The Muller Company Completes $13.5 Million Refinance and Signs 84,864 SF of Leases and Renewals

The Muller Company Completes $13.5 Million Refinance of San Diego Office Building and Signs 84,864 SF of Leases and Renewals Valued at $16.9 Million

LAGUNA HILLS, CALIF. – The Muller Company, a full service real estate company specializing in management, investment and development of commercial real estate in the western United States, announced today that the firm has just completed a $13.5 million refinance of Pinnacle Executive Centre, a 110,110-square-foot Class A office building located in San Diego County, and signed 11 leases and renewals totaling 84,864 square feet and valued at approximately $16.9 million. Tom Mattinson of Quadrant Real Estate Advisors of Alpharetta, Georgia handled the refinance.

Located at 10920 Via Frontera in San Diego, Calif., Pinnacle Executive Centre was purchased by The Muller Company, with their financial partner, in May 2007, and is a five-story, Class A suburban office building built of steel and concrete with a stone and glass exterior.

The Muller Company’s new leases and lease renewals bring Pinnacle Executive Centre's current occupancy level percent to 76 percent. The two most significant leases that were recently signed were with On Ramp Wireless and The State of California. On Ramp Wireless, an existing 12,100-square-foot tenant, signed a lease for an additional 7,000 square feet and added six months to their current lease term for a total lease value of $2.2 million. The State of California, Department of General Services signed a nine-year lease for 23,382 square feet valued at nearly $8.4 million.

Pinnacle Executive Centre’s Property Manager Kim Sabre said, “The Muller Company and our leasing team from Colliers International created a very catchy and effective leasing campaign called “AS SIMPLE AS 1-2-3,” which offers a creative rent schedule of $1.00/SF in year 1, $2/SF in year 2 and $3/SF in year 3. This rent schedule also includes a broker bonus of $1.23/SF. We certainly attribute our success in bringing the building to 76 percent leased in such a short period of time to a dedicated team that includes The Muller Company as an owner and our creative leasing team, which includes Gary Williams from Colliers International and Jay Alexander from Jones Lang LaSalle (formerly with Colliers International).

"We all know the challenges of today’s economy, so our focus has been to not focus on the challenges, but instead find creative ways to get around them and get the attention of prospective tenants. The Muller Company understands the challenges that all business owners are faced with today and we continue to put every effort into finding ways to make deals that meet each party’s objectives,” Sabre added.

About The Muller Company
The Muller Company has over 30 years of experience in developing, acquiring and managing a diverse portfolio of over 20 million square feet of office, industrial and retail real estate throughout the western United States, with nearly 11 million square feet currently under management in the California and Phoenix markets. Over the years, The Muller Company has partnered with institutional owners such as GE Capital Real Estate, Capmark, Rockwood Capital, BlackRock, ING Realty and Metlife. Empowered by an entrepreneurial spirit and guided by an owner’s perspective, The Muller Company excels at mining the long-term value from every asset that it manages by adding value, either through leasing, capital improvements, refinancing, operational audits and repositioning. For more information, contact the Director of Business Development, Lori Ann Haigh at 949.460.5380 or visit www.themullercompany.com.

KTGY Principal Ken Ryan Invited to Speak on TOD Design Trends at Fresno Convention Center
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“TOD Development: Design Trends, Considerations and Everything Else Mother Never Taught You"

IRVINE, CALIF. - Award-winning KTGY Group, Inc., Architecture and Planning, is pleased to announce that Ken Ryan has been invited to participate as a speaker at the City of Fresno's Workshop, "Making Transit Oriented Development (TOD) a Reality in the San Joaquin Valley," on Friday, May 28, 2010, at the Fresno Convention Center from 8:30 am - 4:00 pm. Ryan is a principal and head of KTGY’s community planning and urban design studio and Ryan and his studio are currently serving as the design advisor for the Anaheim Regional Transportation Intermodal Center (ARTIC) High Speed Rail Transportation District, located next to Angel Stadium. ARTIC recently received Southern California Association of Governments’ (SCAG) 2010 Compass Blueprint Recognition Award for Sustained Leadership and the 2009 Gold Nugget Outstanding On-the-Boards Site Plan Grand Award.

Ryan's presentation, “TOD Development: Design Trends, Considerations and Everything Else Mother Never Taught You," will feature the latest trends in the design of TODs including innovative, environmental-friendly technologies as well as how to create successful TODs that complement, revitalize and support the local economy. Ryan will highlight TOD examples, review lessons learned from initial ideas to the built environment, and offer insights regarding the challenges and opportunities for addressing the issues of place, livability, demographics/lifestyle, phasing, and mobility from a design perspective. Attendees will be provided a handout summarizing key Design Guideline considerations, areas to avoid, and elements to embrace as part of TOD planning. His presentation will start at 2:30 pm.

With over 25 years of experience, Ryan has been responsible for a wide variety of complex, high-profile projects throughout the United States. His impressive list of recent projects includes ARTIC, Corona High Speed Rail Transit District, Aldea Town Center at Porter Ranch, Chapman University, and La Floresta, a multigenerational urban infill community.

“By sharing some of our work, we hope to engage and enlighten attendees to the possibilities of how TOD, particularly as it relates to the current High Speed Rail efforts, provides a strong platform for addressing the issues of livability, affordability, sustainability and mobility in a deeper, more integrated way," Ryan says. “It’s more than reducing vehicle miles traveled (VMT); it’s about applying the fundamentals of great neighborhoods to an urban setting and allowing for compelling memorable places to emerge."

Ryan has served on numerous local, regional and national boards including: two-term past Mayor of the City of Yorba Linda; past two-term Chairman of the Foothill/Eastern Transportation Corridor Toll Road Agency; past Board Member of the Orange County/Riverside County Major Investment Study (MIS) Corridor Agency; past Board Member of the Transportation Corridor System (TCS) Orange County Toll Road Agency. He is currently: Advisory Board Chairman for Abode Communities of Orange County; a member of the National Board of Directors for Trauma Intervention Programs, Inc.; Chairman of the Placentia Linda Hospital's Governing Board; and is an Advisory Board Member of Planning, Policy, and Design at U.C. Irvine. He is a past Member of the Board of Directors of the Orange County Fire Authority; and recently served as a Member of the City of Anaheim’s Housing Element Ad Hoc Committee.

Ryan has been selected numerous times in Builder & Developer magazine’s “Who’s Who in Homebuilding”, was recognized as one of the 25 Most Influential People in North Orange County Magazine, and was one of three representatives from the United States invited to participate in an International roundtable discussion held at the SINO-International Real Estate Summit in Shanghai, China. He guest lectures at University of Southern California (USC), California Polytechnic State University, Pomona, and University of California, Irvine, and has published numerous articles regarding the planning profession. He regularly participates in Orange County radio and television programs and printed media interviews and graduated with a Bachelor of Science degree in Urban Planning from California Polytechnic State University, Pomona.

For more information about the event, visit www.fresno.gov/TODWorkshops or contact Bonique Salinas at the City of Fresno at Bonique.Salinas@fresno.gov or 559.621.8024.

About KTGY Group, Inc.
Established in 1991, KTGY Group, Inc., Architecture and Planning, provides comprehensive planning and award-winning architectural design services for residential communities, retail, hospitality, mixed-use and related specialty developments. KTGY delivers innovative solutions that reflect clear understanding of development, marketing and financial performance and takes particular pride in its highly motivated and principal led studios. Serving clients worldwide, KTGY maintains offices in Irvine, Oakland and Santa Monica, and in Denver. See www.ktgy.com.

KTGY Principal Chris Texter to Speak at Orange County Housing Trust Summit in Irvine
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New Ideas and New Direction: Housing Innovation and Sustainability

IRVINE, CALIF. - Award-winning KTGY Group, Inc., Architecture and Planning, is pleased to announce that Chris Texter, AIA, NCARB, LEED AP and principal has been invited to participate as a speaker at Orange County Housing Trust’s fourth annual summit, “New Ideas & New Directions: Looking Towards the Future,” on May 20, 2010, at the University of California, Irvine, at the Student Center from 8:30 am to 2:30 pm. This year’s Summit will feature a diversity of experts who will bring insight and clarity to the county’s and state’s housing status and offer their views on Orange County’s housing future.

Texter’s presentation, “New Ideas and New Direction: Housing Innovation and Sustainability,” will focus on the new design trends, green products and sustainable technologies that are influencing the housing industry. The presentation will include examples of recent and future communities that demonstrate innovative and practical solutions to sustainable communities. The projects will illustrate how architectural design is impacted by Sustainable ideas imposed on the community and by ideas by choice. These will include communities that promote sustainable lifestyles by way of Transit Oriented Development, Mixed Use or Urban Infill to sustainable building construction in Urban and Suburban communities. The presentation will demonstrate the ability to integrate sustainable building practices into the planning, construction and operation into affordable and market rate construction. His presentation begins at 10:55 am.

“It is no longer a question of providing sustainable design features as a novelty because sustainable building practices have gone main stream,” Texter said. “The builder or developer that is not incorporating sustainable features will be behind the market demand. We are now at a point of determining the furthest extent to which sustainable building practices can be integrated based on market demand, selling/renting prices and budgets.”

The question is how will planning and architecture actually influence the lifestyle choices that lead to sustainable “living” not just a sustainable “building,” Texter asks. “Planning communities based on a core that supports the adjacent living will have a different impact on our lifestyle then the recent past. Whether this adjacency is either vertical or located across the street, differing uses are no longer seen as non-compatible. Furthermore, not only are these uses compatible but they are harmonious and should exist as one in a sustainable living environment. The focus has broadened from the sustainable building product to the sustainable community to the sustainable city,” Texter said.

Concentrating on multi-family and mixed-use developments, Texter is called upon for his keen knowledge and talent in code interpretation, leading to unique solutions and innovative designs for KTGY’s clients. With nearly two decades of experience throughout California and Nevada, Texter excels in the resolution of complex challenges including difficult sites, tight budgets, and scheduling concerns.

For more information about the event, visit www.ochousingsummit.com.

About KTGY Group, Inc.
Established in 1991, KTGY Group, Inc., Architecture and Planning, provides comprehensive planning and award-winning architectural design services for residential communities, retail, hospitality, mixed-use and related specialty developments. KTGY delivers innovative solutions that reflect clear understanding of development, marketing and financial performance and takes particular pride in its highly motivated and principal led studios. Serving clients worldwide, KTGY maintains offices in Irvine, Oakland and Santa Monica, and in Denver. See www.ktgy.com.

KTGY Principal Mike Flynn to Participate as Moderator and Panelist at ICSC’s Global Retail Real Estate Convention in Las Vegas
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Building Green Panel: “What Has Worked, What Hasn’t Worked, and Where Do We Go From Here?” Held on May 24th at 2:30 p.m.

IRVINE, CALIF. - Award-winning KTGY Group, Inc., Architecture and Planning, is pleased to announce that Mike Flynn, a principal and LEED AP, has been invited to participate as the moderator and panelist at the International Council of Shopping Centers’ (ICSC) annual RECON, The Global Retail Real Estate Convention held from May 23-25, 2010, in Las Vegas, NV. Flynn’s panel, which will be presented on Monday, May 24, at 2:30 p.m., will focus on green building and is entitled, “Corporate Retailer to Boutique Retailer – What Has Worked, What Hasn’t Worked, and Where Do We Go From Here?”

Panelists for the session will also include: Paul Loubet, president of Dreyfus Real Estate; Barry Giles, CEO and LEED facility emeritus for Building Wise, LLC; and Doug Wiele, a founding partner of Foothill Partners, Inc. “Our session will discuss the goals and reasons for sustainable building, the risks, how we measure sustainability, and the design approaches and systems that have proved to be cost effective sustainable solutions,” says Flynn. “We will also discuss why retail has historically lagged behind the corporate office market in adopting sustainability as an important building and design component and how future green legislation can impact retailers.”

According to Pacific Gas & Electric’s Food Service Technology Center (FSTC), Restaurants are the retail world’s largest energy user. They use almost five times more energy per square foot than any other type of commercial building. “Electrical utilities are likely to increase peak demand rates, and to expand incentive programs for owners who have energy-efficient facilities,” notes Flynn.

“Many people think that only new buildings can be green but there is quite a lot that can be done to improve an existing building’s or shopping center’s energy efficiency without incurring a major expense, whether LEED certification is desired or not. However, if you’re building today without LEED, you’re building in obsolescence. Companies need to be very smart about how they go green so that the money as well as energy is used efficiently,” Flynn says.

With 40 years of experience, Flynn serves as a leader guiding the design and implementation of a wide variety of high profile commercial, mixed-use, retail, entertainment and resort projects throughout the United States and overseas. Keeping him in the forefront of the industry is his notable understanding and comprehensive experience with the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) Green Building and the Build-it-Green rating programs, including the latest products and cutting-edge technologies in sustainability/green building practices. Flynn’s proficient management skills and background provide KTGY and its clientele superb quality in design and final product. Prior to joining KTGY, Flynn served as senior vice president/director of commercial, retail and entertainment projects for a national firm with 1,600 employees in the United States.

Flynn is a licensed architect in the following states: California, Arizona, Delaware, Florida, Illinois, Kansas, Nevada, Ohio, Oklahoma, Texas, Utah and Virginia. He holds a National Council of Architectural Registration Boards (NCARB) Certificate and is a Leadership in Energy and Environmental Design (LEED) Certified Professional. He is also a member of the American Institute of Architects (AIA), Urban Land Institute (ULI) and U.S. Green Building Council. Flynn received his Bachelor of Architecture degree from California State Polytechnic University, San Luis Obispo.

About ICSC
Founded in 1957, the International Council of Shopping Centers (ICSC) is the global trade association of the shopping center industry. Its 60,000 members in the U.S., Canada and more than 80 other countries include shopping center owners, developers, managers, marketing specialists, investors, lenders, retailers and other professionals as well as academics and public officials. As the global industry trade association, ICSC links with more than 25 national and regional shopping center councils throughout the world. Visit www.icsc.org for more information.

About KTGY Group, Inc.
Established in 1991, KTGY Group, Inc., Architecture and Planning, provides comprehensive planning and award-winning architectural design services for residential communities, retail, hospitality, mixed-use and related specialty developments. KTGY delivers innovative solutions that reflect clear understanding of development, marketing and financial performance and takes particular pride in its highly motivated and principal led studios. Serving clients worldwide, KTGY maintains offices in Irvine, Oakland and Santa Monica, and in Denver. See www.ktgy.com.

KTGY-Designed New LEED Silver Candidate, Transit-Oriented Apartment Community Celebrates Grand Opening in Anaheim
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SARES-REGIS debuts The Crossing, adjacent to Metrolink Anaheim Canyon Station

IRVINE, CALIF. - Designed by KTGY Group, Inc., Architecture and Planning, The Crossing celebrated the completion of a new luxury, transit-oriented apartment community in Anaheim, Calif., with a Grand Opening ceremony on April 22, 2010. Developed by SARES-REGIS Group, the largest privately-held developer of green apartment units in Southern California, The Crossing provides amenity-rich, pet and eco-friendly living adjacent the Metrolink Anaheim Canyon Station, close to employment, shopping, dining and entertainment, and easy access to 91, 55, 57, 22 and 5 freeways.

Located at 3530 E. La Palma Avenue in Anaheim, near N. Tustin Avenue, The Crossing is a modern, urban, infill apartment community consisting of 312 well-appointed lofts, one- and two-bedroom apartment homes (some with dens) and 39 live/ work units. There are 11 floor plans with the units ranging in size from 639 square feet to 1,421 square feet. Rent runs from $1,320 to approximately $2,165 per month.

“This is an exciting location – especially for commuters as The Crossing is situated next to the Metrolink/Amtrak station with convenient access to all the area’s major freeways and shopping, dining, entertainment and employment,” said David Senden, a principal with KTGY and lead designer on the project. “Built on a 5.2-acre site, which previously housed a warehouse building, this new development will spur the area’s conversion to quality residential.”

The Crossing features contemporary, urban architecture, resort-style amenities and upscale residences that attract career professionals, entrepreneurs and empty nesters with upscale urban preferences. “The Crossings’ bold profile avoids the typical monolithic look by using smaller animating elements, courtyard orientations and active corners to ensure an inviting human scale,” Senden said. “The sociable amenities enhance two boundaries, while a marquis presence defines the principal entrance. All of the apartments incorporate raised ceilings, expansive windows, high-end appointments and energy-efficiencies, and are focused on themed courtyards to orient them away from traffic, freeway and rail.”

The Crossing has been designed and built as an environmentally-friendly, smoke-free residential community promoting healthy living and sustainable practices. It is also a candidate for LEED Silver certification by the U.S. Green Building Council. LEED stands for Leadership in Energy and Environmental Design and provides a definitive national standard for what constitutes a “green building.” The project utilizes existing infrastructure and includes: dedicated parking for 120+ bicycles and preferred parking for fuel efficient vehicles; employs cool roof technology to reduce the heat island effect; maximizes open space; and captures storm water runoff. In-unit measures further promote a beneficial green prototype for attached housing.

Other green features include: Broan SmartSense ventilation systems to improve air circulation, high-grade energy efficient windows, water-saving fixtures including high-efficiency dual flush toilets, energy-saving compact fluorescent lights, low-VOC (Volatile Organic Compound) paint, adhesives and carpet, carpets made from 100% post-recycled content (recycled plastic bottles) and a community recycling program. There are also separate chutes for recyclables.

According to Senden, SARES-REGIS achieved a 94 percent landfill diversion rate during demolition and a 75 percent recycling rate during construction. “In a region dominated by the automobile and consumption of our natural resources, this environmentally-friendly development is a positive alternative that responds to a new demographic that is energy conscious but still demands resort-style living and rich amenities, near mass transit, employment, shopping and entertainment,” Senden added.

Residents don’t have to spend money on a gym membership as The Crossing has a health club quality fitness center with strength-training equipment, free weights, cardio stations with personal TV screens and a yoga studio. There is a sparkling pool and spa, spacious clubhouse with fireplace and catering kitchen, game room with tabletop shuffleboard and card gaming table, and a media screening room. The Crossing also has a business center featuring a conference table, computers, Internet access and printer/fax/scanner/copier. Free Wi-Fi is available in the common area locations. There are themed courtyards with outdoor seating areas and barbecues, and a sport court for basketball enthusiasts.

The well-planned apartment homes feature tall ceilings, expansive picture windows, large, open creative spaces, gourmet-style open kitchen with contemporary hardwood cabinets and flooring, stainless steel sinks with pullout spray faucet, stainless steel gas ranges and built-in microwaves, ENERGY STAR® dishwashers and refrigerators with ice makers, floor-to-ceiling pantries, convenient kitchen islands, and granite slab countertops. The bedrooms offer spacious walk-in closets and mirrored wardrobe doors. Each unit includes ENERGY STAR® full-size front load HE washers and dryers, a private patio or balcony with French doors, enclosed storage space, central air conditioning and heating, dimmable lighting and motion sensors.

The leasing office for The Crossing is located at 3530 E. La Palma Avenue, Anaheim, CA 92806. For more information, call 877.719.4818 or visit www.thecrossinganaheim.com.

About SARES-REGIS Group
SARES-REGIS Group is one of the leading developers and managers of commercial and residential real estate in the western United States. Headquartered in Irvine, Calif., the company’s Multifamily Property Management Division manages 16,180 rental apartments in California, Colorado and Arizona. Sixty percent of the division’s portfolio is third-party management. Currently, the company has more than 4 million square feet of commercial industrial in the entitlement process and 1,962 residential units in pre-construction and development. SARES-REGIS Group has a combined portfolio of property and fee-based assets under management valued at more than $4 billion, including 15 million square feet of commercial and industrial space. Since its inception the company has acquired or developed approximately 44 million square feet of commercial properties and 19,000 multifamily and residential housing units. Visit www.sares-regis.com.

About KTGY Group, Inc.
Established in 1991, KTGY Group, Inc., Architecture and Planning, provides comprehensive planning and award-winning architectural design services for residential communities, retail, hospitality, mixed-use and related specialty developments. KTGY delivers innovative solutions that reflect clear understanding of development, marketing and financial performance and takes particular pride in its highly motivated and principal led studios. Serving clients worldwide, KTGY maintains offices in Irvine, Oakland and Santa Monica, and in Denver. See www.ktgy.com.