Closing the Deal: Advanced Tenant Selection
Closing the Deal: Advanced Tenant Selection Tuesday, June 2, 2015
Panelists James Thomson, New Path Foundation Debbie Walker, Jerry Forbes Centre for Community Spirit Tom O’Connor, Al Sigl Community of Agencies
Facilitator Kim Sarnecki, Tides Network
Foundation Advanced Tenant Selection …engagement and retention strategies
Key Considerations Starting with the Shared Space Concept
Vision – Keeping it alive throughout process. Mission – Clarity of “HOW” all this will work. Fit – Playing not only nice but GREAT in the sandbox. Key to this is ensuring mission alignment of all tenants.
One of the biggest challenges we face is keeping our Vision alive and ensure key messages are in place for all stakeholders - tenants, funders, and the community.
Key Considerations Cont’d… Early investments include ensuring ongoing commitment of time and resources. Long term investments also include the above!!
Identify all stakeholders early on, involve them completely in the concept and vision, and ensure there is board governance involvement (board members can often see more clearly the longer term benefits than staff members) Readiness to commit to a shared space concept is key.
Determining The Right “Fit” • Use agreed upon Vision, Mission and Values to guide you • Common language • Know what you are wanting from them – possible partner, tenant, referral source, etc.
The four T’s From our experience…
1. Trust - folks have to have trust in the concept and each other.
2. Time - nothing happens overnight, plan at least 2 years. 3. Turf - one must tear up individual agency turf. 4. Transparency - be open and transparent in all you do.
Our experiential example… the common roof™ Our Vision:
Building a healthy, growing community for children, young families, and adults today and tomorrow.
Our Mission:
We are a community-based social enterprise providing sustainable and professional work space for human-service non-profit organizations.
Our Impact:
Maximized efficiency and effectiveness for human service non-profit organizations. Increased funds for human-service programs within your community.
From the start…space design based on intentful collaboration
the common roof™ Barrie, Ontario, Canada
1. 2. 3. 4.
Agenda for today Workshop Outcome New Path Why an Interactive Tool Using the Tool Total 26,000 square feet, 60% shared space Sits on 4.5 acres within City of Barrie Planning for 40,000 square foot Phase II Five Partner Tenants enjoy 10 yr fixed rate lease
the common roof™
1. 2. 3. 4.
Orillia, Ontario, Canada
Agenda for today Workshop Outcome New Path Why an Interactive Tool Using the Tool Total 36,000 square feet, Opened August 2011 Prime location downtown Orillia, Ontario 4 Partner/9 Tenant Organizations Partially funded by Federal and Provincial Grants
the common roof™ Concepts Key Messages…setting the stage for Tenant/Partner “fit” ► ► ► ► ► ► ► ►
Strength through Co-Location Registered Non-Profit as the Owner/Landlord Client First at all times: Child and Family Centered Approach Service Provider Sustainability well into the Future Quality and Maximum Shared Office and Program Space Accessible, Community Driven, and Community Based Push the Boundaries of Integration and Collaboration Provide a Model for Effective Social Investment with Significant Long Term Benefits
the common roof™ Benefits Key messages and approaches to securing Tenants/Partners and hopefully keeping them for the long term ♦ ♦ ♦ ♦
Clients Benefit Staff and Volunteers Benefit Community Benefit Partner and Tenant Financial Viability – ROI – USG
Learning’s and AHA Moments 1. Know your challenges and opportunities from the start 2. Identify a broad range of potential Tenant/Partner stakeholders 3. Work reciprocally with key groups – Realtors, Chambers of Commerce, BNI, Service Clubs, Community Tables 4. Consistency (built in with some flexibility) in leasing opportunities available 5. Ongoing engagement is key for long term commitments 1. 2. 3.
Assessing their needs on an ongoing basis – creating opportunities to share and work together for the benefit of the shared space (i.e. Tenant/Partner Working Group) Having clear protocols and practices for everyone – reinforce vision, mission and fit Moving from co-location to animation (creating a sense of community)
6. Plan for scalability 1. 2.
% of common space vs. dedicated Ability to build out Or in as situations change
Foundation Thank You
My Coordinates… [email protected] www.newpath.ca www.thecommonroof.ca
Advanced Tenant Selection The Nuts and Bolts
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Policy
Know your Values, align your policy Flexible and open minded Some agencies fit but not all programs fit
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Jerry Forbes Centre Our Values Ethical Quality Integrity Collaboration Open Communication Fairness Volunteerism NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
TENANT SELECTION POLICY To provide a transparent policy on Tenant Selection in order to ensure that the Jerry Forbes Centre space is leased to tenants who align with the Values of the Centre. This provides information to interested organizations and guides the tenant selection process. The Jerry Forbes Centre is looking for Organizations that: •
Are Non-profits with founding documents
•
Serve Edmonton and/or the Capital Region
•
Are open to innovation and collaboration with other organizations
•
Are willing to invest in collaborative activities
•
Engage volunteers to deliver programs and services
•
Demonstrate financial sustainability Preference will be given to qualifying tenants with:
•
Canada Revenue Agency (CRA) registered charities founded three or more years
•
Organizations whose primary focus is in the field of Human Services
•
Organizations whose primary use of office space is administrative in nature
Organizations that will not be considered for tenancy are: •
For-profit or corporate organizations
•
Organizations set up for political or religious reasons
•
Organizations whose services may present a security risk to other tenants
Process Integrity, fairness in Application process Interview for the Give and the Get Research, Review, Rate Assess needs of Centre and other Applicants
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Practice The Good Values similar with diversity of programs More to bring to the collaboration
Not so Good Financially not able to pay What is NOT on the application Volume of Traffic inside and out
Surprises we learned about Applicants What we learned about Ourselves NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Reality Check Pressure to fill the Building Applicants change their minds Everyone wants a private office Volume of Applicants and work
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
How to Plan for Growth?
Thank You [email protected]
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Closing The Deal: Advanced Tenant Selection Thomas M. O’Connor Vice-President Operations , Al Sigl Community of Agencies June 2015
INNOVATIVE MODEL
Al SiglinOverview Missionhuman Driven • Founded 1962 by seven– independent service agencies who saw potential in collaboration • First Center 1968; fully accessible facility with gymnasium, therapy pools and cafeteria • Expanded twice
Elmwood Campus, Rochester, N.Y.
Al Sigl Community of Agencies Member Agencies • • • • • •
CP Rochester Epilepsy – Pralid Inc. Medical Motor Service National Multiple Sclerosis Society - Upstate New York Chapter Rochester Hearing & Speech Center Rochester Rehabilitation
Affiliates • •
Mary Cariola Children’s Center The Arc of Monroe County
Joint Ventures • •
Center Information Services Future Care Planning Services
Vision and Impact •Planning •Clear Purpose •Ongoing Work
r
40 Years of Steady Growth •Agencies movement •Doubled Space •Reduced Costs Each Move • On Demand (within reason)
Are you using that closet?
From Center to Centers
• We own and manage over 650,000 sq.ft. of real estate in 20 Buildings on 6 campuses • Fifth largest non-profit real estate holder in Rochester, NY.
r
r
Challenge
• Strategic Plan • Flexibility • Levels of Relationship
How to Address & Pivot r
Al Sigl Value Proposition • Real Estate Solutions – Custom built, priced below market • Shared Business Services – Top quality, reduced rates • Marketing and Fundraising – Successful, collaborative results – development, co-branding, capital campaigns • Brand Recognition – Staying Power, Reputation • & Special Needs • Achieving More Together – Combined power of many generates greater power together.
Changing & Growing
Here’s What We Did • Reorganized, Created a New Position • Formalized Team • Expanded Volunteers Network • New Processes • Patience r
Marketing
Tenant Selection One Size Does NOT Fit All
Flexibility is Huge
Pitfalls
Results •Growth • Added 14 New Tenants • Occupied Space is over 99%
•Inclusion & Diversity • Girl Scouts • Literacy Volunteers • Teens Living with Cancer
Future
Questions?
Panelists James Thomson, New Path Foundation Debbie Walker, Jerry Forbes Centre for Community Spirit Tom O’Connor, Al Sigl Community of Agencies
Facilitator Kim Sarnecki, Tides Network
Foundation Advanced Tenant Selection …engagement and retention strategies
Key Considerations Starting with the Shared Space Concept
Vision – Keeping it alive throughout process. Mission – Clarity of “HOW” all this will work. Fit – Playing not only nice but GREAT in the sandbox. Key to this is ensuring mission alignment of all tenants.
One of the biggest challenges we face is keeping our Vision alive and ensure key messages are in place for all stakeholders - tenants, funders, and the community.
Key Considerations Cont’d… Early investments include ensuring ongoing commitment of time and resources. Long term investments also include the above!!
Identify all stakeholders early on, involve them completely in the concept and vision, and ensure there is board governance involvement (board members can often see more clearly the longer term benefits than staff members) Readiness to commit to a shared space concept is key.
Determining The Right “Fit” • Use agreed upon Vision, Mission and Values to guide you • Common language • Know what you are wanting from them – possible partner, tenant, referral source, etc.
The four T’s From our experience…
1. Trust - folks have to have trust in the concept and each other.
2. Time - nothing happens overnight, plan at least 2 years. 3. Turf - one must tear up individual agency turf. 4. Transparency - be open and transparent in all you do.
Our experiential example… the common roof™ Our Vision:
Building a healthy, growing community for children, young families, and adults today and tomorrow.
Our Mission:
We are a community-based social enterprise providing sustainable and professional work space for human-service non-profit organizations.
Our Impact:
Maximized efficiency and effectiveness for human service non-profit organizations. Increased funds for human-service programs within your community.
From the start…space design based on intentful collaboration
the common roof™ Barrie, Ontario, Canada
1. 2. 3. 4.
Agenda for today Workshop Outcome New Path Why an Interactive Tool Using the Tool Total 26,000 square feet, 60% shared space Sits on 4.5 acres within City of Barrie Planning for 40,000 square foot Phase II Five Partner Tenants enjoy 10 yr fixed rate lease
the common roof™
1. 2. 3. 4.
Orillia, Ontario, Canada
Agenda for today Workshop Outcome New Path Why an Interactive Tool Using the Tool Total 36,000 square feet, Opened August 2011 Prime location downtown Orillia, Ontario 4 Partner/9 Tenant Organizations Partially funded by Federal and Provincial Grants
the common roof™ Concepts Key Messages…setting the stage for Tenant/Partner “fit” ► ► ► ► ► ► ► ►
Strength through Co-Location Registered Non-Profit as the Owner/Landlord Client First at all times: Child and Family Centered Approach Service Provider Sustainability well into the Future Quality and Maximum Shared Office and Program Space Accessible, Community Driven, and Community Based Push the Boundaries of Integration and Collaboration Provide a Model for Effective Social Investment with Significant Long Term Benefits
the common roof™ Benefits Key messages and approaches to securing Tenants/Partners and hopefully keeping them for the long term ♦ ♦ ♦ ♦
Clients Benefit Staff and Volunteers Benefit Community Benefit Partner and Tenant Financial Viability – ROI – USG
Learning’s and AHA Moments 1. Know your challenges and opportunities from the start 2. Identify a broad range of potential Tenant/Partner stakeholders 3. Work reciprocally with key groups – Realtors, Chambers of Commerce, BNI, Service Clubs, Community Tables 4. Consistency (built in with some flexibility) in leasing opportunities available 5. Ongoing engagement is key for long term commitments 1. 2. 3.
Assessing their needs on an ongoing basis – creating opportunities to share and work together for the benefit of the shared space (i.e. Tenant/Partner Working Group) Having clear protocols and practices for everyone – reinforce vision, mission and fit Moving from co-location to animation (creating a sense of community)
6. Plan for scalability 1. 2.
% of common space vs. dedicated Ability to build out Or in as situations change
Foundation Thank You
My Coordinates… [email protected] www.newpath.ca www.thecommonroof.ca
Advanced Tenant Selection The Nuts and Bolts
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Policy
Know your Values, align your policy Flexible and open minded Some agencies fit but not all programs fit
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Jerry Forbes Centre Our Values Ethical Quality Integrity Collaboration Open Communication Fairness Volunteerism NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
TENANT SELECTION POLICY To provide a transparent policy on Tenant Selection in order to ensure that the Jerry Forbes Centre space is leased to tenants who align with the Values of the Centre. This provides information to interested organizations and guides the tenant selection process. The Jerry Forbes Centre is looking for Organizations that: •
Are Non-profits with founding documents
•
Serve Edmonton and/or the Capital Region
•
Are open to innovation and collaboration with other organizations
•
Are willing to invest in collaborative activities
•
Engage volunteers to deliver programs and services
•
Demonstrate financial sustainability Preference will be given to qualifying tenants with:
•
Canada Revenue Agency (CRA) registered charities founded three or more years
•
Organizations whose primary focus is in the field of Human Services
•
Organizations whose primary use of office space is administrative in nature
Organizations that will not be considered for tenancy are: •
For-profit or corporate organizations
•
Organizations set up for political or religious reasons
•
Organizations whose services may present a security risk to other tenants
Process Integrity, fairness in Application process Interview for the Give and the Get Research, Review, Rate Assess needs of Centre and other Applicants
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Practice The Good Values similar with diversity of programs More to bring to the collaboration
Not so Good Financially not able to pay What is NOT on the application Volume of Traffic inside and out
Surprises we learned about Applicants What we learned about Ourselves NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Reality Check Pressure to fill the Building Applicants change their minds Everyone wants a private office Volume of Applicants and work
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
How to Plan for Growth?
Thank You [email protected]
NCN Building Opportunities-June 2015 Debbie Walker www.jerryforbescentre.ca
Closing The Deal: Advanced Tenant Selection Thomas M. O’Connor Vice-President Operations , Al Sigl Community of Agencies June 2015
INNOVATIVE MODEL
Al SiglinOverview Missionhuman Driven • Founded 1962 by seven– independent service agencies who saw potential in collaboration • First Center 1968; fully accessible facility with gymnasium, therapy pools and cafeteria • Expanded twice
Elmwood Campus, Rochester, N.Y.
Al Sigl Community of Agencies Member Agencies • • • • • •
CP Rochester Epilepsy – Pralid Inc. Medical Motor Service National Multiple Sclerosis Society - Upstate New York Chapter Rochester Hearing & Speech Center Rochester Rehabilitation
Affiliates • •
Mary Cariola Children’s Center The Arc of Monroe County
Joint Ventures • •
Center Information Services Future Care Planning Services
Vision and Impact •Planning •Clear Purpose •Ongoing Work
r
40 Years of Steady Growth •Agencies movement •Doubled Space •Reduced Costs Each Move • On Demand (within reason)
Are you using that closet?
From Center to Centers
• We own and manage over 650,000 sq.ft. of real estate in 20 Buildings on 6 campuses • Fifth largest non-profit real estate holder in Rochester, NY.
r
r
Challenge
• Strategic Plan • Flexibility • Levels of Relationship
How to Address & Pivot r
Al Sigl Value Proposition • Real Estate Solutions – Custom built, priced below market • Shared Business Services – Top quality, reduced rates • Marketing and Fundraising – Successful, collaborative results – development, co-branding, capital campaigns • Brand Recognition – Staying Power, Reputation • & Special Needs • Achieving More Together – Combined power of many generates greater power together.
Changing & Growing
Here’s What We Did • Reorganized, Created a New Position • Formalized Team • Expanded Volunteers Network • New Processes • Patience r
Marketing
Tenant Selection One Size Does NOT Fit All
Flexibility is Huge
Pitfalls
Results •Growth • Added 14 New Tenants • Occupied Space is over 99%
•Inclusion & Diversity • Girl Scouts • Literacy Volunteers • Teens Living with Cancer
Future
Questions?
