Californiabuildingsnewsja2015

July/August 2015 • $5

California’s Historic Drought...Economic Impact?

Response Strategies Needed to Keep Economy Growing

Flooring Can Add Value

Buildings Security Innovations

Facilities Engineers’ Biggest Challenges

California Buildings News is a Media Sponsor of: Associations Can Provide Continuous Training Technological hyper-change and demographic disruptions—like massive Baby Boomer retirements and young and immigrant labor coming into the workforce—will require that people working in the buildings industry continuously adapt. It can be good news, because interesting and remunerative jobs are opening up in every aspect of buildings operations and design. Newcomers are welcome. Promotions are possible. But, as is pointed out by quite a few buildings professionals in this and recent editions of California Buildings News, continuous education is needed if people are to properly manage and service increasingly “smart” buildings that tenants are demanding.

Where and how will these people be educated?

The many fine professional associations serving the buildings industry are well equipped to provide effective training—both formal and informal. In addition, a number of associations like the Building Owners and Managers Associations of San Francisco and Oakland/East Bay, the Institute for Real Estate Management of San Francisco and others have formed a group called CREATE (see page 20) and partnered with San Francisco State University to recruit and educate building managers. That’s in addition to those groups’ historic roles providing extensive, everyday commercial real estate management education on the local and national levels. Experienced property and vendor professionals teach these programs. (See Jessica Handy’s article on page 19.)

On the engineering and facility management side, the International Facility Management Association and the Association for Facilities Engineering also support higher educational programs offered by California universities and regularly train people within their area chapters, using every method, from classrooms, to panels discussions to site visits and networking with other members. (See Facility Engineers’ article on pages 10-11 and IFMA World Workplace ad on page 13.)

And there’s no better place to study the latest design trends than at your local American Institute of Architects, where you will encounter practitioners in every sort of vertical market, from historic building retrofits to healthcare design. The U.S. Green Building Council is still the go-to organization not only for sustainability issues, but also to learn how to create and maintain healthier workplaces.

The training offered by these associations is as relevant as what’s happening on the job today — which is particularly useful, since by the time college textbooks are researched, written, published and distributed, many things have changed. Especially in California, where change is constant.

If you and your staff have not visited these associations and sought out their educational offerings, you are missing out on very cost-effective training opportunities.

Henry Eason, Editor (henry@easoncom.com) Cover: Lower center photo courtesy of Milliken.

(Sept. 23 & 24 in Santa Clara)

Features 5 Making Buildings Secure Drought: How Serious? 6 10 Biggest Challenges for Facilities Engineers

Flooring Can Increase Buildings’ Value

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California Buildings News Team Henry Eason, Editor and Publisher henry@easoncom.com Ellen Eason, Associate Publisher ellen@easoncom.com Contributing Editors Zachary Brown, CBRE Bob Eaton, Eaton Hotel Investments Jessica Handy, CodeGreen Solutions Rich Lerner, Construction Consultant Katherine A. Mattes, Real Estate Consultant Larry Morgan, Facilities, SAP Carlos Santamaria, CEES-Advisors

Advertising Information Ellen Eason, ellen@easoncom.com 415.596.9466 © Copyright 2015 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234

www.cabuildingsnews.com

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Making Buildings More Secure Companies Craft Products to Better Protect Life and Property

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uildings can be very insecure places, with inhabitants facing a multitude of threats, from murder, terrorism and mayhem to all manner of personal theft and data breeches, as well as fire and structural failure due to natural phenomena like earthquakes and flooding. To help secure the facilities where we live, work, learn, recreate and heal, companies are ever inventing and offering new products that help safeguard us, our goods and even our ever-precious data.

“The expectation that asset protection, compliance, control and risk mitigation are all paramount deliverables for

sophisticated, enhancing security services. So what is of greatest concern?” asks Paul Penzone, managing director, ABM Security Services. “Matching skills with tools.

Security officers are asked to utilize technology to manage access, people and property. But the technology is only as effective as the person managing it. Invest in training people, otherwise the investment in technology is wasted.”

Innovative Products Make Building More Secure From access control to the very floors we walk on, there are a variety of security products that can help keep facilities safer.

“

Security and the threats we face are no longer linear challenges and thus, they require multi-faceted strategies.

”

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For instance, American PERMALIGHT® Photoluminescent Floor Markings illuminate each step and landing Universal’s THRIVE Intelligence™ monitoring and response center. in your emergency staircases, guiding building occupants out of darkness (earthquake, hurricane, building fire with security organizations tasked with prosmoke, at night). The UL1994tecting people, property and informalisted NON-electrical, NONtion,” says Southern California-based radioactive egress path markings Ty Richmond, president of Universal are available in aluminum and Services of America, parent company plastic. of Universal Protection Service. “The Controlling access to a advancement of technology, such as building is the first line of Internet protocol, mobile devices, data defense against intruders. Tyco transmission speed, remote video monIntegrated Security’s Mobile itoring, video analytics and more are Security Management solution progressing very quickly and enabling provides the ability to remotely the integrated solution approach to manage and control intrusion protection of assets. Security and systems from any location using the threats we face are no longer Tyco’s integrated solution provides the ability to any web-enabled device such as linear challenges and thus, they require remotely manage systems using web-enabled devices. a smartphone, tablet or laptop. multi-faceted strategies.”

With the increased visibility a Security, however, is only as good as the people and the Mobile Security Management system provides, businesses reliability of products designed to provide security. can improve productivity and enhance security protection “Threats to safety and security range from data theft conveniently and affordably. to extreme acts of violence. Technological tools are more (Continued on page 27)

6 California Buildings News • July/August 2015

California’s Historic Drought…How Serious for Economy?

Response Strategies Needed to Keep Economy Growing

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ater shortages resulting from long-term of the drought will either be ‘too small to show up’ in droughts can threaten economic growth economic data or be ‘small but measurable in the data.’ which, in turn, impact commercial real estate.

That being said, we acknowledge the drought as a risk factor Although so far the drought has done very little damage for the state's economy, especially if its effects worsen or to California's economy, it serves as a wake-up call that are prolonged.” water-saving strategies and major public and private sector State and local governing authorities are adopting reginfrastructure investments ulations in response are needed in a thirsty “While the drought is affecting many Californians to the drought. state destined to continue Jenna Hattersley, and communities in different ways, we currently growing. Agribusinesses co-chair of the Energy in California have taken a and Environment do not expect the drought to have a significant hit, but they account for Committee of the effect on statewide economic activity or state only 2% of the state's $2.2 Building Owners and trillion economy, and Managers Association government revenues.” food producers’ of San Francisco and — California Legislative Analyst’s Office report losses have been estia Harvest Properties mated at less than 10%, property manager so the drought's overall effect on California's gross domestic in Oakland, recently reported to fellow BOMA members: product and employment has been barely visible. Apartment “California Governor Jerry Brown announced an executive and commercial real estate construction is still robust order mandating statewide water restrictions to reduce water throughout California and business expansion is as strong as usage by 25% over the next nine months. We applaud the ever. The state’s business climate could worsen, however, if governor for taking action to address the state’s drought. the drought continues. Weather scientists are still debating In past years, on behalf of the commercial, industrial, and whether the drought goes into 2016, which some say could be retail real estate industry, the California Business Properties a very wet El Nino year.

Association (CBPA) has provided input to, and thoroughly The California Legislative Analyst’s Office said in reviewed the state’s plans for water efficiency, supported a recent report, “While the drought is affecting many legislation to implement strategic plans, and advocated for Californians and communities in different ways, we currentmore storage and conveyance. We again stand with the ly do not expect the drought to have a significant effect on governor and support his calls for more water savings.” statewide economic activity or state government revenues. A Hattersley further said in her BOMA memo, “In addition recent Wall Street Journal survey reportedly showed that the to saving water, however, we continue to point out that vast majority of economists agree that the economic effects California’s water system is in great need of improvements.

7 California Buildings News • July/August 2015

Our population is expected to grow by more than 600,000 people each year, mushrooming the population to as many as 48 million by 2020; Department of Water Resource projections show that this growth could increase annual water demands by 6 million acre feet by 2030; and recent studies predict that 25% of the snowpack, which is our largest water storage system, will be lost by 2050. This last prediction seemed far-fetched several years ago, however the visual of the governor standing in a meadow with a long pole and no snow has shown the realness of the concern. To accommodate for growth as well as these anticipated hydrological changes, California must be prepared to manage our water in a comprehensive, efficient manner. There are many impediments to doing so, including a tangible shortage of facilities, the lack of effective conveyance, and problems with the Delta.”

Zachary Brown, Director, Energy & Sustainability at CBRE Asset Services Group, says, “Even though commercial real estate only accounts for 2.5% of all California water use, a decisive response to the ongoing California drought is an opportunity for property managers to not only save resources and cost, but also show solidarity with all residents’ efforts to save water.”

“Cut all water to ornamental fountains (even if they recirculate) and put up a sign alerting passers-by of the management’s proactive response to the drought. Take advantage of the multitude of local rebates and incentives; if landscape irrigation controllers are timer-based, it is time to upgrade to smart controller technology. Replace turf with xeriscape features, mulch and drought-tolerant plants. One doesn’t necessarily need to go ‘brown’ to go green; however, one needs to be smart and proactive to save water while still bringing value to the asset,” says Brown.

New Buildings Products Help Curb Water Use Fortunately, many companies that want to help alleviate drought risks are offering innovative products and services that help conserve water use in buildings. Wise buildings owners and operators are adopting conservation practices and installing such new products. The drought’s biggest commercial real estate economic impact is probably on landscaping. Building owners are certainly having to rethink their lawn design and methods of watering.

One of the highest-profile water conversation projects in California in recent years is the implementation of a dramatic conservation system at Levi’s Stadium, where the San Francisco 49ers play and also the site of numerous other sports and entertainment events. Up to 85% of all water used in the new stadium in Santa Clara comes from a recycled-water pressure booster system, powered by Bell & Gossett brand pumps. The system saves over 40 million

gallons of water per year by tapping into the Santa Clara Valley Water District water recycling system, and eliminates the need to use fresh water to flush toilets and irrigate the natural grass field and green roof.

Ecolab’s Syncra faucet uses 50% less water than traditional hand-washing.

Step #1 in any water management system requires knowing how much water you are actually using—and where. WaterSignal’s technologically advanced system is designed to save water and budget in two ways. First, the system’s sensors calculate pulses from a water meter and send real-time consumption data to a mobile device and PC for analysis. Through a dashboard, a manager can spot problems (e.g. high use at 3 a.m.), find product recommendations and implement a conservation program. Two, if a major leak occurs, much like an energy surge popping a circuit breaker, the device immediately alerts the manager or engineer that a water spike above the preset limit WaterSignal’s meter is part of a system that has occurred. makes water conservation manageable.

On average, WaterSignal saves 14 percent annually and typically pays for itself in less than six months.

WaterSignal makes water conservation manageable through the use of big data. The system uses wireless technology to listen to the pulse of the water meter and transmit data in real time to a dashboard, accessible by computer or tablet. The data tells the operator how much the property is using down to the hour and alerts them when water usage spikes (like when a leak happens). Through the use of realtime usage data, operators can: (1) Determine if water use (Continued on page 28)

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Q&A with AEC Marketer Catherine Spurlock Spurlock is the incoming president of the Society for Marketing Professionals Services’ San Francisco Bay Area Chapter and marketing director of the acoustical engineering firm, Charles M. Salter Associates, Inc. What are the primary issues facing AEC (architectural, engineering and construction) firms in California today?

As firms offering professional services, it’s important to resist having our services be commoditized. When design services are viewed as commodities, the client does not get the best finished project and the design firms do not get fair fees. It’s a tough balance and I think marketers can work with their technical staff to tackle this issue, through client relations, branding, and proposal structuring. Design and construction professionals have to work together to ensure our clients are getting the most efficient, creative design that meets their unique needs.

How is SMPS using its communications expertise to publicize these issues and suggest solutions?

SMPS San Francisco Bay Area Chapter (SFBAC) holds educational panels where clients discuss their challenges and marketers can learn how we can best help them.

We also provide skills training and best practices to inspire our members to use innovative marketing methods to differentiate their firms and improve client relations.

We provide social media discussion groups to keep our members connected and to encourage industry experts to share their thoughts. Nationally, the mission of SMPS is “to advocate for, educate, and connect leaders in the building industry,” which the local chapter strives to support with all of our messaging and programming.

Educational topics you have planned?

My theme for the year is storytelling, focusing on how we can use stories to not only enhance our firm’s messaging, but also to better understand our clients. We are holding a writing workshop to improve our proposals and other marketing material by incorporating stories about our firms, projects, and staff. We’re also organizing a day-long marketing boot camp next April for anyone looking to enrich their marketing and business development skills.

Our next program on September 17 examines the factors creating the Bay Area housing crisis. A panel of experts with housing developers representing different areas in the Bay will speak about the politics, funding issues, and how a development team provides appropriate housing for the communities in which they build. The calendar of all our events can be found here: http://smpssf.org/programsand-events/calendar/ What do you hope to accomplish as SMPS’s president this year?

As president of the SFBAC, I’d like to increase awareness of SMPS in the industry and be seen as a resource for marketers and non-marketers alike. Another goal is to improve communication, not only within our committees and among our members, but also the communications and messaging at our firms. There are so many competing voices vying for clients’ attention, and I’d like to provide our community with resources to stand out and tell our unique stories in a compelling way.

Can you identify new trends in acoustical engineering— your firm’s special expertise?

With continued focus on the effects of the built environment on our health, there are new findings on how acoustics help create healthy spaces. The U.S. Green Building Council and Delos Building Wellness have studied how effective acoustical design can reduce stress, increase healing, and improve sleep. Another trend the industry has experienced, toward fostering collaboration in open-plan (Continued on page 12)

10 California Buildings News • July/August 2015

Q& A

Facility Engineers...

Their Biggest Challenges Q&A with Adam Kilburn, engineering estimator, Jones Lang LaSalle and regional vice president of the Association for Facilities Engineering (AFE), Region 4 and Stan Nakaso, facility project manager, Lockheed Martin Corporation and an AFE leader.

Q What’s the single biggest challenge to being a facility engineer today?

A Kilburn: Keeping up with training and new technology is the toughest thing out

there. Engineers may spend years at a location learning all of its secrets and becoming true master of the environment and suddenly find themselves completely unprepared for the next part of their career at location B. They must also be prepared for the building owner to bring new tech to their site in the form of system upgrades, new capital equipment, software changes and the like. If you don’t keep yourself up to date, you might find yourself on the way out with the old equipment.

Adam Kilburn, Jones Lang LaSalle

Nakaso: The Facility Manager and Engineer (FE) must be cognizant of local sustainability guidelines, which may affect costs and performance of the facility. Today’s FE has to be nimble and forecast initiatives that continue to save energy today and for the future placing more emphasis on the needs of the occupants and their changing needs.

Q How serious are the engineering talent shortages that we hear about?

A Kilburn: The shortages are extreme. For many years now no fresh talent has been let in. Owners trimmed staffing levels, eliminating key entry positions. Interest in hands-on jobs has faded with most young adults seeking jobs in the IT world. Those that do seek work in FM trades are challenged to find enough training to qualify them for open positions. It is a really tough mix out there.

Nakaso: The college graduates do not know there’s a career in the facility profession. The role of a FE is not always clearly defined since the responsibilities require the knowledge of many interactive systems supporting the facility, which is continually changing.

Q What’s the solution to staffing shortfalls that will occur when so many Baby Boomers are scheduled to retire?

A Kilburn: Employers need to embrace two basic concepts. First, they need to start creating training posi-

tions in their org charts to fill the voids that will begin to occur. The drop-off will be dramatic and very real.

Second they need to begin creating partnerships with professional training and development organizations that can assist with grooming those new employees. Groups like the Association for Facilities Engineering (AFE), BOMA, and IFMA all offer the type of professional development that will be needed to be successful.

Nakaso: It will important to increase the value of “connections” with all facility-related organizations to young engineering professionals and the students in college now. Mentoring is an easy and effective way of passing current information to the future FE professional.

Q Do groups like the Association for Facilities Engineering and the International Facility Management

Association have the resources they need to help train the next generation of engineers—and keep them up to date with codes, etc.?

11 California Buildings News • July/August 2015

A Kilburn: Yes, they certainly do. These groups offer local

and national resources and training that provide every level of engineer the opportunity to learn and stay current on the frequent chances in our industry. They also offer certified training that validates the expertise and dedication of their members.

Nakaso: Continual “cross-sharing” of educational events will provide and endless resource of information and technology the future FE can draw upon.

Q Does time

engineers spend on paperwork and managing vendors take away from their own duties?

then the engineering team will always be reliant on the tech vendor for support.

These technologies are so new that most training locations do not have the curriculum available yet.

“Procedures help track the flow of activity and provide a way of defining areas where improvement needs to occur to effectively increase the performance of the engineer.

The FE needs to be continually checking to see if the vendors can add to their responsibilities tasks or procedures that can help.”

Stan Nakaso, Lockheed Martin Corporation

Nakaso: Emerging technology is difficult to keep up with. The Facility Engineer Kilburn: needs to learn too that staying “safe” Proper documay not always be the best for the mentation is an facility, as the building infrastructure — Stan Nakaso embedded part and business needs change regularly. of the daily life The successful Facility Engineer must be of an engineer. agile and understand “smart buildings” The ability to track the amount of maintenance being done, are not a result of a single system—there’s an intelligent who does that maintenance, the costs involved, and if that Facility Professional making good choices with the help of a work is scheduled or on demand are a few of the critical piecvariety of tools to meet his current and future business needs. es of data needed for facility managers to make informed decisions in the future.

A

Nakaso: Procedures help track the flow of activity and provide a way of defining areas where improvement needs to occur to effectively increase the performance of the engineer.

The FE needs to be continually checking to see if the vendors can add to their responsibilities tasks or procedures that can help.

Q What’s the state of buildings infrastructure, and do aging systems require too much maintenance?

A Kilburn: Right now there is a healthy mix of infrastructure out there. Many locations have made adjustments along the way with building automation and retroactive commissioning but retained the original capital equipment. If older systems receive the proper maintenance, they should never reach the “too much maintenance point.” At the same time, new smart buildings are going up totally integrated and requiring a completely different skillset. It’s an exciting time to join the industry.

Q Do engineers know enough about new technology of

“smart buildings” or must they rely more on contractors?

A Kilburn: That’s a good question, and I honestly believe

it goes back to training while the buildings are being started up. If the engineering team is given this opportunity and retains this data to pass on as new engineers join the site, I feel the team will be prepared. If that opportunity is missed,

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Spurlock (Continued from page 9) offices, has created more awareness around the need for adequate spaces for people to concentrate. Study after study has shown that noisy workplaces are a top employee complaint. The pendulum may have swung too far in favor of collaborative environment design and now more attention is being given to spaces where people can be quiet and focus on their work.

The entire buildings industry is facing talent shortages as Baby Boomers retire and the California economy keeps booming. Are you seeing shortages in AEC communications, and what is SMPS doing about it?

Yes, we’ve seen several accomplished marketers leave the AEC industry. SMPS strives to provide innovative educational programing to keep up with marketing trends in

other industries, which our upcoming digital marketing program will address. Through all our events, education, and outreach, our goal is to uplift the profession of marketing and create business opportunities in the AEC industry. We want to grow business for our firms and also help firms create dynamic marketing departments that attract the top marketing talent. There is a very competitive market right now with business booming in the Bay Area and we want to make sure the best marketers stay in the building industry.

To learn more about SMPS San Francisco Bay Area Chapter and its activities, visit www.smpssf.org

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14 California Buildings News • July/August 2015

Flooring Can Improve a Building’s Value... Improved

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looring that lasts longer and is easier and cheaper to keep clean improves the overall value of a building or its individual spaces, and better design can even help project a building’s or company’s brand, so that it’s reinforced every time someone walks into the facility.

“Flooring doesn’t have to be a passive element in a design — it can really animate a space,” says RMW Architecture & Interiors Principal Gary Koshaba. “One of our clients, Navis, a developer of shipping terminal operations systems, wanted their new offices at Jack London Square (in Oakland) to reflect their marine branding and also to encourage team interaction. RMW used carpeting to direct flow from task space to task space. The lines converge at a central mailroom and lounge.”

Commercial flooring material options—and those for individual suites — range from stone to carpeting and many styles in between. But flooring products extend far beyond surface types to include products that reduce sound to floor heating. The products below reflect a wide variety of choices that can enhance a building’s flooring.

Flooring choices will depend greatly on the type of business being conducted in a space. Nothing beats carpet or carpet tile for offices, hotels and multifamily environments. More durable and cleanable surfaces are preferable for retail, hospitality, lobbies and healthcare facilities. In that case, vinyl and rubber-based flooring are best. Wood flooring is somewhat more vulnerable, but adds to the posh factor and conveys warmth. Many woods are also sustainable.

The cost of maintenance is another major consideration in selecting flooring materials, with concrete and epoxy being easier to keep clean and attractive than natural stone and vinyl. And beware of slip-and-fall issues associated with high-gloss materials with appealing appearances that can also cause lawsuits when injuries occur.

A Wide Array of Flooring Product Choices

The worn look of vintage barnwood is reproduced in the Blendart Collection, bringing the look of reclaimed wood to durable porcelain tile. (Photo courtesy of Walker Zanger.)

“Floors used to signal the quality of building management, with prospective tenants viewing the lobby and bathrooms before deciding whether to enter the rental office, today with the surge in secondary infection attention within hospitals, the

15 California Buildings News • July/August 2015

d Durability and Enhanced Design Boost Worth general population is linking floor appearance with healthy lifestyles,” says Alan Mayr, president of MARBLELIFE, Inc. “Today it’s not about keeping it clean, it’s about setting up the floor to become easy to clean and maintain. The good news is the cost to restore is substantially less costly and disruptive than restoration. In fact, these technologies are required to able to be installed within and off-shift to avoid disrupting building flow and return to service as your tenants arrive for another great day.”

Walker Zanger Vice President of Design and Marketing Jared Becker says, “Porcelain or stone tile give a building an upscale appeal and, as inert materials, do not negatively affect interior air quality. Porcelain tile is an especially good choice as it offers a multitude of colors and looks, is extremely durable, and requires little maintenance.”

“Heating tiled floors increases the need for uncoupling to prevent cracked tiles and grout. Schluter-DITRA-HEAT provides both warmer floors and uncoupling in a single layer. There is no need for self-levelers and no waiting time for curing. Wires can be placed exactly where they are needed and are available in 120 V and 240 V options,” says Earl Maicus, vice Custom-designed floor mat by Matting by Design (top) president commercial and archienhances the décor and improves the lobby appearance. tectural sales, Schluter Systems (“Before” and “after” photos courtesy of Matting by Design.)

North America.

Functional, highly absorbent floor mats prevent Large expansive entry areas this transfer by capturing and containing contamwith multi-directional foot trafinants. This minimizes floor damage beyond the fic are difficult to adequately mat and reduces the risk of slip and fall injuries,” and attractively outfit with floor says Rismat (FloorGuard) Matting Systems sales matting. “A typical solution is to executive Troy Pulchinski. purchase multiple standard size SoundSeal describes the benefits of its mats and arrange them in a way acoustical product with this example: “This that provides the most coverage. complex is a 46-floor building with a residential Another option is to purchase a interior area of 430,000 square feet and 489 custom-designed floor mat that residential apartments. They were looking for an fits the area, addresses the traffic underlayment system specially designed for use floor and enhances the decor. under tile and stone floors that would increase And a custom mat provides the the Impact Insulation Class (IIC) over the existing opportunity to add design which RMW Architecture & Interiors selected floor ceiling assembly. Sound Seal recommended can quickly and cost-effectively carpeting to reflect its client’s marine Cerazorb as the solution. Cerazorb is a 5 mm thick improve the lobby appearance,” branding (photo credit: Michael O’Callahan). underlayment system offering high-energy impact says Matting By Design President with low weight and will remain unchanged after Brian Buscher. repeated impact loads. Its unique design will not rot, swell or Matting is becoming a major product for environmental, absorb water and is anti-microbial. This proved to be the ideal health and aesthetic purposes. “Foot traffic brings in dirt solution for this application. n and moisture that can ruin a floor and shorten its lifespan.

16 California Buildings News • July/August 2015

San Francisco City Hall...

100 Years of Splendor

By Ken Cleaveland, VP/Public Policy, BOMA San Francisco As the chief advocate for commercial real estate interests in San Francisco, I spend a lot of time inside City Hall. It’s always an impressive view and a bit awe-inspiring to me that our earlier leaders had the foresight to build such an exquisitely decorated structure to house our most important city government offices. In fact, it is the second City Hall as the first one burned down in the 1906 earthquake and fire. The present building was dedicated on December 28, 1915 and cost $3,500,000. It is the fifth largest dome in the world, even taller than the U.S. Capitol’s dome by 42 feet.

In 1976, the American Institute of Architects recognized San Francisco’s City Hall as one of the finest examples of “Beaux Arts” design in the world. The principal architect was Arthur Brown, Jr., of Bakewell & Brown. The inscription that dominates the grand rotunda under Father Time states simply: “San Francisco – O Glorious City of our hearts that hast been tried and not found wanting. Go Thou with like Spirit to make the Future thine.” Those words were created by Mayor Edward Robeson Taylor and dedicated to Mayor James Rolf, who presided over the rebuilding of City Hall.

(Continued next page)

Top: San Francisco City Hall’s dome, the fifth largest in the world.

Left: San Francisco City Hall interior.

17 California Buildings News • July/August 2015

San Francisco City Hall (Continued from previous page) City Hall went through a complete overhaul following the 1989 Loma Prieta earthquake and is one of the proudest accomplishments of then Mayor Willie L. Brown, Jr. City Hall offices were relocated across the street in the Veterans Memorial building for the three years that it took to install base isolators in the basement that would allow the entire building to move up to five feet in any direction to avoid collapse. Additionally, the structure was completely returned to its original beauty with opened light courts on each side of the rotunda and the adding of gold leaf to the exterior of the dome.

San Francisco’s City Hall has been featured in many movies, including Raiders of the Lost Ark, Invasion of the Body Snatchers, Dirty Harry, the Towering Inferno, Foul Play, A View to a Kill, and most recently, Milk. An unofficial virtual tour of the dome is available at www.sfch. budryerson.com.

San Francisco’s City Hall is also famous for a number of other things. It was the site of the murder of Mayor George Moscone and Supervisor Harvey Milk in 1978. Marilyn Monroe and Joe DiMaggio were married in City Hall in 1954, and the launching of marriage equality for the LGBT community began in San Francisco’s City Hall in February 2004 under then Mayor Gavin Newsom.

As this is the 100th anniversary of the rebuilding of the San Francisco City Hall, it was fitting that a special celebration was organized and carried out while the U.S. Conference of Mayors held its annual meeting in the city in June. The celebration featured an amazing light show that was cast on the outside of the east side of the building.

As someone who visits City Hall on a regular basis to discuss legislation with supervisors or the mayor’s office or to testify at various hearings, I can say that it’s never let me down as an impressive edifice that makes me proud to be associated with it. n Cleaveland is VP/Public Policy for the Building Owners and Managers Association of San Francisco. He has also held various appointments within San Francisco government including his current position as a Fire Commissioner, the former Secretary of the Finance Corporation (overseeing city bond sales), the Public Utilities Commission’s Citizen Advisory Committee, and the mayor’s appointee to the Graffiti Advisory Board. He is also the Treasurer of the business/union coalition entitled Alliance for Jobs and Sustainable Growth, and is an Emeritus Director of the Alice B. Toklas LGBT Democratic Club’s Board of Directors.

18 California Buildings News • July/August 2015

Association News

San Diego Building Wins International Real Estate Award Kilroy Centre Del Mar’s Campus Earned BOMA’s TOBY Award One of Kilroy Realty’s San Diego County facilities bested every other entry in the world for its 19-acre Class “A” campus, located in the heart of the upscale Del Mar Heights area, San Diego’s major employment center. The award was given at the Building Owners and Managers Association’s global conference held in late June at the Los Angeles Convention Center.

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Specifically, Kilroy won “The Outstanding Building of the Year Award,” BOMA’s highest award in commercial real estate, recognizing quality in office buildings and rewarding excellence in office building management.

Kilroy Centre Del Mar is an intimate, distinctive steel-frame, five-building campus situated amid large courtyards adorned with exceptional water features, premium drought-tolerant/low-water landscaping, manicured grasses, beautiful palms, and immaculately maintained grounds. It is surrounded by an abundant mix of dining, shopping, hotels, canyon trails and business services, both on-site and within walking distance.

The campus provides an unparalleled work environment for tenants who value green, efficient workspaces to attract and retain top talent. It affords employment for approximately 1,400 people, 50 physicians, and medical care for 700-to-800 patients daily, all of whom help sustain the surrounding businesses and contribute to the greater local economy.

“We are honored to receive the International TOBY Award,” says Anna Orlando, Kilroy senior asset manager.

“This achievement reflects remarkable determination and synergy between our management team, our service providers, and our customers. Support from our San Diego BOMA Chapter and the recognition we have received throughout the industry has been truly humbling.”

Kilroy Centre Del Mar campus. Photos courtesy of Kilroy Realty Corporation.

19 California Buildings News • July/August 2015

BOMA International Convention Yields Many Benefits By Jessica Handy industry convention is the opportunity to catch up with friends and colleagues from far and away, both in time and space. The BOMA International 2015 Every Building and Conference and Expo in Los Angeles over the last few days of June gave me just that.

During and after the conference the chatter over the takeaways ranged from a focus on sustainability to the increased international participation to the enjoyable parties, and there was lots of chatter about the parties! I was able to record many of these takeaways during conversations with my friends, colleagues, clients and fellow BOMA volunteers.

Some of the highlights: w The conference is a time to learn about BOMA’s new initiatives and tools for improving the experience of BOMA members. It is an opportunity to exchange ideas with other associations, discuss struggles and to be able to share successes. w In the BOMA committee meetings, such as Emergency Preparedness and Government Affairs, where members from

around the world discuss the issues most important to them, there were more international members at the table than at past conferences.

Canadians, South Africans, and representatives from China and Japan were present this year more than ever before. w Elections also occur at the conference, and California is well represented in BOMA leadership positions. Californians now fill the top two seats of BOMA’s Pacific Southwest Regional Association, and a Californian was elected Chair-elect of the BOMA International Board of Directors. w In addition to the learning and sharing, seeing Jay Leno at the General Session was a highlight for many. Being in LA and seeing a celebrity topped off the weekend. And I lost track how many times I heard that the BOMA of Greater Los Angeles’ Welcome Party “was amazing.” w Proudly for California, a building in San Diego was

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Association News

Gala Raises Funds for Commercial Real Estate Education Commercial real estate stars celebrated the industry’s future and reflected on its past at the “Designing the Future of Real Estate” event in May. Collaborating under the banner of Commercial Real Estate Alliance for Tomorrow’s Employees (CREATE), members of IREM, NAIOP, BOMA Oakland/East Bay and BOMA San Francisco gathered at the Bently Reserve for a fundraising gala to support commercial real estate training at San Francisco State University. BOMA San Francisco partnered with the university to develop a Commercial Real Estate Certificate program in 2012, which now provides “job ready” candidates for employment and addressing the industry’s talent drought.

“We recognized that our industry’s talent shortage impacts not just BOMA, but is an industry-wide issue, so we invited other groups in:this challenge,” said to join us Runs in addressing Marc Intermaggio, executive vice president Mar/Apr, Jul/Aug, Nov/Dec of BOMA San Francisco. Groundbreaking architect Art Gensler, Jr., whose San Franciscobased firm is the largest in the world, headlined the program.

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(Illustration courtesy of the California Energy Commission.)

23 California Buildings News • July/August 2015

California Energy Commission Moves Steadily Toward Zero Net Energy The California Energy Commission unanimously approved building energy efficiency standards in June that will reduce energy costs, save consumers money, and increase comfort in new and upgraded homes and other buildings.

“The best way to create a high-performing building is to design and build it that way in the first place,” said Commissioner Andrew McAllister, who is the Energy Commission’s lead on energy efficiency. “With the adoption of the 2016 Building Energy Efficiency Standards, we are one step closer to the state’s 2020 zero net energy goal, where a building produces as much energy as it consumes. With features such as high performance attics and walls, instantaneous water

The Energy Commission approved grants for electric vehicle (EV) education and training, signage and map tools for EV chargers and efforts to bring chargers to multi-unit dwellings.

heaters, and highly efficient lighting, new homes will consume energy at a level that could be met by on-site solar or other renewable generation.”

The standards, which take effect on Jan. 1, 2017, focus on three key areas: updating residential requirements to move closer to California’s zero net energy goals, updating nonresidential and high-rise residential requirements, and improving the clarity and consistency of existing regulations.

“With this adoption, the Energy Commission has established a solid balance between the need to reduce energy consumption with the need to limit increased construction costs,” said California Building Industry Association CEO and President Dave Cogdill. “We thank the Commissioners and their staff for working with industry during the past 18 months on this effort.”

Details of the non-residential portion of the ruling: s Envelope: revision of outer building, or envelope, requirements for all nonresidential and high-rise residential buildings. s Lighting: update power for lights to align with the American Society of Heating, Refrigerating, and AirConditioning Engineers (ASHRAE) standards. s Elevators: require lights and fans to shut off when an elevator is empty. s Escalators and moving walkways: require escalators and moving walkways in transit areas to run at a lower, (Continued on page 26)

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BOMA International Conference (Continued from page 19) chosen as one of the International TOBY award winners.

The Office Building of the Year award is the highest honor within BOMA International and is awarded annually at the conference gala. (See page 18.) w So much of what is taught at the BOMA Every Building Conference goes far beyond what one may consider to be relevant only to office building owners and managers.

For example, the education session on the Panama Canal expansion, and the education session on the topic of sales and marketing and creating memorable impressions; useful lessons in any career. w There was an “HVAC for Dummies” course (I believe the true title was “Looking Under the Hood: The Mechanics of Buildings”) where the classroom was packed full of people who are in real estate but do not work directly in operations. Water-cooled systems, condenser water, heat pumps and other basics of building HVAC were all explained. This was enlightening information for people who are responsible for HVAC proposals and contracts, but who do not have a technical background. w The Zero Net Energy session provided some great, yet very simple energy conservation design advice: “manually

turn on and automatically turn off.” Although scalability of ZNE is elusive, the project discussed demonstrated some great problem solving. What they didn’t do was design for the maximum amount of energy that they could need; they designed for the minimum amount they should be using. w There was an entire Green Zone in the Expo where all of the sustainability related products and services were located. The entire conference buzzed with the news that BOMA is relaunching and updating its successful energyefficiency training program and energy performance contract and green leasing tools. w The enthusiasm and ambition of the younger women in our industry was made abundantly clear by the over 200 women at the 7AM Women’s Networking Breakfast. All were eager to gain knowledge from the more seasoned panel members.

Hard to imagine BOMA International topping itself, but nevertheless I am already looking forward to the networking and learning experiences in 2016! n Handy is director of CodeGreen Solutions in Santa Monica and a BOMA leader in California.

26 California Buildings News • July/August 2015

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In other actions, the Energy Commission: s Awarded more than $39 million in grants for energy efficiency projects through the Electric Program Investment Charge Program (EPIC). The program focuses on research investment to create electricity-related innovations and bring clean energy ideas to the marketplace. s Approved projects include the demonstration of renewable-based microgrids in Walnut Creek and Humboldt County; software that helps growers optimize water measurements for irrigation; liquid cooling technology for reducing energy use at data centers; renewable power generation projects that support grid security and reduce peak demand in the Bay Area; advance communication systems for vehicle-to-grid technology; and biogas, biomethane and natural gas research. s Approved $2.5 million in grants through its Alternative and Renewable Fuel and Vehicle Technology Program. Projects include the San Joaquin Valley Clean Transportation Center with facilities in Fresno and Parlier to accelerate deployment of zero-emission vehicles, electric vehicle (EV) education and training in the Bay Area, signage and map tools for EV chargers in Palm Springs, efforts to bring EV chargers to multi-unit dwellings in Los Angeles County, a study on EV charging and travel behavior, and an ombudsman to ease permitting of hydrogen refueling stations and EV charging stations. n

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Secure Buildings (Continued from page 5) And, as an eerie The SDC Security’s IP Pro™ IP-based Single Door Access sign of the times, Controller —with embedded software and expandable up to one company has 32 doors —allows for simple door access control via LAN or devised a system to Internet connected device. The controller installs easily at the help detect gunfire in door and only requires a single network cable, reducing costs. a facility. ShotSpotter Advances in wireless technology have allowed businessSiteSecure® is an es to employ surveillance and security programs in even unprecedented gunthe most remote areas of a commercial building. The new fire detection system challenge now is to develop a solution without network or designed to protect any Internet access. Products such as TRENDnet’s point-to-point facility in the event wireless bridges offer a cost-effective option for remote camera of an active shooter. and access control installations.

“The NDE Series wireless locks with ENGAGE™ technology is a cost-effective, easyto-use solution that simplifies installation by comSecuritas’ services combine mobile bining the lock, credential reader, door position patrol, guard service and camera sensor and request-to-exit switch all in one unit,” surveillance. said Ben Hopkins, Allegion’s product marketing manager.

It uses the industry’s only “Modern turnstile manufacturers are challenged indoor and outdoor gunshot to deliver designs which match the decor of indidetection system, and providual corporate cultures while simultaneously vides an instant alert service delivering secure yet convenient entry control.

24 hours, 7 days a week, 365 In addition to key enabling sensor technologies, days a year. developing sophisticated algorithmic patterns Allegion’s NDE Series wireless lock.

SiteSecure instantly provide detailed event monitoring and reduce false detects gunfire and provides a dot on a map or building alarms, making turnstiles less a barrier to productivity,” says floorplan (if the shot is indoors), indicating precise location Delta Turnstiles’ Product Marketing Manager Jacob Powell. (floor, room number) of gunfire, the precise number of shots Technology is Harnessed to Use Data to Secure fired and immediately notifies those who need to respond, Data —and Other Assets such as key on-site security personnel and local law enforce“Mobile devices which interact with cloud-based access ment. It integrates easily with any facility’s comprehensive control systems have dramatically improved management’s security platform and operates remotely through a managed, ability to respond in real-time to both routine tenant requests cloud-based system, so no hardware needs to be managed and emergency situations. Additionally, cloud-based access or maintained. control systems allow organizations with widely dispersed Building operators are turning more to technology to assets to manage their entire enterprise within a single global bolster or even supplant the human element in some cases. account,” says Brivo President Steven Van Till.

Securitas Security Services describes itself as a company that “Digital networked cameras capable of delivering HDTV “provides greater efficiencies without compromising security.” quality imagery are being repurposed to provide business It explains, “With the cost of labor continuing to rise from analytics that drive the bottom line. Onboard analytics enable taxes, mandatory health care, minimum wage increases and a standalone camera to provide business intelligence such as worker’s comp claims, Securitas’ innovation helps reduce costpeople counting, dwell time of patrons in front of displays, ly manpower with Integrated Guarding solutions that combine or parking management that all make an impact on ROI,” static guard services with mobile patrol, remote guarding and says James Marcella, director of technical services at Axis other state-of-the-art technologies.”

Communications.

How dangerous is the workplace? There are more than Cyber-security is emerging as a major concern for all 700 on-the-job murders a year. The Bureau of Labor Statistics’ types of companies. “Increased cyber security, flexibility in Census of Fatal Occupational Injuries reported 14,770 workcloud-premise video storage, and affordable bandwidth are place homicide victims between 1992 and 2012. School key factors in the growing use of cloud-based video security violence—even death—increasingly makes headlines. And systems for commercial buildings. “says Dean Drako, presiin 2008, a government study showed that 15 percent of all dent & CEO of Eagle Eye Networks. “Both existing analog non-fatal violent crimes and 15 percent of all property crimes and new IP security cameras can leverage on-demand cloud were committed against victims who were at work or on duty video surveillance, with secure remote access and manageat the time. n ment alerts for off-line cameras.”

28 California Buildings News • July/August 2015

Drought (Continued from page 7) surges during non-busy times (like midnight on a Saturday), water to achieve the same result. Larger water droplets mean (2) Compare buildings they own to review usage trends, they are heavier — less is lost to the atmosphere and more (3) Get SMS text messages when spikes occur, and (4) Use reaches the turf. the data towards LEED certification points.

San Jose-based Landscape Management Services noted Ecolab is a global company recently in a communication to its customers that “the whose products it says ongoing drought is changing the world of landscaping. have saved more than Among the new state prohibitions, it reported, are runoff 115 billion gallons when irrigating with potable water, using potable water in of water in products decorative water features that do not recirculate the water it provides to 40 and using outdoor irrigation during, and 48 hours following, industries worldwide. measurable precipitation.” It added, “these new regulations It’s now offering a aren't the only restrictions impacting water use. Local water solution called the agencies and cities are developing their own regulations, Water Risk Monetizer as well.” and promoting it as the Some of LMS’ recommendations include: mulch bedding industry’s first financial areas, landscape or turf changes, improved irrigation effimodeling tool ciency, upgrading irrigation controllers, converting overhead AM Conservation Group’s 1.5 GPM Dual Spray that enables spray to drip irrigation, reducing or eliminating flower beds Swivel Faucet Aerator saves water and energy. businesses to and better inspecting irrigation equipment for leaks. Some of factor water into decisions that support business growth and these upgrades, it said, are eligible for rebates. help ensure the availability of this limited natural resource Drip irrigation is becoming a green standard. “Rain Bird’s for future generations. The Water Risk Monetizer provides XFS Subsurface Dripline offers unmatched watering efficienactionable information to help businesses understand the cy for turf grass, shrubs and groundcover,” says Rick Foster, impact of water scarcity to their operations and quantify marketing manager for Rain Bird’s Landscape Drip Division. those risks in financial terms. And Ecolab has also created “Because the dripline is buried underground, it’s unaffectSyncra™, an automated, touch-free water-and-soap delivery ed by wind, evaporation or vandalism, effectively watering system for hand hygiene that follows a strict, yet adjustable, plants and turf directly at the root zone while using 30 to 80 three-step process to ensure increased compliance, stanpercent less water than traditional systems.” dardized hand-washing procedures and consistent results.

Indoor Water Conservation Practices and Products Through Syncra’s timed water delivery, this first-of-its kind Healthy Buildings is encouraging building operators hand hygiene faucet used 50 percent less water than tradito audit their water use. “With water conservation now an tional hand washing. In a hotel, the use of Syncra can help to save up to 28,000 gallons of LA Water Department’s Shocking Water Waste Facts water annually.

Some authorities say if you know how to avoid water waste, the For outside water use, drought wouldn’t have so much impact. And, according to the Los Toro also measures usage. Its Angeles Department of Water and Power, it’s often the little things Precision™ Series spray nozzles that count. Here are some water-waste facts we can correct with a use 35% less water immediatelittle effort and great awareness. ly upon installation. H20 Chip • A 1/16” leak produces 300,000 gallons of lost water annually Technology makes Precision™ • Even a tiny drip loses 13,140 gallons a year able to better manage water use • A tub bath uses 25-35 gallons and eliminate runoff. For lawns, • Dishwasher uses 10-20 gallons the company says its nozzles can achieve the same distance and • A toilet needs 1.6-to-5 gallons per flush throw as a standard spray nozzle • Faucets use 2.5 gallons per minute using 35% less water. The tech• Showers use up to 2.5 gallons a minute nology in the PSN uses water • Garden hoses spew 8 gallons a minute more efficiently, creating larger For more info on reducing landscape and indoor water use, visit www.ladwp.com water droplets and using less

29 California Buildings News • July/August 2015

imperative, a water audit is an ideal means of proving to your stakeholders that your building is not wasting water. While Healthy Buildings is finding clients appreciate the potential ROI, lawmakers, tenants, and the public can also see how their buildings are meeting drought mandates,” says company CEO Simon Turner.

To help facilitate auditing, a number of companies are offering water measurement products for indoor use.

“Most tenants can’t hear or recognize the #1 cause of wasted water indoors, leaking toilets. nth Solutions, LLC developed and manufactures the LeakAlertor®, a smart device that identifies toilet leaks and stuck-open flappers.

The LeakAlertor installs in seconds and provides visual and audible alerts so leaks can be addressed immediately,” says Ernie Howard, the company’s marketing manager.

AM Conservation Group’s lower-flow shower heads (top left) are one of the solutions available to apartment and house dwellers, whose consumption of bath and kitchen water is extensive. For instance, its 1.5 GPM Dual Spray Swivel Faucet Aerator “goes a step beyond that of the basic aerator by offering two stream options: a full force multiple stream and a splash-free stream that can be changed by a push/pull action on the body. It also has a 360° swivel that helps reduce water use by directing the flow where it’s needed. For extra water and energy savings, this aerator features a pause valve that slows the flow to a trickle and maintains the current water temperature when soaping or scrubbing dishes,” says CEO Todd Recknagel.

In spite of all the water-conservation products and services available, many building owners and operators have still not made the conversion to greener products.

“Despite the urgent need to save water, consumers and businesses in drought-stricken states have been slow to purchase and install water-efficient toilets, showerheads and bathroom faucets,” according to a study conducted by GMP Research, Inc., and commissioned by Plumbing Manufacturers International (PMI).

The GMP Research/PMI study found that only 5.5% of California’s 33.5 million installed residential and commercial toilets are high-efficiency toilets using 1.28 gallons per flush— the Environmental Protection Agency’s WaterSense® standard for toilets evaluated to be 20 percent more water-efficient than other plumbing products meeting federal standards. Despite the drought conditions in California, only 21.1% of bathroom faucets there meet the WaterSense standard of 1.5 gallons per minute (gpm) and 23.9% of showerheads meet the WaterSense standard of 2.0 gpm.

The products, technology and business services exist—and are being continually innovated — for commercial real estate owners and operators to make changes in their water use that will help them in drought years ahead. n

Here are some additional tips for indoor water use from GROHE, one of the Indoor world’s largest faucet and Water shower manufacturers for Use Tips use in multifamily and other commercial buildings. Water use in commercial buildings and opportunities for conservation depend widely on the type of building, however domestic/restroom fixtures account for a good portion of a building’s overall water consumption.

4 Restroom faucets and kitchen faucets are the easiest to specify at a lower flow rate (typically 0.5 gpm for restrooms and 1.5 or 1.0 gpm for kitchens). Typically, going down to these flow rates do not effect user enjoyment—in fact, rarely do people notice the change.

4 Single-lever mixers are a good choice over double-lever mixers, because they make it easier to hit the desired water temperature without wasting time while water is flowing.

4 Digital faucets also allow for setting the temperature, flow rate and duration to further save water. They also can be set to have an intermittent stop period for a “brush your teeth mode” to save water and the hassle of turning the faucet on/off.

4 Toilets can also easily be specified at a lower flow rate.

Dual-flush toilets have become popular and can symbolize a company’s commitment to sustainability/water savings.

4 There are many situations (e.g. a hotel) in which decreasing the water flow for shower heads is undesirable.

However with new technologies, a 1.75 gpm to 1.5 gpm shower head or even lower can be installed without affecting the user experience/enjoyment. The shape/design of the shower head (such as an oval shape) can use less water while keeping the “full spray” feel.

4 Other features, such as adjustable flow “eco” buttons that let the user decide when to go super low flow and when to use the high flow can help reduce water use without sacrificing user experience.

4 Shower thermostatic valves and digital shower settings can help to avoid that two to five minutes or so every morning that a shower is left on to let the water heat up.

“Viable solutions to the world’s water crisis and other environmental challenges can be found in collaboration between architects and designers working with environmentally committed manufacturers,” says GROHE marketing executive Cheryl Dixon.

30 California Buildings News • July/August 2015

What’s Different About This Commercial

Real Estate Cycle? … and What Should We Worry About?

By Kathy Mattes

RealShare BAY AREA1 convened recently, bringing together some of the most engaged minds in West Coast real estate.

Michael DeSiato, VP of ALM, introduced the program by noting that San Francisco is leading the country in both the most commercial space currently under construction (5.2 million SF), and the highest share of renters. Those two comments set the tone for the discussions that followed.

What is different in this boom cycle? Matt Field, with TMG Partners, attributes it to a shift in the capital markets. The amount of equity money seeking real estate is extraordinary and most of it is foreign capital. San Francisco is considered cheap in the context of other major real estate markets. Also, pension funds have receded, allowing REITS to take up the slack.

Matt joined with Ken Perry, President of The Swig Company, to say that it is possible to buy real estate in this market, using a strategic focus specific to the property. This translates into finding a property­— identifying the issues/problems – creating a plan to fix those problems ­— and making sure the funds will be there when needed.

Another shift is that investors are buying out their partners, rather than purchasing a new property. When they cannot find a property that fits their investment parameters, and they are optimistic about what they already own, they double down.

What are these great minds worrying about? Concerns include interest rate risk, the demand for large floor plates going away, earthquakes and being put in the position of having to make a bad decision. While volatility is good, according to Matt Field, creating an exit strategy (or two) is essential in an unpredictable market. In this market the “stupid early— smart late” approach becomes meaningful. Now is the time to be paying very close attention to the asset and the market.

Jonathan Allen, with Avison Young, moderated a panel discussion titled “Officing Today’s Talent.” There is a greater emphasis on creating workspace that includes more quiet space. One tech company wants to make sure that all employees in an office know each other, which has resulted in a focus on the smaller (13,000) floor plates.

The biggest issue facing the tech industry is their employees not being able to find affordable housing. Maja Henderson, Global Facilities Director with Square, Inc., indicated that tech companies are looking around for cities that “they can help” by locating there and which have a compatible culture and less expensive housing. Of course, less expense commercial rent would also be good.

(The RealShare Conference Series is put on by ALM, Inc..)

Mattes is a California-based Commercial Real Estate Consultant. Find her at www.kathymattes.com.

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September 23 & 24, 2015 | Santa Clara Convention Center | Santa Clara, CA Discover the latest technology, equipment and trends, gain knowledgeand inspiration from industry experts, and share ideas with fellow facilities professionals who face the same challenges that you do – all for free!

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East Bay Poised For CRE Growth

Q&A with Christine Maley-Grubl, executive director of the Building Owners and Managers Association Oakland/East Bay You will face some real challenges—and opportunities— coming in as BOMA Oakland/ East Bay’s new executive director at a time when the region is poised for growth, but also confronted with chronic issues like crime in certain areas. What do you see as the region’s challenges?

Any region undergoing the growth that Oakland/East Bay has experienced over the past few years in terms of great interest by real estate developers, by residents moving here from other cities, and by businesses relocating to the East Bay, will undergo challenges placed on local city programs and services. In addition, crime certainly is a continuing concern in certain areas of the region and the local cities, local businesses, business and community organizations and the community as a whole will need to continue to work collaboratively to address these challenges.

Opportunities?

This has never been a more opportune time for Oakland/East Bay to capitalize on this newfound interest and desirability by the groups mentioned to relocate from other parts of the San Francisco Bay Area. This interest has in many cases very much enhanced and improved the vitality of neighborhoods and communities and really showcased Oakland/East Bay as a center for creativity throughout the San Francisco Bay Area. The opportunities certainly go hand-in-hand with the challenges facing the region and will best be addressed by close collaboration and attention of both business and the local community.

What role can your BOMA play in helping shape the East Bay’s commercial real estate future?

A key role that BOMA Oakland/East Bay can play in helping shape the East Bay’s commercial real estate future is to promote the interests of commercial real estate through advocacy, education, networking and community service.

What are your goals for BOMA Oakland/East Bay as an organization?

My goals are the organization’s goals which are to continue to build on our success by: recruiting, retaining and growing membership; promoting member interests and reinforcing value as the primary commercial real estate advocate for the East Bay; being the East Bay’s source for industry education; and being the leader to promote commercial real estate as a viable career.