BOMA OEB Prepares for 2019:

New Partner Program & Leaders Announced Super Committees to Launch at BOMA OEB Learn about BOMA’s new Super Committees and how you can participate and build your network. (See page 2.)

BOMA Member Profiles Get to know principal member, Michael Jones, The Streets of Brentwood, and associate member, Chris Nyberg, Century Commercial Service. (See pages 4 and 5.)

BOMA members had many good memories to reflect upon and accomplishments to celebrate as our association met for the November luncheon. The program also previewed some exciting changes and activities for 2019. “A new Partner program will soon be unveiled, with new opportunities for involvement and visibility,” Executive Director Julie Taylor announced. The new program “will be more efficient and will help people with their budgets for BOMA involvement,” added BOMA President Warren Mead.

Partner Appreciation BOMA Partners donate not only financial resources, but also their energy and participation. The 2018 Partners were recognized with plaques of appreciation (see the complete list of Partners on page 2). Also at the luncheon, principal members voted on a slate of new officers to lead the organization in the coming year and thanked outgoing board officers and board members (see article page 11). (Continued on page 10)

Showcase Highlights This year’s Showcase offered an opportunity for principal members to learn about associate members’ services and products. (See page 15.)

A New, Yet Historic, Home for BOMA OEB Read about our new office in downtown Oakland. (See page 7.)

Center photo: Don Rogers, CIM Group; Kelly Jauregui, Cushman & Wakefield and incoming BOMA Treasurer; Brittany Fulks, VCO; and Warren Mead, Cushman & Wakefield and outgoing BOMA President. Above left: Roxanne Bell, Image Property Services; Tim Murphy, Corporate Care, and outgoing BOMA board member; and Samantha Stires, CBRE-Latham Square and BOMA board member. Above right: Quetzaly Torres, Matrix HG; and Tyler Morley, Metcon, and outgoing BOMA board member.

2 President’s Corner

Thanks to Our 2018 Partners

with Warren Mead

Diamond Partner

New Committees Offer Ways to Participate in BOMA

ProTech Security

Platinum Partners Allied Universal Metcon

We are proud and excited to announce a restructuring of our committees within BOMA Oakland/East Bay! Over the past few years, your BOMA OEB Board of Directors has been diligently working on a way to give our membership an efficient and effective way to participate in the many programs and events offered by BOMA OEB. Given our vast geographic presence, covering four counties and several hundred square miles, we wanted to develop a way to keep moving forward in providing relevant and effective programming, without overtaxing our members who provide time and energy to each and every one of our programs and events. At our 2017 Board Retreat, we did a forward-looking deep dive into which issues drive our programs and membership. In addition, we brought in a facilitator to help us determine the best way to continue to provide outstanding programs and events, while allowing us to best use our committee members’ time. After several committee round-table events and strategy meetings, we developed four main “Super Committees,” with each encompassing the many programs we provide. This was a collaborative and energetic process, with our members providing feedback along the way. We are now pleased to announce four main groups: Governance and Finance, Stakeholder Engagement, Education and Careers, and Marketing & Communications. (See details in the box below.) Within each of these “Super Committees,” there are many ways for our membership to participate and contribute to events and programs while reducing the amount of time and travel involved in the traditional committee structure. Each event, initiative and program

Gold Partners Able Services ABM Alliance Roofing Calvac Paving Century Commercial Service Kastle Systems Rossi Builders Inc. Silver Partners All Seasons Roofing & Waterproofing, Inc. American Asphalt Arborwell BSM Facilities Services Group CBRE First Security Services Legacy Mechanical & Energy McNevin Bay Area Cleaning Specialists Securitas Principal Partners CIM Group Cushman & Wakefield Next Play Consulting PJMB Commercial RiverRock Real Estate Group For Partnership opportunities, contact Julie Taylor at julie@bomaoeb.org.

(Continued next page)

Get Involved! BOMA OEB’s New Super Committees Government and Finance will focus on making sure BOMA OEB stays financially solvent, that we continue to grow our leadership potential, and that we stay on top of our advocacy responsibilities. Stakeholder Engagement will focus on membership retention, stakeholder involvement and ensuring we are providing relevant programs for our members.

Education and Careers will lead our education programming and career growth for our membership. Marketing & Communications will ensure we are getting our message out there in a relevant and easy-to-see way.

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President’s Corner

(Continued from previous page)

will have a designated “point person” or “lead,” who will coordinate a specific event or program. Our desired result is less travel and time spent on meetings and more time and energy spent on the actual events and programs. There will be so many opportunities for our membership to participate, and we encourage anyone wanting to step up their participation to join one of these groups. This has been an exciting and productive process and we are so proud to be leading the way in restructuring our process, ensuring higher participation and more efficient use of our members’ time. If you are interested in joining any of these groups, please reach out to your Executive Director Julie Taylor at Julie@bomaoeb.org or Noelle Blanchard at Admin@ bomaoeb.org. Here’s to a productive and fun-filled new year for our association! Mead is President of BOMA OEB and Director, Asset Services, Cushman & Wakefield.

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Principal Profile

Michael E. Jones, RPA, LEED Green Associate Senior General Manager at The Streets of Brentwood

Overseeing a staff of 20, including security director, assistant property manager and assistant operations manager; working with local government officials; managing third-party vendor contracts, recruiting ancillary income tenants and maintaining the annual budget process— it’s all in a day’s work for The Streets of Brentwood Senior General Manager Michael Jones. The property is classified as a lifestyle property, which entails a mix of entertainment, retail stores, dining and pampering services. A 350,000 square-foot lifestyle center, The Streets of Brentwood is anchored by AMC 14 IMAX Brentwood and Sprouts Farmers Market. “Lifestyle centers are almost all outdoor malls that have marketing programs and major events regularly,” Jones explains. “We don’t deal with the issues of a traditional enclosed mall, such as maintaining central plants, paying ridiculous air conditioning bills and spending significant time on interior maintenance upkeep. However, outdoor malls have their own challenges, especially Jones at his property. when it comes to planning events around the weather. Rain and heat conditions are the biggest issues that affect our outdoor events. As well, there is considerably more landscape upkeep at lifestyle centers.” Jones graduated with a B.S.B.A. in Commercial Real Estate Finance and Investment from Old Dominion University in 2006 and went to work as a lease administrator for GVA Advantis right after graduation. “Six months later, I was promoted to property manager and decided it was a field I wanted to pursue. It’s now been over 10 years, and I definitely want to move further up the corporate ladder to an executive leadership role,” he adds. He obtained his RPA designation in July 2018. At BOMA OEB, Jones is active on the membership committee and served as chair this year. “This role has included leading a team of volunteers to drive membership, retention and awareness. We also planned and executed events, such as the annual new membership mixer. Our other major focus was partnering with other committees to assist in their events and functions,” he shared. During his free time, Jones likes to play with his two beagles (he’s a big Snoopy fan!), travel to other countries, collect exotic fish and volunteer time in the community through Rotary International. He also serves on the board of directors for the Brentwood Chamber of Commerce and the Brentwood Police Activities League.

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Associate Profile

Chris Nyberg, LED Lighting Specialist Century Commercial Service

“My job gives me the ability to wear many hats, which I enjoy,” says LED Lighting Specialist Chris Nyberg with Century Commercial Service. “My work day is anything but typical. I may have a meeting in Hayward and then a site walk in San Jose or Santa Rosa. I could be going to the planning department in a Bay Area city or county to apply for or pick up permits. My job is far from repetitive and that keeps it interesting. However, one of the things that excites me the most is the people I meet. This industry attracts people from so many different backgrounds. I enjoy connecting with them, and I think I have a knack for being able to communicate with people from various walks of life.” Nyberg enjoys sports and After being known as Century Lighting and Electric for 30-plus years, the company outdoor time with family. last year changed its name to Century Commercial Service and added a plumbing service division. Its services now include lighting, electrical, energy and plumbing solutions for commercial buildings. “This gives our customers more of a one-stop solution,” Nyberg notes. “Our infrastructure as a service provider allowed us to bring in a new service without changing our office structure. From our software operating system to our customer service, the addition of plumbing was fairly streamlined. At the end of the day, ‘Team Century’ provides a valuable service to our customers.” Nyberg serves on the BOMA OEB Programs and Education Committee. Working on the committee “has helped me meet lots of people—from vendors that I can co-market and lead share with to property managers, facility managers and even property owners,” he adds. During his off-hours, Nyberg says he prefers to be outdoors, camping, hiking, fishing, riding his dirt bike, snowboarding or simply hanging out with the people he loves. “My family always comes first. My better half and I keep our kids in sports and after-school activities for most of the year. It keeps us on our toes with practices and games for all of the sports they play, but it is so fulfilling to see them doing things that they enjoy.”

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We’ve Moved... Come by for A Visit! By Julie Taylor, CAE, Executive Director, BOMA Oakland/East Bay We’ve moved! Our lease was up and, since we’ve been growing our membership and programs, we needed more space. On October 28, BOMA OEB moved into the Historic Central Building on the corner of 14th and Broadway. We’ve got nearly 1,000 square feet, including a conference room for 12 with video conferencing and great views of Oakland. The additional space will allow our members to come and visit more often, come by for a cup of coffee and catch up in between meetings in Oakland. We’d like to thank the following vendors who helped make it all happen by donating their services, products and time to make our new space truly spectacular! Special thanks to Metcon TI (Tyler Morley), Interior Motions (Jennifer Burton), Vision Media (James Gardner) and EMT Electrical. As we come to the end of 2018, be sure to take advantage of all that BOMA can offer you. There’s a great Home Depot program that gives you an annual rebate. Receive a 2% annual rebate on all qualifying in-store and online pre-tax purchases, plus extra services and savings. There is no cost to enroll. Annual purchases must total a minimum of $25,000 to qualify for the rebate. So what are you waiting for? Start earning money on your company’s Home Depot purchases now. Be sure to enter the program code BOMA when you register. Thank you for all your membership and engagement. It has made 2018 a terrific year for BOMA OEB. We’ve got great things coming your way in 2019. If you want to be part of it, reach out to me, and I’ll get you connected to volunteer. Come on by and visit our new space! See you at the Holiday Party on December 13. Happy Holidays!

Above: Conference room with video-conferencing capabilities. Right: Views from the BOMA office of the Oakland skyline.

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9 Cannabis Operations and Commercial Real Estate Considerations Leasing to cannabis operators and determining how operations may impact a building are important considerations for property owners and managers. The BOMA OEB October luncheon program, “Demystifying Cannabis Tenants,” examined such issues. Program speakers shared their expertise.

Cannabis is still federally illegal. All landlords, tenants and real estate professionals need to be aware that there are still significant risks operating in the cannabis industry. Because cannabis is still federally illegal, financing and banking operations are much more limited in scope than are otherwise. Because of the two previous facts, cannabis tenants and owners of real estate often exhibit much more flaky and uncertain behavior than non-cannabis tenants. The lack of adequate financing curtailed the success of many operators. Although cannabis is legal within the state of California, the actual implementation of the legality of operating a cannabis business has been left primarily to the municipalities and counties within the state of California. Legal location to operate a cannabis business is often being handled by cities and counties as if it were a land-use decision, with the exception that law enforcement often has a direct say in determining who gets a license and how the business will operate if its license is approved. There are a plethora of cannabis–related businesses including cultivation, distribution, extraction and retail. After a city or county approves the license for a cannabis–related business, there is a final approval at the state level. As with most new businesses, cannabis operators are willing to pay often significantly more in rent than other start-ups. Part of the rationale is the risk of forfeiture by the landlord. The other is that most new leases are contingent upon approval by the local municipality and the state. The real estate footprint for cannabis is much larger than professionals estimate, given the preference for indoor grows and for large dispensary sites. The revenue generated from cannabis to local municipalities and the state is much lower than originally anticipated, and there is competition between cities for cannabis businesses based on relative tax rates. A city with a higher tax rate won’t have as many cannabis businesses as a city nearby with a lower tax rate. There is also competition between cities for the ease and clarity of the approval process. Cannabis licenses are often not automatically transferable if new operators are involved. This can create an issue for a landlord if a “cannabis” business is sold, but there is a risk of the new owner not being approved by the municipality or the state. This added level of risk leads to a lower transaction value for buildings with cannabis tenants. — Information provided by John Troughton, Vice President, Kennedy Wilson Brokerage.

The cannabis industry is maturing in Oakland’s “green zone” territory, which is largely spread along the Highway 880 corridor. There, cannabis cultivators and growers are converting older industrial and warehouse buildings. They are using the concept of “adaptive reuse” and “renovation.” One of the larger projects in the area is a facility at 5601 San Leandro Street in Oakland, commonly referred to as the “Tinnery.” The Tinnery is a 90–plus–year–old building and was once a manufacturing facility that canned produce and manufactured tin cans. The building, largely vacant for some time, was acquired by investors for use in the cannabis industry. Now the building and its neighbor,“The Cannery,” will be home to over 500,000 square feet of cannabis grown indoors. In preparation for this intended extensive renovation, landlord improvements need to be completed. President of Grow Builders Inc., Jeff Antrim, who is in charge of the project, said: “Initially, the building must be brought up to current building codes. ADA-compliant bathrooms and elevators need to be installed. The six industrial elevators must be inspected to operate properly and safely and corrective action taken to fix them. Roof, ventilation, electrical power, HVAC and plumbing to common areas, structural considerations, fire sprinklers and life safety systems for the entire building must be completed before tenants can occupy and start operations.” Grow Builders Inc. builds exclusively for the cannabis industry. “GBI has over 30 years of experience and is highly qualified in design and construction of lighting, HPS for flowering and possibly LED at pre-vegetative state, air flow ventilation, cross contamination, wall and floor sealing, water use and power use which are all important issues” Antrim added. “Heat build-up, humidity, grow patterns, light cycles, CO2 if used, room sizing, floor area and height all must be considered. Transportation of harvested product and the decision to fertilize inside or out of room in a larger water collection system are important considerations. Maintenance program, mold control, back-up power, loss considerations, natural sun versus artificial lighting need to be properly designed.” “We ask many questions of our clients to ensure that a facility will yield the highest amount of cannabis product to the cultivator,” said Antrim. Type of cultivation, security, and engineering controls are just some of the issues. — Information provided by Jeff Antrim, President, Grow Builders Inc. For information or to tour the project, contact him at (833) 420-5150 or jeff@growbuildinc.com or visit www.growbuildinc.com

10 BOMA Looks Ahead to New Year

(Continued from front page)

Tabletop Brainstorming: Program Ideas Shared

w Hands-on day for property manag-

ers on basic building operations (how “BOMA is what you put into to install sheet rock, ceiling tiles, door it,� said Mead. With that in mind, hardware, etc.) Doug Hagge asked luncheon attendw How to use Linkedin to build your ees to take part in a tabletop discusnetwork and career sion to explore what kind of events w Bring back the Wente golf/wine event! they would like to see in 2019. w Work/life balance: how to relax A spokesperson from each table w A family-friendly event would be fun then shared their contributions with w What is BOMA International? Could the group at large. Some ideas: we get someone from the international w Everyone loves building tours organization to speak? w Asset Management 101: share w Technology to make your job easier knowledge with property managers w Make members aware of volunteer and vendors opportunities Doug Hagge leads discussions about programs. w Future office space: what does it w Mix up property managers and venlook like? Are we moving away from the open dors at events. Encourage more property managers to attend office and back to a more traditional structure? by sponsoring them to attend an event. w Market cap review and forecast is always interesting Stay tuned for programming in the new year to see how your ideas are put into action!

Networking at the November Luncheon

Top left: Michael Herold, DRYCO Construction, Inc.; and Brian Brewster, Stealth Construction. Top right: Adrian Abuyen, Allied Universal; Rachel Flores, City Wide Property Services; and Doug Xiques, City Wide Property Services. Center: Nick Haycock, Metcon TI; and Teresa Flynn, ATI. Lower right: Chris Dickie, Universal Site Services; and Michael Jones, The Streets of Brentwood. Photo credit: Kent Goetz

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Welcome Your BOMA OEB New Leadership Team These new leaders were elected at the November luncheon to serve BOMA OEB. President: Marc Barkdull, PJMB Commercial Vice President: Liz Despins, Koll Company Treasurer: Kelly Jauregui, Cushman & Wakefield Past President: Warren Mead, Cushman & Wakefield

Welcome to these new board members! Leigh Renard, Cushman & Wakefield Andrew Gardner, Peacock Construction Karen Cowan, Restoration Management

Thanks to outgoing board members! Tyler Morley, Metcon TI Tim Murphy, Corporate Care Mike Meyer, RiverRock Real Estate Group

Center photo: Outgoing board member Tim Murphy, Corporate Care; Manny Moreno, Next Play Consulting; and incoming BOMA president Marc Barkdull, PJMB Commercial.

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Planning Your Marketing and Ads for 2019? Promote Your Company in BOMA Horizons Are you planning your marketing and advertising strategy for 2019? There’s no better way to reach your prospects in BOMA than showcasing your company in BOMA Horizons. There are two ways you can tell your story: a display ad and a sponsored report.

BOMA Horizons is mailed to BOMA members and distributed at events. In addition, the digital version is emailed and hosted on the BOMA website. In the digital version, ads will include a link to your website. To learn more, contact Ellen Eason at 415.596.9466 or ellen@ easoncom.com

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Cyber Security 101: Is Your Property Prepared? The Emergency Preparedness and Emerging Professionals Committees hosted the seminar, “Cyber Security 101” in September. Over the course of the morning, the esteemed speakers —Chris Tallerico of MNetworks, Kellyn Wagner of NCRIC, Anthony Murrilo of AT&T, and FBI Agent John Cha—shared their knowledge of the biggest cyber threats to buildings and companies, as well as how to protect against them. Below are some of the methods that hackers may use to gain access: Social Engineering – manipulating people into breaking normal security procedures and best practices in order to gain access to systems, networks or physical locations, or for financial gain. u This has happened to people in high-ranking positions, who typically know better. They are typically contacted by phone or email asking initially for seemingly innocuous information before graduating to asking for something that will gain them access, such as screen-sharing. u The fact is, these attackers seem legit, and thus are able to manipulate their targets into granting access. Phishing and Spear Phishing – emails purporting to be from reputable companies in order to induce individuals to reveal personal information u Classic example is the “Nigerian Prince” email. u Spear phishing is targeting one specific, very important person within an organization in the scam. Hacking Unpatched or Outdated Systems & Software, Especially BMS Systems

Baiting – occurs when victims are told they are downloading or running a piece of safe and legitimate content or advertising which is then switched (usually by way of a redirect) to something malicious. Stolen Login Credentials u Don’t have your passwords on a post-it on your desk! u Cross Site Scripting – malicious scripts are injected into otherwise benign and trusted websites. What We Can Do u If you haven’t already, implement a cyber security policy. u Provide employees with security awareness training. u Implement and update tech defenses. u Perform vulnerability assessments. u Document security patch management processes. u Monitor, log and alert on any and all attempted intrusions. u Get cyber liability insurance. u Reevaluate your public WiFi. Note that due to the Digital Millennium Copyright Act, you’re liable for any violations users commit on your WiFi. The Communications Assistance to Law Enforcement Act requires telecommunications providers and equipment manufacturers to allow law enforcement agencies to intercept communications with a warrant. So, if law enforcement is intercepting communications on your network in pursuit of criminals, your company’s and/or tenants’ information can be compromised. The speakers advised having a third-party company manage your public WiFi and assume the inherent liability.

14 BOMA Oakland/East Bay Emerging Professionals joined with BOMA SF Young Professionals for the 11th Anniversary Boat Cruise. Thank you to our sponsors Able Services, Arborwell, American Asphalt, Atrium, Baker’s Floor & Surface and Peacock Construction.

Clockwise from above: Young professionals from both sides of the bay. Group prepares to board the Sausalito Empress. Chris Nyberg, Century Commercial Service; Jeannie Nyberg, American Asphalt; and Doug Hagge, Arborwell.

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Scenes from the Showcase This fall’s Showcase gave associate members a chance to share information about their services and products. BOMA members enjoyed productive networking and sumptuous refreshments.

About BOMA Horizons BOMA HORIZONS is published by Eason Communications LLC for BOMA OEB.

Editor: Henry Eason Ad and Art Director: Ellen Eason Eason Communications LLC To advertise, contact: Ellen Eason at 415.596.9466 or ellen@easoncom.com

Clockwise from top right: Allied Universal team. ABM team and guests. Representatives from Gidel & Kocal Construction. Team from Legacy Mechanical & Energy Services, Inc. Crowd networks at the showcase.

BOMA Oakland/East Bay 436 14th Street, Suite 1216 Oakland, CA 94612

510.893.8780 www.bomaoeb.org Printed on recycled paper.

Mark your calendar for these 2019 BOMA events! January 18–21 – BOMA International Winter Business Meeting February 21 – Annual Awards Gala April 29 – 2019 Walter Finch Golf Classic May 1-3 – Medical Office Buildings & Healthcare Real Estate Conference June 22-25 – BOMA International Conference & Expo (in Salt Lake City) Visit www.bomaoeb.org for the latest listings of networking events, seminars & committee meetings.