Horizonsq2 2018

CREATE Gala Brings Industry Together to Fund CRE Education Signature Event: Bowling

“Soaring to New Heights” was an inspiring theme for the fourth annual CREATE Gala. Boston Properties, whose Salesforce Tower soars above and redefines the San Francisco skyline, was the event’s

BOMA OEB members enjoyed a spirited night of bowling at the Signature Event. Shown above: team from CIM Group. (See page 4.)

BOMA Member Profiles Get to know principal member, Samantha Stires, CBRE, and associate member, Antony Kimuyu, ProTech Security. (See pages 6 and 7.)

MOB Summit Explores Medical Buildings Trends Annual Summit highlights important developments in MOB market.

(See page 9.)

Codes: Key Updates

Seminar refreshed members on ADA, Title 24 and other code changes.

(See page 11.)

honoree. And the gala’s Signature Sponsor, Urban Waterproofing, is restoring another iconic high-rise— the Transamerica Pyramid.

Industry boosters gathered at the Bently Reserve for the May 16 gala, which raised funds for CREATE (Commercial Real Estate Alliance for Tomorrow’s Employees), an alliance of BOMA San Francisco, BOMA Oakland/East Bay, IREM San Francisco Bay Area and NAIOP San Francisco Chapter. Funds support the Commercial Real Estate Certificate and Fellows programs at SF State and the Fellows program to be launched next fall at Merritt College.

“This year CREATE has made great strides to extend our reach. We found that many students live in the East Bay and commute to SF State for class,” said Anne Sparks, Owner & CXO, Next Play Consulting, who has served for several years on the advisory council and the board for CREATE. “East Bay employers should really look to the CREATE program for interns who would love to intern closer to home.

Teaming with an established residential real estate club at Merritt, our Fellows Program will provide a nice side step for those students who hadn’t thought about commercial real estate. We are really excited about adding another school to our roster and feel that we

can help BOMA OEB, NAIOP and IREM members fill vacancies in their organizations.”

KCBS’s Liam Mayclem, emceed the event, recognizing CREATE’s (Continued on page 8)

Above left: Jeff Lewis, Urban Waterproofing, describes his firm’s experiences working on the Transamerica Pyramid. Above right: Steve Colvin and Pete Back, Boston Properties.

2 President’s Corner with Warren Mead

Robust CRE Industry Needs a ‘Bench’ of Talent...You Can Help!

We are in a very robust period within the commercial real estate industry. Vacancies are low, unemployment is low (we are considered to be in “full employment mode”), and additional new buildings are being constructed all over the Bay Area. I don’t remember ever seeing so many cranes in downtown Oakland! Economists are tracking the current period from 2009-2018 to be the second longest period of economic growth post-World War II, tied with the period 1961-1969 (8 years). The longest period was from 1991-2001 (10 years). For the first quarter of 2018, San Francisco had a 7.6% office vacancy rate, the lowest of the largest 19 metropolitan areas in the U.S. Oakland had the second lowest office vacancy rate, at 7.7%.

With this robust period of economic growth, our industry in the Bay Area is facing a daunting task of filling vacant positions with qualified and experienced property management and service provider professionals. While we are competing with glossy, new, and exciting tech companies for talent, one thing the property management industry can offer employees is steady, long-term career growth. I’ve lived in the Bay Area through two very drastic corrections in the market. My first job in property management started in June 2001. I got to see firsthand the economic hardships of companies that lost their VC funding, brokers who could not lease space due to lowered demand, and tech workers who were laid off and could not find work. Meanwhile, I was trudging the road to happy destiny as a property manager.

The second correction in 2007 caused huge rifts in our economy and the worst recession since the Great Depression. I worked as a high-rise property manager during those years and, like most people in property management, continued to grow my career and increase my earning capacity through this dramatic Great Recession. The reality is that buildings will always need someone to manage them, even when they have extremely low occupancy.

Our challenge is to market the dynamic and robust CRE industry to smart and energetic people entering our workforce today. That is where CREATE comes in. Launched in 2012, CREATE (Commercial Real Estate Alliance for Tomorrow’s Employees) is an alliance of NAIOP San Francisco Chapter, BOMA Oakland/East Bay, BOMA San Francisco, and IREM San Francisco Bay Area. It provides funding and support for college-level instruction, job shadowing and internship opportunities in order to meet the hiring needs of building owners, investors, operators and service firms at a time when we expect an industry employee turnover of nearly 50% in the next five years.

Thanks to Our 2018 Partners Diamond Partner

ProTech Security

Platinum Partners Allied Universal Metcon 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.

The fourth annual CREATE Gala was held on May 16. More than 400 industry professionals, fellow alliance members and partners gathered for a night of fun, camaraderie and excitement to honor Boston Properties for its commitment to and leadership of our industry. We raised over $250,000 to go towards curriculum development and recruitment.

In addition to the Commercial Real Estate Certification Program, CREATE also funds the Fellows Program at San Francisco State University, a 16-week program that consists (Continued next page)

3

President’s Corner

(Continued from previous page)

of two-hour sessions for students interested in commercial real estate. The Fellows Program will be expanding to the Merritt College system in the fall of 2018. This will offer BOMA OEB members a potential pool of new talent for interns and employees.

I look forward to many more years with CREATE leading the way in workforce development and recruitment for our industry. There are many ways each of us can get involved. Visit www.createworkforce.org for more information on how you can participate. I’ve been providing informational interviews to students at SF State who are in the CREATE-funded Commercial Real Estate Certificate program and have even recruited a few full-time employees in the process. I encourage all of you to do the same. It’s a very rewarding experience and allows us to build a pipeline or “virtual bench” of talent for years to come!

Mead is President of BOMA OEB and Director, Asset Services, Cushman & Wakefield.

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4

Strategic Plan Shape-Up... New Showcase Coming Soon!

By Julie Taylor, CAE, BOMA OEB Executive Director We heard you…

Over the past year, your BOMA Oakland/East Bay Board and committee leaders have been collaborating on how to make BOMA OEB the best for you. The key areas from our strategic shaping for 2018 and beyond has driven the structure to connect our committees and the Board. We’ve looked at re-structuring our connections by focusing on the following four key strategic areas for the association: Governance & Finance — how BOMA OEB manages its structure and finances to support our members and committees. Committees that engage on this are: Finance, Government Affairs, Nominating, Board and Executive Committee.

Education and Careers — how we get the latest info and education to our members. Committees include: Codes & Standards, Emergency Preparedness, Emerging Professionals, Environment, Industrial SIG, Medical Office Building SIG, and Asset SIG. Engagement—how we engage our members and connect them to each other to help solve their workplace challenges. Committees include: Membership, Community Outreach, Emerging Professionals, Awards and Events.

Collaboration, Marketing & Communications— how we communicate with our members and partners.

The committee is made up members from the committees and members who have marketing expertise.

As we’ve gone through this process of re-focusing our efforts and collaboration with committees, we’ve found that the tradeshow is an area that we could improve for this year and beyond. Your Board recently conducted a retreat exploring the tradeshow and how to improve it.

The day and a half were spent looking at the tradeshow from the perspectives of our principal member attendees and our member service providers. We used Journey Mapping (see https://vimeo.com/106236408) as a way to plot out the experience that our members go through before, during and after the event.

After mapping out the process, the Board teams then looked at the areas which we could improve and did an innovation challenge. The ideas from the challenge were used to format a new Fall Showcase. Be on the lookout for news about how you can participate in this new format that will allow our vendor members to provide solutions to the challenges you face. Stay tuned! #notyourmomstradeshow #nobingo #notatradeshow

Scenes from the Signature Event: A Bowling Night

Top right: Rob Stanton, ABM; Kelly Jauregui, Cushman & Wakefield; Sue Rinetti, ABM; Joe Murnin, ABM; and Corey Jenkins; ABM. Center: Chris Baker, Baker’s Floor & Surface; Rebecca Pandelis, EmpireWorks; and Matt Ybarra, Baker’s Floor & Surface. Lower left: bowling alley.

Top left: Team from Able Services.

W

hat an action-packed year in the ProTech Oakland Branch office, and the year is not over yet! Starting as a security employee in the field and working my way up the chain of command, I was fortunate to see the needs and desires of potential clients. This allowed me to earn their trust and business. We are currently working on developing training strategies for our staff by meeting with management team and supervisors to continue to develop innovative ideas.

I’ve had tremendous success overseeing the ProTech Oakland office for the past five years with the help of my amazing office staff and field personnel, allowing me to build strong lasting relationships with our many clients by providing them with innovative technology and welltrained security personnel. With my own 15 years of experience in Bay Area security services and the expertise of industry leaders such as Sergio Reyes and Sam Houston, the ProTech Oakland office is more than capable of handling any property’s security needs. The knowledge and support of my colleagues has been a great inspiration. The ProTech Oakland Branch Office continues to challenge other security companies throughout the East Bay by providing knowledge and experience.

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We are the Diamond Partner of BOMA Oakland/East Bay this year. Our established partnerships have created strong networks with other BOMA industry leaders.

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6

Principal Profile

Samantha Stires, Real Estate Manager Latham Square Building, CBRE

The 1920’s-era Latham Square Building in Oakland “is very much a small community,” says CBRE Real Estate Manager Samantha Stires. Described as a “trendy office space” by the San Francisco Chronicle, the building hosts a mix of law firms, non-profits, consulting firms and innovators in tech.

Its lobby amenities include a 12-seat conference room, open meeting space for up to 30 people, complimentary beverage service, and a shuffle board built to encourage a lively atmosphere.

Just across the street is the city-owned Latham Square, which underwent a significant transformation in 2016 with the help of the Uptown/Downtown Oakland Community Benefit District, for which Stires and one of her Stires serves on the board. “In addition to beautifying our surroundings, the area is a great outdoor location for tenants to gather for lunch and evening events, such as Oakland Central’s 3rd Thursdays elaborate cakes. (www.oaklandcentral.com/lathamsquare), which runs from May–October, 5-8 PM,” Stires says.

In her management role, she spends much of her time cultivating relationships with current and future tenants.

“Our team is also constantly working on ways to improve service to our tenants. In doing so, we often look to our relationships with other BOMA OEB members that provide the services we need to be better. Our next adventures include refining our waste management procedures with tenant training, strengthening our maintenance program and an elevator modernization project.”

Stires was introduced to the field of commercial real estate by a fellow St. Mary’s College alum who was working at CAC Real Estate Management. “She helped me get an interview with CAC’s President, Mary Weise, and Vice President, Tawni Sullivan.

Mary and Tawni, along with Real Estate Manager Kristie Arevalo, hired me as a tenant coordinator for Lake Merritt Plaza at 1999 Harrison Street in Oakland.” Her colleagues encouraged her to get involved with BOMA OEB, and she served as chair of the membership committee for two years and is now on the board of directors.

In her downtime, Stires enjoys tennis/brunch outings with her boyfriend and spending time with close friends from college.

“I am also a self-taught baker who is constantly challenging myself to build and create edible masterpieces,” she adds.

7

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Associate Profile

Antony Kimuyu, Branch Manager ProTech Security, Inc.

ProTech Security Branch Manager Antony Kimuyu has been at the helm of the East Bay office for five years, bringing more than a decade of experience in security to his position.

“I’ve been in the industry in the Bay Area for 15 years,” says the Kenyan native (more on his culinary expertise later!).

“Many property managers have found that we offer unique solutions for keeping their properties and tenants safe,” he adds. “ProTech works to ensure that our clients’ buildings have integrated, innovative security services and trained staff that helps make their own teams more efficient.”

Because ProTech Security is locally owned and operated, it has flexibility in developing customized plans for its clients. In addition, phone lines are managed by live personnel, so Antony Kimuyu clients get one-on-one attention right away. Many of the company’s security officers, as well as its clients, have been with the company for a decade or more.

Kimuyu says that ProTech has been involved with BOMA OEB as a Partner for many years and is the Diamond Partner this year. “We like to support the association and also learn what challenges property managers are facing. Attending luncheons, social events and committee meetings also allows us to develop relationships.”

When he’s away from work, Kimuyu enjoys going to the movies with friends and family and spending time with his twoyear-old son, Aiden. He has a passion for cooking, mostly African dishes and barbecue influenced by his homeland of Kenya that can’t be found in Bay Area restaurants. He adds unique spice blends of curry, oregano and parsley to everything from meats to vegetables. He describes the cuisine as “spicy, but mild.”

8 CREATE Gala (Continued from front page)

“significant success” since its establishment in 2012.

The program “is a direct connection to the industry and affects owners, operators, vendors and managers,” he said, adding that CRE courses are usually over-subscribed.

“Urban Waterproofing has been involved with CREATE for a number of years,” noted company Vice President Jeff Lewis.

Asking what “soaring to new heights means,” he shared that his company has “had the opportunity to see the San Francisco skyline evolve,” during its years-long work restoring the Transamerica Pyramid. “We soar to new heights and see amazing views...

The Urban team is committed to the CRE industry and to protecting the value of your building.”

company’s key projects. Salesforce Tower has 31 active floors of TI, while a new building at Fourth and Harrison is in pre-construction. A transit village just broke ground in Oakland, near the MacArthur station.

Hysinger Scholarship Given to Exemplary Student

Rick Buziak, representing Legacy Sponsor Kilroy Realty, awarded this year’s David G. Hysinger Exemplary Student Scholarship to Christine Johnson, soon to graduate from the CRE program at SF State. Her CRE career has already begun, as she has been working at Cushman & Wakefield since last year. The scholarship is named for the late David G. Hysinger, an instructor at SF State who was instrumental in the certificate program’s launch.

Boston Properties Adds Value “CREATE is creating a communito Property Management Nancy Gille, REAL Systems; Christine Johnson, ty for students to succeed,” Johnson Introducing honoree Boston David G. Hysinger Exemplary Student Scholarship awardee; and Jim Arce, Real Concepts. said.

It allowed her to tie together her Properties, now San Francisco’s largest undergraduate career to the real world, landlord, Lewis lauded the company’s and mentors helped prepare her for a career after college. ability to create alliances and its commitment to diversity.

He said the “solid team is a pillar of the community CREATE Fellows Program Flourishes and engaged in local communities, volunteerism and In closing, a video celebrated the success of the CREATE charitable activities.”

Fellows Program, launched in 2017. (View the video at Boston Properties Senior Vice President, Property https://www.youtube.com/watch?v=1lPZvhvpAf4&feaManagement, Steve Colvin took to the stage, giving an ture=youtu.be.) The program is open to all 6,000 students overview of the company’s activity and growth in the San in the College of Business at SF State, with classes held at Francisco and the Los Angeles markets. Boston Properties’ the downtown San Francisco campus. The yearlong program strategic focus on tenant relations, operational excellence focuses on both the technical and soft skills needed in CRE. and sustainability is designed to add value to property man“CREATE is about opening students’ eyes to new possiagement. “With BOMA, we live it every day...it could never bilities for careers. With support and sponsorships from CRE happen without people like Able, Allied Universal, Impark employers in the Bay Area, I think we will see the Fellows and BrightView.”

Program becoming a scalable program throughout Bay Area He said that “CREATE is about getting young, smart schools that will get more students thinking about longterm, people into the industry,” which is so important as Baby stable career paths in CRE,” adds Sparks. “Extending our Boomers near retirement. Pete Back, Senior Vice President, reach helps everyone, including property managers, brokers, Construction at Boston Properties, cited some of the developers and service partners.”

You can help...and you can benefit!

Learn more at www.createworkforce.org

One way for employers to benefit from the CREATE program is to host an intern. Give one of our program enrollees the opportunity to get practical experience and put their training to work for you. Almost 100% of students who have interned through the program are full-time employees in CRE. Otherwise, make a tax-deductible donation to the BOMA San Francisco Foundation, tax ID is 80-0757877.

9

Summit Explores Medical Office Building Trends The changing landscape for medical office buildings was explored at BOMA OEB’s 4th Annual Medical Office Building (MOB) Summit this spring.

How technology is shaping the market, finding deals and financing, leasing activity, construction, space planning, and differences between managing MOB properties and office buildings were some of the hot topics.

“Retail spaces are evolving into MOBs,” said Paul Slye, President, Vukota Real Estate, whose firm handled a recent project in the Lakeside/ Stonestown area of San Francisco that won an award from the AIA (American Institute of Architects). There is also a “retail element” to today’s MOBs, which are often in retrofitted storefronts.

Beyond amenities and exteriors, with any MOB project, it’s also important to consider the costs of “stuff you don’t see — air circulation, fire-safety, HVAC and elevators.”

Mike Conn, Senior Vice President of Development and Construction at Meridian Property Company, presented a case study of an ambulatory outpatient building in Berkeley developed by his firm (shown below), a full-service real estate developer that focuses primarily on healthcare properties in the western U.S. Located near Sutter/Alta Bates Hospital, the Berkeley site “was an eyesore,” said Conn.

The project was a speculative repositioning, bought with no tenant in sight. The big picture looked good: a location near a hospital valued at below replacement cost. Negatives were: no parking (they had to Some trends he shared: create 10 onsite spaces), locas Location is key. Proximity tion next to a gas station (possi to public transit is preferred.

Medical office building in Berkeley that Meridian developed. ble environmental issues, which s Property-level parking is less turned out okay), and concern that important (with ride-sharing and public transit Alta Bates may relocate due to seismic retrofitting issues. use growing).

Conn stressed the importance of neighborhood outreach s Less space is needed in some cases, since records are digital. for such a project: The team kept neighbors informed and s Nearly or onsite amenities like pharmacies and food courts made them feel included. “Neighbors care about trees, noise contribute to a project’s success. and aesthetics, and can have good ideas,” he said. Also, “you Slye noted “forces of change” that are driving the marketwant to train neighbors to call you, not the city” if they have place. Technology has brought life-changing devices, while a concern. mergers and consolidation are transforming traditional methNoting that “in urgent care, people want access, not a ods: “There are no more silos. Suppliers, providers and disbig office building or hospital,” he shared the vision for tributors are coming together.” An example is the recent CVS renovation: “We wanted something modern and hip-looking acquisition of Aetna. for Berkeley.”

Other drivers are: Renovation began in 2015, after which the firm “unsucs Lower hospital occupancy, as outpatient surgery cessfully marketed the building for 18 months... Deals fell becomes more prevalent and outpatient clinics are apart, and the building did not show well,” Conn said. Lesson less expensive. learned: don’t bring a building to market until it’s ready. s Patient preferences are changing, with many After that period, Meridian made some changes. They preferring an outpatient experience. switched brokers and reinvigorated the leasing activity. The s A talent shortage in healthcare. market improved and they received multiple offers. The first In closing, Slye touched upon challenges with MOBs, floor was leased to DIRECT Urgent Care, and the second especially storefronts. Perception is important: “Consider your floor to UCSF Bay Children’s Physicians. They are getting neighbors. You don’t want to be near a party store.” In addiready to build out the TI, which is estimated to last three to tion, “You can get oversupply. Centers of expertise are not a four months. (See photo of the building exterior above.) commodity.”

(Continued on page 14)

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Codes Refresher Seminar Highlighted Key Changes New ADA, Title 24 & Lighting Regulations Affect Building Operations

By Hafsa Burt, AIA, LEED AP, BD+C and Chair, BOMA OEB Codes and Standards Committee Keeping updated on the many code regulations and changes affecting building operations is a challenge.

To help BOMA members handle this daunting task, the BOMA OEB Codes and Standards Committee holds an annual Codes Refresher Seminar. In the recent seminar, some of the topics covered were ADA issues; Title 24, part 6 Energy Code; and BOMA’s involvement with ICC’s Codes Development Process. Highlights of the program are detailed below.

ADA Update and BOMA’s Efforts For alterations, structural repairs or additions to existing buildings, the ADA 2018 valuation threshold is $161,298, after which buildings must be brought to 100% ADA compliance. This threshold will again be modified in 2019.

BOMA’s Government Affairs committee gave an update about its efforts to promote H.R. 620 during the 2018 Winter Business Meeting & National Issues Conference.

The law will help curb drive-by lawsuits by imposing a “Notice and Cure” period before a civil lawsuit in case of an ADA violation. “Notice and Cure” will allow 60 days for a building owner to give a written description of improvements that will remove the barrier to entry and an additional 60 days for an owner to remove the barrier.

Title 24 Code Brings Changes to Mechanical & Lighting Title 24, Part 6 is targeting zero net energy goals since the 2013 update, and 2019 is expected to bring even bigger changes to mechanical and lighting.

In 2019 code changes for mechanical will require more efficiency increases, Fault Detection and Diagnostics (FDD) for equipment, Demand Controlled Ventilation (DCV) (120.1(c)), occupant sensing zone controls (120.2(e)3) and insulation for refrigerant lines.

Lighting power changes are being lowered from 2016 levels, beginning in 2019. These changes apply to manual

controls (accessible switches, controls located in the same room), multi-level (all dimming controls), shut-off (zoning, countdown times in closets and data centers, and more), occupancy sensors, daylight requirements and DR requirements.

ICC Code Change Proposal Process The ICC (International Code Council) cycle is three years for code modifications. The ICC Board of Directors work closely with Code Action Committees and create opportunities for participation in the code development process.

The board looks at enhancing technical requirements; pursue opportunities to improve and enhance particular technical aspects of the codes; and address complex technical issues, new technology and building science.

The first round of hearings consists of the appointed ICC Board of Directors, plus representatives from multiple interests, including regulators.

Any time code changes are submitted, an agenda is posted for a code action hearing. After the hearing, there is a public comment period, results are posted and eventually a new edition is published.

The process starts with Code Development Committee deliberations, and the committee votes on each code change proposal. BOMA International is a founding strategic partner of ICC and lends its resources to code adoptions. BOMA has representation in the 15-member Code Development Committee.

The final code development process involves voting on the approval of changes, suggesting modifications, or disapproving the code change proposal. Final voting is only by government officials.

Hafsa Burt chairs the BOMA OEB Codes and Standards Committee.

For more information about the Codes and Standards’ Committee or any code-related question, please contact Chair Hafsa Burt, AIA, Architect with hb+a Architects.

12

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Bay Area TOBY Awardees Win at Regional Level, Proceed to International Competition

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won in the Historical Building category. These teams proceed to the International TOBY competition, with winners announced at the TOBY Awards Banquet at the BOMA International Conference & Expo on June 28.

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Two TOBY (The Outstanding Buildings of the Year) winners from the 2018 BOMA Bay Area Awards competition went on to victory in their categories in the Pacific Southwest Region.

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Medical Office Building Summit (Continued from page 9)

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The renovated building features new stucco and façade, cedar wood paneling, new windows and HVAC. The garage conversion was “tricky,” as it was a tight space and decreased rentable space. However, the building was remeasured according to BOMA Standards, adding 1,329 rentable square feet, which resulted in $1 million in monetized value.

Some takeaways: s Renovation is cheaper than ground-up construction.

It saves on entitlement and speed to market. s Consider re-purposing general office or retail to medical in mature buildings. s Renovate a building with good bones. This will increase speed to market. s Labor is in short supply, so relationships are important. s Construction costs are expensive now. Wood is up 30% and steel is volatile, with suppliers holding prices for only one to two weeks.

The summit was organized by the BOMA OEB Medical Office Building Special Interest Group, which plans and conducts membership recruitment for the MOB sector and provides educational sessions/roundtables to serve the needs of the group.

Mark your calendar for these upcoming BOMA events!

August 9 – Luncheon: BBQ and Engineer Recognition

October 18 – BOMA SF & BOMA OEB Young Professionals Boat Cruise

August 24 – Community Service Event September 6 – Fall Showcase

October 24 – RPA: Design, Operations and Maintenance of Building Systems, Part II

September 21 – RPA: Ethics is Good Business

November 8 – Luncheon: Technology & Board of Directors Slate Vote

October 3 – Oktoberfest Social (date tentative)

November 15 – Fall Membership Mixer

October 16 – Committee Trade Show & Mixer

December 13 – Holiday Party Visit www.bomaoeb.org for the latest listings of networking events, seminars & committee meetings.

15

Scenes from the Fourth Annual CREATE Gala

Jay Jinks, Metro Services; Nancy Le, CBRE; Hayley Crickmore, Wilson Meany; and Matt Ybarra, Baker’s Floor & Surface.

Malcolm Stanley (center), HARBRO Emergency Services & Restoration with mentees from SF State.

Scott Kirkpatrick, Cushman & Wakefield; and David Urban, Urban Waterproofing.

Michael Oddo, Metro Services; Dennis Rosario, The Swig Company; and Derek Schulze, Metro Services.

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 Photo credit for all Gala photos: Olivia Smartt Photography

Joe Braucher and Richard Aicardi, Impark; and Mark Kelly, Able Services.

BOMA Oakland/East Bay 1000 Broadway, Suite 200-K Oakland, CA 94607

510.893.8780 www.bomaoeb.org Printed on recycled paper.