originally created in 1977.  A renewal enacted in 2015 continues the SSA until 2030. Boundaries for the area include property on both sides of State Street between Wacker Drive and Congress Parkway. Government buildings do not pay into the SSA, but do reap the benefits from the extra taxes paid by privately owned buildings.

The 2018 SSA agreement indicates the State Street SSA levy collected more than $2.6 million in 2017, with 2018 funds allocated for public way aesthetics, customer attraction, economic/business development, and safety programs, in addition to SSA management and personnel. The 2017 SSA tax rate was .309 percent of the equalized assessed value, which equates to an annual assessment of nearly $30,900 for a building valued at $10 million. That tax levy appears as a distinct line item on the property tax bill of any taxable real estate within the SSA boundaries.

Property management teams have commended the CLA for their work to beautify the State Street corridor, such as planters, landscaping, and the CLA street teams. Yet many buildings still rely on their own services, including snow removal and power washing, because they are faster and more reliable. Some property managers would like to see greater transparency and communication related to services, costs and outcomes. Many feel the SSA places a disproportionate tax burden on office buildings, while mainly benefiting retail stores on the ground floor. Views from our building members also can differ based on building type: class A buildings take pride in the first-rate amenities and services they offer tenants, while class B and C buildings may appreciate the extra help the State Street SSA provides.

In 2014, BOMA/Chicago successfully opposed the CLA’s efforts to expand the SSA’s boundaries which would tax more buildings located outside of State Street, including buildings as far away as the Aon Center. Most buildings in the proposed expansion area resisted paying for services that wouldn’t directly benefit their building and tenants. Building members also remain confident they can provide many of the same services as the SSA that are better, faster and cheaper. While BOMA/Chicago values CLA’s efforts through its management of the SSA to beautify and promote the State Street corridor – a very unique retail area in the Loop – BOMA/Chicago will continue to oppose future expansion proposals and drive the debate about what is the best and fairest approach.

Despite a difference in opinion over the SSA expansion, our two groups share information, attend each other’s events, and meet regularly. The CLA and BOMA/Chicago have a mutual interest in serving building members, enhancing security and promoting economic development within the Loop, and we look forward to working together in the years ahead.

Heather Holderman, General Manager with CBRE at 353 North Clark, was named BOMA/Chicago’s 2018 Property Management Professional of the Year.

How did you get involved in the commercial real estate industry?

Somewhat by accident actually.  I was working in the financial sector and someone approached me about an administrative position within a real estate company, working in “property management.”  I had no previous knowledge of the field or what the position might entail, but it has turned into an incredibly rewarding career where I’ve had the opportunity to learn about so many other contributing sectors and the professionals serving those sectors. It’s also helped me understand the businesses of the tenants that occupy office buildings and how their success plays a pivotal role in the success of an office building.

You recently led your team to achieve platinum LEED certification for your building. What are some of the outcomes you have experienced from this certification?

We know that tenants prefer assets that have LEED certification from an efficiency and operating expense standpoint and we also have several tenants with LEED-CI designations themselves.  They share in a corporate responsibility to sustainability within their respective cultures.  We also believe that such stewardship is important to recruiting younger talent and many of our foreign counterparts already have a strong emphasis on sustainability.

By engaging in a retro-commissioning program in combination with our LEED Platinum certification, we have been successful in shedding approximately one million kilowatts from our baseline annually and continue to challenge ourselves and the building’s operations to find new and innovative sources of conservation.

What advice would you share with other property managers aspiring to attain this highest LEED rating?

Preparation and teamwork.  Your entire team has to be committed to the goal and willing to invest the extra time and effort to approaching the project from a mindset that is slightly different from traditional real estate.  It can be challenging to convince an owner to make necessary and significant up-front investments. The team must also embrace new building operating strategies that are different from past practices.  Additionally, many of the principles of LEED certification also have a human element such as access to natural light for the majority of occupants.  This concept is contrary to past practices where private offices along the perimeter for a select handful of the total occupants was more commonplace.  With all this in mind, it takes total dedication to affect the change necessary to be recognized by LEED. Without the support of all team members, and frankly strong relationships with the tenant base, the success of the project is in the balance.

You are also leading efforts to implement monitoring based commissioning (MBCx) in your building. How did this come about and what are some of the benefits you’re seeing?

We are very excited about the prospect of MBCx after learning more about it from attending BOMA/Chicago’s Energy Forum in 2017. Some of our colleagues who have participated in MBCx programs were also panelists at the forum, which allowed us an opportunity to follow up with them after and explore how MBCx benefited them as well as obtain some best practices.

We are currently enrolled in MBCx and have implemented several measures, with several more in the upcoming heating season.  We conduct monthly status meetings with our consultant and work closely with our building automation contractor for changes that have been identified by our engineer team in conjunction with our consultant.

The true results of our performance from participating in the program will be more identifiable at the end of initial performance period in the first quarter of 2019.  However, we are currently projecting some substantial energy savings with some smaller measures already impacting part of the overall reduction.

Can you tell us about some of the other sustainability programs at your building?

We have historically and will continue to participate in demand response programs.  In the past year, the engineering and management teams worked cohesively to identify measures that are impactful during peak demand periods and work with building occupants to create awareness of why we are operating differently during these times, especially for measures that are visible to building occupants or measures to which they can contribute.  Tenant involvement propagates a community toward sustainable efforts and provides them with a sense of ownership in the program.

Read Part 2 of Heather Holderman’s profile.

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2019 Gold Circle Award nominations are open September 17 through October 26, 2018. Click here for more information.

Dan Williams, Assistant General Manager with JLL at 101 North Wacker Drive, was named BOMA/Chicago’s 2018 Emerging Leader of the Year

Before arriving at JLL as security director, you worked in the retail sector in security. How did that experience prepare you for working in the office industry?
I worked for Target for five years in the assets
protection/loss prevention department.

I learned a lot of skills that were directly transferable to my role at JLL. First, I was responsible for the safety and security culture of the store. This involved creatively solving problems to enhance the safety of the environment while still keeping a focus on the experience. I also collaborated with managers and employees from other departments while influencing them to actively work towards safety and security goals.

In addition to serving on BOMA/Chicago’s Emerging Leaders committee, you also serve as vice chair of BOMA International’s Emerging Professionals committee. What are some of the initiatives on which this committee is focused?
The Emerging Professionals committee is focused on a number of initiatives. The first is centered around awareness and recruiting. We are developing strategies and resources to help local BOMA organizations reach burgeoning professionals. The committee is also focused on education. The hope is that each year, more and more professionals can be sponsored to attend the International Conference through the J. Michael Coleman Scholarship.

In addition to having a security background, you recently obtained your LEED Green Associate accreditation and now serve as assistant property manager. How has education helped you in your career?
JLL and my managers have been very supportive of my involvement in local organizations. Because I was a security professional, I attended trainings and briefings with the Department of Homeland Security, the National Counterterrorism Center, and the FBI. I also volunteered for ASIS, an international security organization with local chapters, and served on BOMA/Chicago’s Preparedness committee.

I began attending the BOMA/Chicago Lunch and Learns early in my career, and learned very shortly there was a plethora of information available applicable to property management. This was an area I wanted to learn more about to be better suited to assist my property in all areas, not just security.

I pursued and received my LEED Green Associate accreditation. I also attended a number of BOMA/Chicago events each year, focused on varied issues including green initiatives, fire code requirements, building measurement procedures.

You were a part of the team at 71 South Wacker that achieved their second international TOBY award. How did you contribute to this process?
Applying for a TOBY Award is a very detailed process so our entire team was involved. I was mostly responsible for gathering the support related to many of the “life safety” requirements of the application. This included gathering all of the documentation, certifications, policies and procedures, and emergency response plans on hand at the property.

What are some of the benefits of participating in TOBY?
I was able to learn a lot about my building. I learned some of the historical details, such as architectural facts and design specifications, in addition to many of the processes and programs in place that make the building a leader in sustainable operations.

One of the things I learned through the TOBY process at 71 S Wacker is that you can always strive to do better by enhancing programs, starting new initiatives, and educating team members and tenants. Constantly raising the bar not only enhances the property but also gives the building a slight edge over the previous year.  It’s a lot of work, but the reward is worthwhile.

You regularly hosted training sessions for tenants focused on security and safety issues. What were some of the topics you addressed and how did you motivate tenants to participate in these meetings?
In today’s climate, there is a lot of concern over safety in the workplace. I basically took topics that I had heard tenants ask about often (such as active shooter, severe weather, elevator entrapments), and put together presentations defining those situations and providing a step-by-step guide for what the building would do in the situation, and what tenants should do to keep themselves safe.

These were quite successful. The building usually began advertising them through email about four to six weeks ahead of time, and we saw the highest attendance when a few reminders were sent out, especially in the days leading up to the events.

What are some of your interests and hobbies outside of work?
I have two daughters under four, so I don’t have a lot of time for hobbies! My favorite thing in the world is spending time with my family. My wife and I try to make sure the girls get out to experience the world, so we often take them to parks or to go swimming.

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2019 Gold Circle Award nominations are open September 17 through October 26, 2018. Click here for more information.

Sean Casey, Chief Engineer with JLL at 71 South Wacker, was named BOMA/Chicago’s 2018 Building Engineer of the Year.

How did you get your start in the commercial real estate industry?
I started out as an Apprentice Engineer in 1992 at 309 W. Washington for Equity Office and worked in the hotel industry for ten years as a Chief Engineer. Ten years ago I returned to a BOMA/Chicago building as a Chief Engineer.

What was the best advice you were ever given?
The best advice I was given was to never say “no” when approached with a new idea or opportunity. You can never go back and change your answer because more than likely that opportunity has passed.

What is your “pet peeve” in the work place?
I would say not embracing new technologies and not being open to change. These new technologies need to be proven before implementation but you must be open to it.

What tenant issues take up most of your time and how do you handle them?
We have been going through quite a bit of tenant construction at 71 South Wacker the last few years along with building “ready now” suites, both of which have taken up a large portion of my day.

What are some trends you’re seeing in the commercial real estate industry that interest/impact you the most?
Amenity floors are now a part of all the buildings. New and old buildings are all utilizing obscure spaces to attract tenants. What once was a dead space has been transformed into a gym, lounge, or game room.

You have led major energy efficiency initiatives generating hundreds of thousands of dollars in savings. What were some of the lessons learned with these projects and do you have advice to share for others looking for ways to reduce energy costs?
Despite the implementation of a number of successful energy efficiency projects, 71 South Wacker was opened in 2004/2005, and it still has some areas where we can reduce energy usage. We’re fortunate because our owner will implement a measure that can have a ten-year payback, which gives us opportunities.

I would suggest always looking at what engineers and property management teams are doing in other buildings. Don’t hesitate to borrow an idea from another building if it makes sense in your own, and learn from others’ challenges or mistakes.

Your building has won not just one, but two international TOBY awards. What advice would you give to other chief engineers/engineers involved in a TOBY application now or in the future?
I would say that working together with the management team long before the initial TOBY application is due makes things a lot easier. We have policies in place that make tracking an easy process. Partnering with trusted BOMA/Chicago vendors that have a stake in the building is also necessary.

You’re an active participant in Retrofit Chicago’s Commercial Building Initiative and the City of Chicago Green Office Challenge. How have you benefited from these programs?
Retrofit Chicago and the Green Office Challenge provide opportunities for Chief Engineers to get together and share ideas on what has worked, what hasn’t, and to tour their facilities. Not every measure has the payback that was calculated, but nothing ventured, nothing gained.

You’re a volunteer with Habitat for Humanity. How did you connect with Habitat and why is it important to you?
I was introduced to Habitat for Humanity at the JLL Engineer’s conference. It was a great opportunity to work with JLL employees from around the world to provide a home for a family. The family was there with us and to see how happy they were was special. Each year at the conference, we assist with different charities and it is very fulfilling.

What are some of your other interests and hobbies outside of work?
I coach my two son’s hockey teams, play on a men’s league team, and enjoy the outdoors with my family.

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2019 Gold Circle Award nominations are open September 17 through October 26, 2018. Click here for more information.

BOMA/Chicago Preparedness Committee Chair Erin Parks with Sterling Bay recently interviewed Chicago Fire Department Deputy District Chief Walter Schroeder, who is celebrating his 30^th year anniversary with the Chicago Fire Department.

What is your role at the CFD?

Chief Schroeder: I conduct education for the public, which includes all residents from preschool to senior citizens, in addition to property management teams and tenants in commercial buildings. Some of the areas I oversee include safety director training, evacuation drills, fire safety seminars, and community outreach.

What documents should each building have at the ready for first responders?

Chief Schroeder: I can’t emphasize enough the importance of keeping the First Responder Book updated.

There are some specific areas that should be updated regularly and treated as living documents. The first is a list by floor and tenant space of individuals who have an inability to ambulate, or other mobility disability, including those with temporary injuries. Property management teams should ensure tenants are aware of the importance of keeping this information up-to-do date, encouraging regular, two-way communication.

Another document that should be updated regularly is the emergency contact list for the property management team. Don’t wait until the emergency happens to discover you are unable to reach a key team member. These are the people who know your building the best and should be on the scene.

The property management team should review the entire First Responder Book at least once a year to make any necessary changes.

How can buildings be better prepared for a CFD response?

Chief Schroeder: Make sure the key property management team members – including the property manager, security director and chief engineer – are at the building fire panel for the first arriving CFD officer. It’s imperative that the property management team is on-hand and prepared to share basic facts with the fire department such as:

• reason for call
• location of incident
• situation details
• best and safest route to get to the location
• location access requirements (is a key or pass card necessary?)

Additional information you may need to share with the fire department could include:

• location and access to fire pump
• condition of fire pump (are there water pressure problems? any operational issues?)
• water shutdowns, if applicable
• construction areas in the building
• location of trapped elevator (what floor? is it a blind shaft?)
• elevator company and arrival status

It’s crucial that building engineers and other team members should never personally investigate the area after a fire alarm has gone off. This thought process can be deadly. Not only does it delay contact to the fire department, it could allow the fire to spread or even trap the person in the fire. One of the many benefits of the Chicago Fire Department’s Fire Safety Director Training is its focus on raising awareness about this issue. If the fire panel goes into fire mode, the building engineer and all others should trust there is in fact a fire and immediately contact the fire department. Let the fire fighters who have all the necessary training, equipment and capabilities address the situation. It is imperative that the building engineer – who knows the building the best – be on-hand when first responders arrive.

I would also suggest that buildings schedule a preparedness tabletop exercise once a year with property manager team and invite the CFD and other first responders to participate. This provides another opportunity for the CFD to get to know you, your building, and your tenants.

What is your biggest pet peeve that buildings do in emergencies or fire drills?

Chief Schroeder: One of my biggest pet peeves is when the building team isn’t prepared for the drill, such as not knowing the drop plan – the floors where tenants are relocating.

Another pet peeve is not checking the fire panel to confirm it’s operational. The Chicago Fire Department checks the panel once a year and the building is responsible for checking regularly throughout the year, optimally on a weekly basis, along with the fire pump.

Tell us more about the Chicago Fire Department’s 2020 “All Hazards” Conference

Chief Schroeder: The Chicago Fire Department will host an “All Hazards” conference on July 20-25, 2020 (tentative dates). We’re incredibly excited about this conference, as it will be the first of its kind that teams together the public and private sectors. Conference sessions will address all kinds of emergency situations and ways to mitigate them, with the ultimate goal of keeping our citizens safe. We already have commitments from leaders all over the world that will bring different experiences for the benefit of learning.

Between now and then we want to make the conference as collaborative as possible and encourage feedback from property management teams, including security directors and building engineers, about what content would be most useful to include. Some specific questions we have for your members are: what hazard skills does your property management team need? What topics would be most helpful to review? What types of hands-on demonstrations would you like to see? Please send your feedback to me at Walter.Schroeder@cityofchicago.org.

What is the best thing about being part of the CFD?

Chief Schroeder: I have been blessed to live my dream of being a part of the greatest fire department in world. The camaraderie on the job as well as the feeling of helping others is just incredible.

Jim Wissinger with Harvard Maintenance, was named BOMA/Chicago’s 2018 Affiliate Member of the Year.

After drying out from the BOMA PAC dunk tank at our recent Golf Classic, Jim Wissinger – twenty-year plus BOMA/Chicago veteran and 2018 Affiliate Member of the Year – takes time to share his thoughts on emerging trends, professional development and networking.

Jim serves as Midwest Director of Business Development at Harvard Maintenance, which provides contract cleaning and janitorial services for a wide range of sectors. Recalling his first job in his hometown of Pittsburgh, Pennsylvania shoveling snow and cutting grass, Jim jokes that he’s still shoveling snow to this day.

Jim started out in the commercial real estate industry when he moved to Chicago in the ‘80s. He benefited from working in a wide variety of companies, including elevator service, energy and cleaning, and talks about the importance of expanding horizons. “I would urge others not to get stuck in one industry,” Jim says. “You’re not a technical expert when you’re in sales, so look at ways to diversify industries and learn from each of them.”

When reflecting on the advice he would share with others in the industry, Jim doesn’t hesitate in his response: nothing happens overnight, everything takes time. He emphasizes the importance of building lasting relationships, and always being willing to share advice and knowledge – even with competitors. “Affiliate members should strive to provide value to property management teams through innovation, resources and introductions even when it’s not directly related to their company,” Jim says. “I always ask, what else can I help you with in addition to cleaning?”

On the topic of emerging trends in the industry, Jim points to health and wellness in buildings. “Wellness is complimentary to sustainability and is gaining traction as building owners and managers are learning that a healthy environment is essential to attracting and retaining tenants,” Jim explains. In fact, Harvard created the Cleaning for Wellness program as a significant way that buildings can improve health and productivity by focusing on health and safety, sustainability, productivity, and asset preservation.

In addition to emphasizing wide-ranging experience and relationship building, Jim is a firm believer in the value of education for Affiliate Members to better understand customers’ businesses and offer effective solutions. “Education gives you the knowledge to talk about a lot of different things to people in the commercial real estate industry,” Jim says. BOMA/Chicago provides numerous educational opportunities, including free monthly lunch and learns and the upcoming Foundations of Real Estate offered this September.

Networking events are also an important way to get involved and connect with clients. Jim’s favorite BOMA/Chicago event is the TOBY Gold Circle Awards Gala because it represents the best of the best. “It’s like the Academy Awards of our business,” he adds. Jim was recognized as Affiliate Member of the Year not once, but twice – first in 2008 and also this past year at the 2018 Gala. Additionally, Harvard Maintenance proudly served six of this year’s local and regional TOBY winners, including international TOBY winner 100 North Riverside.

Jim also organized BOMA/Chicago’s very first Golf Classic (which celebrated its twentieth-year anniversary this August) and served on the planning committee for a number of years. The event sold out both golf courses in its first year and continues to be more and more successful each year.

In addition to being a rookie volunteer at Big Brothers Big Sisters, Jim connected Harvard with Revive Center, a Chicago-based organization that works to end homelessness and provide affordable housing to its residents. Harvard is partnering with Revive Center to provide job opportunities and training to their clients, and the company has already hired four people and has plans to expand the program. Jim speaks fondly about a grandmother with an amazingly positive attitude whom he worked with directly. Recently hired in a permanent, full-time position, she now has a livable wage, pension and health insurance.

In his spare time, Jim loves to cook, and when he starts talking passionately about sous vide and the innovative kitchen appliances he recently acquired, it’s apparent he may have missed his calling as a TV pitchman. Jim also enjoys using his smoker and pizza oven and is especially intrigued with the idea of blending technology with cooking so he can spend less time in the kitchen and make more time to socialize with family and friends – many of which we can only assume will be members of the commercial real estate industry.

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2019 Gold Circle Award nominations are open September 17 through October 26, 2018. Click here for more information.

Steven Castans, Director of Security with JLL at NBC Tower, was named BOMA/Chicago’s 2018 Security Director of the Year.

Everyone has their own unique story about how they ended up in the commercial real estate industry. What’s yours?

Upon retiring from the Police Department, I partnered with Larry Doria to run SMI (Security Management and Investigations). My focus at SMI was primarily on BOMA/Chicago member buildings, so I quickly became a member of BOMA/Chicago, where I met and become friends with leaders in the industry including Steve Zsigray, Susan Hammer, Mark Anderson, Myrna Coronado, Bob Quast and T.J. Brookover. I also joined CREN and ASIS. In 2010, we sold SMI to Securitas Security USA, where I stayed on as a Branch Manager in the suburbs, and later moved to the Mobile Unit as their Branch Manager. Right when I was ready to retire, I was asked to become the Director of Security for NBC Tower, which I accepted. I have been here for almost 3 years.

Before working at NBC Tower, you served as Chief of Police for the Cook County Forest Preserve. Did you grow up wanting to be a police officer?

My father was a Chicago Police Officer for 42 years, retiring as a Lieutenant. I was exposed to the law enforcement world my whole life, and I always wanted to be a police officer. I originally took the test to be a Chicago Police Officer. When a federal lawsuit stopped the testing process, I became a police officer with Cook County. Several years later, I was contacted by the Chicago Police Department and was invited to become an officer, but I opted to stay with the county as I was already a Sergeant.

What are some of the major security challenges facing security directors/property management teams today in commercial office buildings and which tools are most effective in addressing them?

Finding qualified security officers is a major challenge and will continue to be in the future. With fast food chains and other corporations offering $15 an hour, the security hiring pool is drastically shrinking. Going forward, I believe remote monitoring and a reduction of officers in buildings will be the new trend. We will need to place more emphasis on technology and training to monitor buildings rather than individual officers.

How do you think this increased focus on technology will change security in commercial office buildings?

With facial recognition, RFID, and advances in access control, who knows where technology can take security of a building. Right now, you can use your phone to scan into a building and activate a card reader. Facial recognition can open elevator doors. RFID woven into a carpet can tell a property manager what was vacuumed and what was not. Technology will change security in a building.

What are some other security trends you’ve seen over the years in the commercial real estate industry?

Management companies used to hire security for individual buildings, and now many of these same companies hire security for an entire portfolio of buildings, which I think is the right approach. It provides for consistency in standards, procedures and expectations for the entire portfolio, while also reducing costs.

What is one of the biggest security risks in which commercial office buildings need to be prepared?

With easy access to guns, the violent intruder could be the most serious risk to a building. I personally believe that building access should be closed and controlled rather than allowing open access and uncontrolled movement. I like turnstiles to control entry to a building and requiring tenants and visitors to use access cards to enter the premises.  With the sharp rise in domestic violence, an attack on an individual or group causes me great concern.

You recently revised emergency procedures at the NBC Tower, creating a color-coded manual of policies and procedures. Can you share some best practices for other security directors thinking about creating or updating their own emergency procedure manual?

I have found that most Fire Life Safety Manuals are bulky and hard to use. I wanted to make NBC’s manual user-friendly so I color-coded each section to represent an event, such as weather, fire, medical emergency. This makes it easier for officers or tenants to respond to an emergency event and comply.

When developing emergency procedures, I recommend that Security Directors talk with their tenants and property management teams to get their input. Having participation from these key stakeholders makes it easier for everyone to understand why we do what we do and how we want them to respond.

Do you have a “pet peeve” in the workplace?

An officer’s appearance. I’m a stickler on wearing the uniform properly and proudly.

As a former police chief and an industry leader known for your strong relationships with the Chicago Police Department and U.S. State Department, can you provide some guidance to our members about ways to strengthen their existing relationships with our local first responders?

It is imperative that the building Security Directors and Property Management know their Police Business Liaison and Police District Commander. In the Downtown Business District, a building is either in the 1^st District, 12^th District or the 18^th District.  

If you have any foreign government entities in your building, a simple call to the U.S. State Department will give you a name of an agent who would be your point person if you would need any questions answered or assistance. Also, it is very important to work with the Chicago Fire Department, which most buildings do when they have fire drills and Fire Life safety training for their building.

I strongly encourage every property manager to invite the police into the building for table tops or training. Use the meetings to share an understanding of the building’s floor plan, common spaces, and critical areas before there is an emergency so when or if there is an emergency, they can better respond.

You were recently awarded Mentor of the Year by the Illinois Security Professionals Association. Did you have a notable mentor in your life? How would you suggest others find mentors?

I became Chief at 29 years old, and most officers in my department had holsters that were older than me [Editor’s note: Steve was the youngest police chief in the US for five years – for departments with 100 or more officers]. Between some old-time Police Chiefs, a State Police Lt. Colonel, and my father, I had the opportunity to learn from several mentors who took time to help me succeed.  Since then, I have always recognized the need to mentor anyone who was interested. Today there are several organizations that can assist an individual in succeeding in both Property Management and Security. BOMA/Chicago has the Emerging Leaders Network and offers a number of educational classes to assist new property managers.  

What do you do for fun when you’re not working?

I like to paint and draw. I work with oils and watercolor paintings and I am now trying other media.

If you could travel anywhere, where would you go?

Italy. Because I’m a painter and artist, I would love to see the museum at the Vatican. 

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2019 Gold Circle Award nominations are open September 17 through October 26, 2018. Click here for more information.

By Rachael Bruketta, Vice Chair of BOMA/Chicago Energy and Sustainability Committee

BOMA/Chicago’s Energy and Sustainability Committee works to make member commercial buildings more energy efficient through ongoing educational programming and providing a basis for BOMA/Chicago’s energy advocacy efforts. Under the leadership of the newly appointed committee chair Eric Duchon with LaSalle Investment Management and vice chair Rachael Bruketta with Sterling Bay, the committee has continued to recruit members from diverse fields and backgrounds, including service providers and property managers, leading to a more expansive set of perspectives and insights.

Over the last two years, the committee has improved its educational offerings, making them more accessible to BOMA/Chicago members to actively learn about what’s happening in the industry from an environmental point of view. Topics covered have included available incentives for utility upgrades, reasons for fluctuating utility pricing, and how grid modifications are affecting consumers.

For example, last year, the committee put together a handful of case studies for our members about energy-efficient upgrades with step-by-step details on how they were achieved. Each case study creates an example for others about what is possible for a property to reduce its overall environmental impact.

Additionally, the committee has started to hold open meetings to provide information and resources to non-committee members, while adding more energy related events to BOMA/Chicago’s educational and networking calendar. The committee has hosted open meetings about ComEd and Peoples Gas energy incentives, Energy Star Certification changes happening in August 2018, and Chicago’s Energy Rating System, which will be rolled out by the city in 2019.

Last summer, the Energy and Sustainability Committee conducted a panel on Monitoring Based Commission (MBCx) and over the past year has hosted two BOMA Energy Efficiency Program (BEEP) full-day seminars with six courses focused on developing energy efficiency programs at buildings. Each seminar included input from committee members who are experts in their field, as well as guest speakers to provide information to attendees to achieve great efficiency. Next week, join the Committee for a panel on Health & Wellness – a trending topic in real estate.

Not only does the committee help BOMA/Chicago members stay informed with the latest news and resources, members also help advocate for green initiatives with an understanding that reliable energy at a lower cost is critical for a robust and competitive business climate in the City of Chicago. One of the current advocacy initiatives includes participating in working group discussions for the Next Grid initiative, which is being led by the Illinois Commerce Commission and has the potential to shape the state’s energy policy for decades. With commercial office buildings using up to a quarter of their operating budgets on utilities, maintaining a strong voice on energy policy is imperative.

The dedication of the Energy and Sustainability Committee to awareness, education and advocacy is what makes the commercial office building industry thrive, and has an impact on the entire city as Chicago leads the nation in sustainability efforts. Through teaching classes on energy-efficient practices, sponsoring events on sustainability, and advocating for lower utility costs and a competitive energy market, the committee keeps the conversation going and searches for solutions to the challenges every building is facing. After all, we’re all in this together.