BOMA San Francisco Views Q3 2020

Q3 2020

BOMA 2.0 The Reboot: Innovative Solutions for a New CRE Landscape Although BOMA San Francisco members missed the exciting trek to the BOMA International conference in Philly this year, the recent virtual event delivered a full agenda of dynamic keynotes, informative sessions, an interactive expo and a TOBY Awards Gala that celebrated buildings—including four Pacific Southwest Region winners.

allows us to come together and navigate complex issues,” Jones remarked.

“Who would have thought a year ago that we’d be working from home and wearing face coverings?”

This year is all about pivoting to how commercial real estate looks during the pandemic. “This amazing reboot really spurs innovation in

“The Reboot Starts Now” was a fitting conference theme, as BOMA members explored new approaches for managing their properties and providing safe environments for tenants.

BOMA San Francisco’s own Scott Jones, the outgoing BOMA International Chair, welcomed attendees to the kick-off State of the Industry session: “This awesome technology

what will be a stronger industry and economy,” said BOMA International President Henry Chamberlain.

“There will be a lot of flux, but people want to come back to hubs and be with their colleagues,” he noted.

BOMA is leading the way with guidance on communicating with tenants and making facilities safer.

(Continued on page 10)

BOMA International Chair-Elect Mark Dukes and former Chair Scott Jones at the TOBY gala.

BOMA SF Reps Named to International Posts Two BOMA SF members were selected for BOMA International positions. Kudos to Sarah MacIntyre (left) and Ana Duffy (right) on this honor.

(Read more on page 11)

2 BOMA’s Value...

Greater Than Ever!

by Christine Mann, RPA, LEED® GA, BOMA SF President, and Portfolio Manager, Paramount Group, Inc.

Thanks to Our 2020 Corporate Sponsors Platinum Sponsor

Able Services Gold Sponsors ABM Cushman & Wakefield Paramount Group, Inc. ProGuard Security Services Recology San Francisco Electrical Contractors Association

Silver Sponsors

The past few months have altered our daily lives in countless ways.

If you’re like me, you’ve reflected on resources in your life from which you can draw strength during these times. As BOMA members, we’re fortunate to have an association that provides a wealth of resources—from guidance about managing our buildings to colleagues we can connect with for advice, humor and maybe even a Zoom happy hour. The value of BOMA is greater than ever. Here are just a few of the benefits of BOMA membership: Timely Industry Expertise. During the pandemic, BOMA is delivering important updates on everything from public health ordinances to looming tax issues to tenant communications. Webinars feature industry experts who share their knowledge. A COVID-19 resource page provides relevant information, and a BOMA SF Slack channel lets us pose questions and read others’ comments and advice.

Strength Beyond Our Local BOMA. You have the resources of not just BOMA San Francisco, but also the staffs, boards and members of BOMA Cal and BOMA International. Have a problem or issue you can’t resolve? There are members who can provide guidance at the local, state and national level.

The recent virtual BOMA International conference presented a wealth of information on commercial real estate in our changing environment. See the cover story for highlights. Virtual exhibits presented products needed to make buildings healthier— the “new amenity.”

Opportunities for Your Entire Team. It’s important to keep in mind that BOMA SF’s membership model is company-based. This means that when your company is a member, every person on your team or in your company may take part in BOMA activities. We feel this strengthens your team as well as the association. We What’s Inside Views... pride ourselves on programn Committee Updates • Page 8 ming that involves people n Member Profiles • Pages 8-9 at different stages of their n Election Outlook • Page 15 careers, from emerging to n Members on the Move • Page 17 seasoned professionals. n Beyond Business • Page 19 (Continued on page 16)

Allied Universal CBRE Commercial Energy GSH Group Hathaway Dinwiddie Construction Hines Hudson Pacific Properties Kilroy Realty Corporation Metropolitan Electric Service by Medallion Unique Elevator Interiors LLC

Bronze Sponsors Boston Properties CBF Electric Clearway Energy, Inc. Clune Construction Home Depot Impark JLL LAZ Parking Marble West McMillan Electric Perfection Services, Inc. RiverRock Real Estate Group Rossi Builders Securitas Security Services, USA, Inc. Shorenstein Realty Services The Swig Company

Friends of BOMA Alliance Roofing Company Inc. Ascend Talent Solutions CB2 Builders Incorporated eWaste Direct Field Construction GP Pro, a Division of Georgia-Pacific McNevin-Bay Area Cleaning Specialists The Lawson Roofing Co. Inc. Transwestern Young Electric

Media Sponsors California Buildings News San Francisco Business Times The Registry For sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com

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4 Special Sponsored Report

Engineering Systems & COVID-19: Key Safety Concerns Have you received conflicting information about engineering system modifications related to COVID-19?

Everyone is on the same page when it comes to employee and tenant safety. Building Services contractors have done everything in their power to provide the appropriate PPE, training and oversight to ensure that tenants and their employees have a safe environment.

Able’s team is comprised of personnel with industry-specific backgrounds and deep expertise covering all aspects of building operations and employee safety. In order to deliver on our promise, our procurement department has been working overtime to strategically source the appropriate PPE, while our safety department is proactively educating our employees and keeping them safe during the pandemic. With the safe operations of our employees taken care of, we must then focus on the safe operations of buildings.

A series of questions have been raised regarding building system modifications and facility engineering operations. What can be done mechanically for buildings to reduce the spread of the virus? There’s a lot of inaccurate information circulating that upgrading to HEPPA or MERV-15 filters will keep COVID from circulating within the building in addition to drastically increasing the percentage of outside air being introduced into the building.

To learn about Able: Visit www.ableserve.com or call 800.461.9033.

Email Mark Kelly at mkelly@ableserve.com

While we are not making a determination on that, we are trying to educate folks that HVAC systems have specific capacities-related parameters requiring changes to control sequences and energy-cost implications which need to be considered before any upgrades. Making changes to a building system is a big decision and you need to work with a trusted provider. The intention is good, to reduce the spread of the virus, but the implementation is often over-simplified and potentially damaging to expensive building systems.

A professional operational HVAC assessment with our Able Engineering Team will provide: w Facility Capital Budget Services w HVAC Visual Inspections w HVAC Capacity Verification w Incremental Capacity Analysis for COVID-19 Upgrades w Cost estimates for COVID-19 Upgrades Economic analysis services for COVID-19 upgrades include: w Energy and Utility Cost Estimates w Operational and Maintenance Cost Estimates w Life Cycle Economic Analysis

Able Offers Professional Operational HVAC Assessment Related to COVID-19 Modifications Able Services will provide clarity on the installation and operational requirements for potential system modifications related to COVID-19. Able Services knows HVAC systems have specific capacities and increasing the filtration could cause system-wide damage resulting in a total failure. (See above box for details.)

Able Services operates over 1.5 billion square feet of real estate nationally and is well positioned to understand and articulate the nuances associated with potential HVAC modifications. Our business is operating and maintaining buildings. Our goal is to help building owners and managers make educated and informed decisions regarding potential system modifications related to COVID-19.

Seeking clarity? Schedule a consultation with Able Services by calling (800) 461-9033 or reach out to your local Engineering Manager.

5 CREATE: Advancing CRE Careers for Tomorrow It’s been a very busy 2020 for CREATE. The COVID-19 crisis has not impacted CREATE’s ability to deliver on its mission to educate and expose students to careers in commercial real estate. Below are highlights of new offerings and program expansion that allow us to reach a broader student population and connect them with local employment opportunities.

Job & Internship Board Launched CREATE launched a job bank (https://jobboard. createworkforce.org/) to match qualified students/recent graduates with entry-level employment opportunities as well as internships. College students, CRE Fellows participants and those looking to transition to the commercial real estate industry can create a profile, post resumes and apply for posted positions.

The job board is free of charge for employers to post entry-level positions, and we encourage employers to tap into the network of career-ready students and graduates.

Curriculum Updated Keeping curriculum relevant to the evolving needs of employers and assisting facilitators in conveying our learnings allows us to meet the needs of members and students alike. Our Instructional Design Consultant has completed our second curriculum revision and updated the facilitator guidebooks as well.

Fellows Program Welcomes Largest Class to Date CREATE is thrilled to welcome 48 students into the Fall 2020/Spring 2021 Fellows program at SFSU. This is the largest cohort to date and will be facilitated virtually. Our instructors include: Kathy Mattes, Consultant; Kelly Lynch, Overton Moore Properties; Tawni Sullivan, CBRE; Warren Mead, Cushman & Wakefield; Nancy Gille, REALSystems; Craig Jones, Skyline Construction; Todd Robinette, JLL/retired; Andrew Gardner, Peacock Construction; Daisy Delmar, Boston Properties; Samantha Hoyle, Columbia Property Trust; and our newest instructor Meade Boutwell, CBRE. The Fellows program at Merritt College, a condensed, one-semester program, has been rescheduled for Spring 2021. We are currently reviewing applications for Fellows 2.0, which will be held in the Fall instead of Spring and anticipate between 10-12 students. Fellows 2.0 is a sixsession, deeper dive into understanding asset management.

Growing Our Brand Through a strategic planning process, it became clear that CREATE needed to expand its marketing efforts to broaden program awareness and achieve the strategic goals of financial sustainability and program expansion.

CREATE has grown to Fellows programs offered at both SFSU and Merritt College, created a consistent curriculum for Fellows 1.0, and developed Fellows 2.0.

From surveys looking at how we talk about CREATE, developing “bumper sticker” messages and interviewing our donors, the CREATE Board came to consensus on language that will help promote CREATE to current and prospective donors. CREATE will engage an outside marketing firm to build awareness, engagement and donations. An RFP has been issued and we hope to hire a firm this Fall.

Fundraising: Celebrate CREATE at a Virtual Gala on November 12, 2020 We will “Celebrate CREATE” on Thursday, November 12, 2020 with a virtual gala entitled “2020 Vision: Connect. Engage. Employ.” The event will honor Tishman Speyer and its commitment to engage young talent to manage its growing portfolio and engage with students during their educational journey.

As we transition to a virtual event and are mindful that some donor budgets may be impacted by COVID-19, our solicitation team will be seeking donations ranging from $25,000 to $1,000 to accommodate all budgets.

These funds support the above outlined efforts, providing a pathway to future CRE professionals for our local employers. Thank you to Tishman Speyer and Wareham Development who have each contributed $12,000 to this year’s virtual fundraiser.

To learn more about CREATE’s programs and resources, visit www.createworkforce.org

Save the Date!

Virtual Gala on November 12

6 Special Sponsored Report

Domestic Water Risers: The Backbone of Your Building’s Plumbing System Domestic water risers are a vital part of a plumbing system as they transport water to each floor of a building. Their lifecycle ranges from 40 to 70 years depending on the type of material used. In many San Francisco high rises, galvanized black iron pipe was used, which has a life expectancy of 40 years. If you own or manage an older building in the Bay Area and have never had your domestic risers inspected, you are likely due for an inspection. Riser failure can result in costly and sudden repairs that devastate your business operations.

The least intrusive of these inspections is by noninvasive ultra-sonic pipe testing of the wall thickness of the pipe. The wall thickness of the pipe is tested at several locations from the basement up to the top floor to determine the areas with the greatest risk of failure.

If it is determined the domestic water riser is in need

of replacement, the next objective it to determine the most cost effective route for the installation of a parallel domestic riser next to or near the location of the existing riser. Once installed, the switch over from the old riser to the new parallel riser can be performed over a weekend with minimal disruption to tenants. From there, regular inspections of the domestic water booster pump system and pressure reducing stations will ensure that consistent, trouble free domestic water is delivered to the building.

For almost three decades, ACCO Engineered Systems has been solving water supply issues like this for building owners and managers across the Bay Area. From temporary riser support systems to innovative system design for new risers, ACCO is ready to work with you and your management team to determine the optimal care plan for your building.

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8 Principal Member Profile

Bonnie Kalbrosky, RPA, FMA General Manager, Seagate Properties, Inc.

Overseeing a diverse portfolio is all in a day’s work for Seagate Properties General Manager Bonnie Kalbrosky. “My portfolio is an interesting mix of fairly new (2008) and very old (1925 and 1907) properties,” she says. “400 Howard Street offices a major global investment management corporation and several retailers, all essential businesses which have remained open, though with much lower occupancy. At 640 Second Street, there’s an app developer that also has not returned to normal occupancy. 619-621 Sansome Street houses an upscale retail tenant which closed in April and May but since re-opened.”

In recent months,“tenant communication never waned, despite the shut-down,” Kalbrosky notes. “At 400 Howard, we have weekly meetings to discuss every nuance of re-opening, while Kalbrosky enjoys winere-occupancy processes at the smaller buildings are the tenants’ responsibility.” tasting with her family.

Kalbrosky was honored as Principal Member of the Year at BOMA’s annual celebration in February. And most BOMA members know about her stellar leadership of the Emergency Preparedness Committee for many years. “Like emergency situations which are always fluid, I have enjoyed reshaping the committee format each year to suit the changing needs of our members and the emergency situations that we might encounter,” she says, adding that currently “there are some interesting earthquake-related monitoring systems worth exploring: early-warning for office buildings and post-quake stability.”

In addition to this committee work, she recently joined the GAPAC (Government Affairs Policy Advisory Committee), allowing her to “expand my knowledge of the government impacts to our business. BOMA has been an amazing resource throughout my career. The peer networking is invaluable, and many colleagues have become personal friends.”

In her leisure time, Kalbrosky says that “pre-COVID, traveling was the biggie. Visiting family back East, returning to our favorite spots like Tahoe, Cabo or Disneyland, or taking trips to Italy, London or Israel, we always had some vacation in the works. Wine tasting with friends is also a favorite, especially when bubbly is involved. For ‘me’ time, I enjoy long walks, reading and doing crossword puzzles.”

BOMA Committees Continue Work Virtually BOMA committees have transitioned to the virtual sphere! There’s important work to be done, so see the ‘Get Involved’ page on the BOMA SF website. See what some committees have been doing.

Energy & Environment

Events

The committee’s recent meeting covered important updates: w ENERGY STAR: 2020 Certification can be applied for with data through April 2020.

Further guidance is expected later this year. Also, 2019 site visits can be re-used for 2020. w Recology offers free, virtual sorting training for tenants. w The PG&E Self-Generation Incentive Program provides incentives to customers who pursue resiliency projects, such as battery storage.

Committee Chair Erik Carlson says that the Events Committee is planning some fun diversions, including a Virtual Wine Tour on September 17. Details to come soon on how you can sip and socialize remotely. The event will honor the late Fred West, who helped plan the BOMA wine tour for many years.

Other events in the works include a paint night and more. Stay tuned!

Careers The Careers Committee is busy with mentor programs, webinars and fostering relation-

ships with UC Berkeley, Stanford, and Golden Gate University to expand the student network, according to Chair Daisy Delmar.

Delmar, Samantha Hoyle and Lee Miller taught two successful SF State Fellows classes via Zoom: Resumé Writing and Interview Techniques.

The committee also hosted its first webinar: Commercial Real Estate in the Wake of a Pandemic.

Attendees included Fellows students, Berkeley students and others.

Colin Shinners, Michael Begale and Ben Fish led the discussion.

9 KastleSafeSpaces

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LEARN MORE HERE: info.security.kastle.com/safe-workplace-return-boma 415.962.1300 415.962.1300

Associate Member Profile

Joel Koppel, Director of Sustainable Energy Solutions, SFECA/IBEW Local 6

A true San Francisco native son, Joel Koppel graduated from Lowell High School and the University of San Francisco before launching his electrical industry career. After studying business administration and wanting a “practical profession,” he completed the five-year electrical apprenticeship program. He adds: “I became a Foreman Electrician and oversaw many downtown office tenant improvement jobs. I then learned valuable aspects of our industry by pursuing project manager/estimator skills when working for a contractor for a few years.”

In his current role, Koppel promotes sustainable energy solutions. “Our industry is made up of both labor and management. Both IBEW Local 6 and the San Francisco Electrical Contractors Association highly value our relationship with BOMA,” he says. “Energy efficiency and sustainability have become a major focus. The downtown office sector can make a massive impact on global warming by making buildings more efficient. I work with Koppel enjoys Warriors games. the SF Department of the Environment, Supervisors and BOMA to transition to a cleaner environment. The City has lofty goals and time-lines, and the most important thing I can provide to BOMA members is ample notice about changing regulations. With natural gas being phased out for new buildings, our contractors that specialize in newer technologies like energy storage, lighting controls and electric car chargers are here to guide property managers.”

Koppel also serves as president of the San Francisco Planning Commission. “Our commission’s duty is to grow the City responsibly and to encourage economic development. We oversee housing production, small local business operation, large commercial office entitlements, and how all these affect residents. One point of pride was the successful completion and adoption of the Central SOMA Area Plan, which resulted in approvals for projects for Boston Properties, Kilroy, Tishman Speyer and TMG/Alexandria,” he notes.

When time allows, Koppel says he “can be found outdoors, either riding my motorcycle, snowboarding at Lake Tahoe or playing golf all around the Bay Area. And, as always, Giants, 49ers and Warriors for life!”

10 BOMA International Conference (Continued from front page)

And on the legislative front, BOMA is working on liability protections that will help people return to offices.

“We’re going to create new kinds of highly productive spaces,” Chamberlain said. Some key trends: touchless technology for doors, elevators, and lighting; wearable technologies for people-tracking, facial recognition and other uses; new tech-enhanced facilities for remote sales calls and meetings; and a renewed focus on health and wellness.

Tenants desire more natural light and access to outdoor areas. Biophilic design that incorporates natural elements and daylight will define healthier workplaces.

Tenants are investing in redesigning and potentially Designs with expanding their spaces with natural elements the intent of creating a and daylight will comfort level for a new normal. Buildings will leverage define healthier technologies like robotics and workplaces. virtual tours.

Chamberlain concluded: “this is what commercial real estate does: we create value, we drive change, we are leaders.”

w Tenants will question the open environment.

De-densification will be a trend with more satellite touch-down locations supporting central hubs. w Technology and connectivity will be more important than ever as remote work continues to be a part of the workplace model. w Owners may need to reposition their portfolios. Desirable outdoor areas like terraces may be carved from existing spaces.

Shorter-term leases may be in more demand as people shy away from co-working models. w Transportation habits and preferences are changing.

While being near mass transit used to be a plus, there are now concerns about taking public transit. Bike rooms, scooter parking and maintaining ample parking areas are considerations. w Maloney observed that COVID-19 has driven a recession and will sharpen our focus on cost containment and space utilization. Yet emerging solutions must ensure that workers feel connected. w In this evolving climate, owners and managers must remain flexible. Sutherland noted that executive leadership is needed that can adapt quickly and ensure business continuity.

CRE Changes in a Post-Pandemic World

Discovering products and services for managing properties has never been more important. During the conference, a virtual exhibit hall allowed attendees to visit vendors’ booths and learn about solutions, interact with representatives, see product demo videos and gather product information. Some innovations on display included: w Robotics that perform functions like vacuuming floors and providing security surveillance w Touch-free solutions for restrooms, elevators and other high-traffic areas w Enhanced cleaning solutions for decontaminating workplaces w Technology for screening people when they enter a building, including temperature checks and questionnaires w HVAC and indoor air quality (IAQ) solutions.

If you registered for the conference, you may view all recorded sessions online (www.learn.boma.org).

A panel of experts explored how CRE will change in a post-pandemic world. Marla Maloney, Cushman & Wakefield; Brian Sutherland, Yardi; and Sheryl Schulze, Gensler, shared their views in a discussion moderated by the new BOMA International Chair & CEO Shelby Christensen. Some highlights: w Schulze noted that people are looking at the health aspect of a building. Before it was all about the amenities.

Now it’s about how healthy the building is. Clients are looking for ways to create a healthier building so people feel safe returning to offices. w The purpose of the office is changing, Maloney said.

The office will no longer be a place to “come to and sit silently in rows doing individual work.” It will be a place for collaboration, with focus work being done remotely.

Photo: Adobe Stock.

Virtual Exhibits Showcase Innovations

11 BOMA SF Members Share Conference Takeaways...

The commercial real estate industry is evolving, and BOMA ’20 rises to the challenge with some serious updates.

We’ve redesigned and optimized your user experience so that you can tackle education, products and services in a way that Although I missed connecting with colleagues works for you. These major changes bring you a new, more reliable BOMA offered International a Conference Expo giving in person, the virtual event broad&range ofyou everything you need in an easier-to-navigate, more streamlined format. We’ve educational sessions. The underlying takeaway was upgraded to stay ahead—come see for yourself. that communication and transparency are more now and save $50 important than ever. Register at bomaconference.org Sessions addressed building stronger connections with tenants and creating a safe work environment.

Today, the new amenity is a “healthy building,” which plays into indoor air quality and improved HVAC. A new buzzword I heard was to “de-densify” the workspace (in other words, keep employees 6’ apart).

Wrapping up the conference was the TOBY Gala which is always a highlight for me and now more than ever as the newly elected Pacific Southwest TOBY Chair. The PSW region was well represented with 13 submissions. We proudly had four entrants that won the International TOBY award. A huge congratulations to all! — Karen Cowan, Restoration Management Company

“

The virtual conference was truly a different way to connect with my colleagues, but one I found to be beneficial. The presentations were concise and crisp and shared timely information. The TOBY Gala is an opportunity to show off the outstanding work of the entries. The virtual platform allowed more members to engage, which in my opinion helped promote the TOBY awards.

— Glenn Good, Tishman Speyer

“

”

We enjoyed visiting with attendees in the virtual expo, where we shared information about our ReliAble services and other solutions. It was a good way to let BOMA members know about the approaches we’ve developed to respond to COVID-19. But we sure missed entertaining our friends at our annual party!

— Sam Shapiro, Able Services

”

BOMA SF Reps Lend Expertise

(Continued from front page)

Sarah MacIntyre, VP/Asset Management, Ellis Partners, joined the BOMA International Finance Committee, the latest in a series of volunteer posts she has held to support BOMA at the national, regional and local level.

She just completed her service as Chair of the BOMA International Nominating Committee, and earlier led the Pacific Southwest Region’s Scholarship Committee.

A past president of BOMA SF, MacIntyre currently serves as treasurer for the Commercial Real Estate Alliance for Tomorrow’s Employees (CREATE).

Ana Duffy, Analyst with Hudson Pacific Properties, was selected to serve as the Emerging Professional on BOMA International’s Executive Committee. She was sworn in for a two-year term at the Board of Governor’s Zoom Meeting in June. Duffy serves as the Chair of BOMA SF’s Energy & Environment Committee and was awarded the inaugural BOMA Star Award in March of this year recognizing her stellar volunteer duties.

Congratulations to Sarah and Ana!

12 Special Sponsored Report

Two-Way Emergency Communication Systems: What BOMA Members Need to Know What – What is a Two-Way Emergency Communication System?

• A Two-Way Emergency Communication System is a system designed for the protection of life that can be used to indicate the existence of an emergency and communicating information necessary to facilitate an appropriate response and action.

Why – What are Two-way Emergency Communications Systems Used for?

• Two-Way Emergency Communication Systems are used to exchange and communicate information such as instructions, acknowledgment of receipt of messages, conditions of local environment, conditions of persons, and to give assurance that help is on the way.

When – When is a Two-Way Emergency Communication System Required?

A Two-Way Emergency Communication System is required when: a. A high-rise building has access-controlled elevator lobby doors • If an elevator lobby has access-controlled elevator lobby doors that prevent free egress out, a two-way communication system must be provided. b. A high-rise building has access controlled stairways • If the stairway doors are locked from the stairway side to restrict re-entry, a two-way communication system must be provided. The system is intended to allow occupants in the stairway to notify the personnel that the stairway doors need to be unlocked to access another floor or because conditions in the stairway prevent its continued use.

How – How to install a code compliant Two-Way Emergency Communication System a. Two-Way System Requirements: i. Capability to be Networked: The system must be a networked system composed of a master station and remote call stations. ii. Capability to Indicate a Connected Call: Must have LED indicator lights indicating a connected call. iii. Capability to Identify the Location of the Caller: Must be able to report the location of the caller upon activation of a call station. iv. Capability to be Monitored for Integrity: Must have the ability to be monitored by the Fire Alarm System for Integrity. v. Capability to be Backed up for Power Loss: Must have a standby power source for backup in the event of power loss. b. Two-Way System Installation Requirements: i. Master Control Unit Location: The system’s master control unit must be installed in the FCC. If the building does not have an FCC, the unit should be installed adjacent to the fire alarm panel. ii. Remote Call Station Locations: For access-controlled elevator lobbies, the remote call stations are to be located in each access-controlled elevator lobby at code compliant heights. iii. Dedicated Phone Line: The two-way communication system shall utilize a dedicated phone line. iv. Monitoring for Integrity: All pathways between the remote communication stations and the master control unit shall be monitored for integrity. Power and phone signal must be monitored. v. Signage & Operating Instructions: Signage with operating instructions are to be posted above each two-way communication device. vi. Pathway Survivability: Rated Construction: Pathway survivability is dependent on the rated construction of the building:

13 • Buildings with less than 2-hour fire rated construction shall have a pathway survivability of level 1, level 2, or level 3.

• Buildings with 2-hour fire rated construction or greater shall have a pathway survivability of level 2 or level 3. c. Two-way Functionality Requirements i. Outgoing Calls: The two-way communications system must be connected to a constantly attended location that is staffed 24 hours a day, 7 days a week. The staff must be trained. ii. Caller Location: The system must be able to report, at the main station, the building’s address and the floor upon the activation of a call station. The System must be also be able to report, to the constantly attended location, the building’s address upon the activation of a call station. d. Additional Code Requirements for Locking Elevator Lobbies i. Sprinkler System: The building must have a sprinkler system. ii. Smoke Coverage: A smoke detector on the Photograph by Garrett Rowland tenant side of the elevator lobby is required.

The smoke detector must be installed centered on the door opening, not less than 1 foot and no more than 5 feet from the door opening. iii. Remote Unlock Switch: A remote unlock switch must be installed in the FCC. The remote unlock switch must be capable of unlocking the elevator lobby doors. iv. Fail Safe Operation: The door locks must be fail-safe and automatically release on activation of any fire alarm device on the floor of alarm. e. Additional Code Requirements for Locking Stairwell Doors i. Door Operation: Access-controlled stairway doors shall be capable of being unlocked simultaneously without unlatching upon a signal from the fire command center.

Code References: i. Two-way Emergency Stairway Communication System • BC-2018, CBC-2019: 403.5.3: Stairway door operation • IBC-2018, CBC-2019: 403.5.3.1: Stairway communication system • NFPA 72-2019, 24.12: Stairway communications systems ii. Two-way Emergency Elevator Lobby Communication System • CBC-2019, 1010.1.9.12: Access-controlled elevator lobby doors in high-rise office buildings • NFPA 72-2019, 24.11: Elevator emergency communications systems

Contact us today for your complimentary Two-Way Emergency Communication System evaluation (415) 495-8876 info@bilcorinc.com | bilcorinc.com

The Next Big Thing We’re on it!

NORTHERN CALIFORNIA CARPENTERS REGIONAL COUNCIL Meet us on Facebook at facebook.com/NCCRC Or learn about Carpenters apprenticeship program at www.CTCNC.org

—photo by Ellen Rosenthal

15 Anti–Business Tax Measures Loom Along with Key Races for Supervisors

by Andrew J. Junius, Reuben, Junius & Rose, LLP and BOMA–SF–PAC Chair Greetings from and interviewed Joel Engardio, running in District Seven; your BOMA–SF– Vallie Brown, running in District Five; and Marjon PAC chair. The Philhour running in District One. election year is We encourage BOMA members who reside in upon us and as San Francisco to check out these candidates and their usual in San Francisco it’s getting pretty crazy. websites, as well as look at the other races as well.

The PAC is closely following both a The only way things are going “The completely misguided variety of unwelcome tax measures to change is if people vote for strong on the November ballot, as well as a effort on the transfer tax ballot moderate candidates who can help variety of supervisorial races in the bring some sanity back to the measure is just one example odd districts in San Francisco. Here City’s agenda. of how business unfriendly are some issues to watch: We urge every BOMA member to do what they can to effectuate Local Taxes San Francisco is becoming.” this change, whether by donating The San Francisco business tax to candidates or just spreading the word to other battle has been whittled down to three important San Francisco voters as to how important this coming measures that various business groups including BOMA election is going to be on multiple fronts. Watch for will be fighting. The highest on the agenda for the real BOMA advocacy updates in coming weeks. estate community is a dramatic increase in the transfer tax. A campaign committee has formed under the leadership of the San Francisco Chamber of Commerce, and we encourage everybody to donate to that campaign, the Save SF Jobs Coalition. More than 70 business groups oppose any new business tax increases placed on the Center Hardware Has the ballot by City elected officials.

Inventory BOMA Members There will also be a CEO tax on the ballot; and a Need for Safe Buildings separate committee has also been formed to fight that u Disinfectants and wipes including ones on EPA’s List N one. Please contact Marc Intermaggio or myself for for use against COVID-19, germicides and sanitizers information about donating. u Soaps and cleaning agents – antibacterial, bleach, ammonia, hydrogen peroxide, and eco-friendly Finally, those following the gross receipts tax odyssey u PPE – masks (reusable/washable and disposable), gloves, can see that the Board of Supervisors and Mayor have goggles, face shields, coveralls come to an agreement and placed yet another reorganizau Barriers – Plexi, Lexan, ZipWall, sneeze guards tion of this tax on the ballot. u Signage – safety, social distancing, directional, floor decals

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As we all are painfully aware, the current Board of Supervisors is not very business friendly. The completely misguided effort on the transfer tax ballot measure is just one example of how business unfriendly San Francisco is becoming.

But there is hope that in several of the districts up for election this year, several moderate candidates look like they have a good shot. Several weeks ago, the PAC did a candidate forum on Zoom, where we welcomed

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16 The Value of BOMA (Continued from page 2)

There are activities and committees for everyone!

Educational Resources. Now that we are mostly operating virtually, this is a great time for you and your team to take advantage of online certifications, courses and seminars offered locally and through BOMA International and BOMI. The CMCP (Certified Manager of Commercial Properties) certification is ideal for emerging professionals to gain foundational knowledge.

Committee Involvement. BOMA SF committees have gone online with meetings, making it easy for you to join a group that interests you.

This is a wonderful way to build your resumé and knowledge while getting to know fellow members.

Uncertain where to begin? Contact BOMA Member Services Director Tory Brubaker for advice.

Legislative and Regulatory Advocacy. State and city coffers are being depleted due to the impact of COVID-19. Look out!

Commercial real estate is a target for new taxes. You can rest assured that BOMA is advocating for your interests through the BOMA–SF–PAC, as well as through coalitions with like-minded business groups. BOMA is truly your guide to the jungle of San Francisco politics!

(See Andrew Junius’ column on page 15.) In addition, BOMA Cal is working for our interests on the state level as California struggles with shortfalls.

Build Your Company’s Brand. Tell your company’s story in a sponsored report or a display ad in our quarterly BOMA Views. Our print and digital editions are read by thousands of industry professionals.

Or demonstrate your support by sponsoring a BOMA webinar, class or large event like the CREATE Gala (which will be virtual this year). It pays off when customers and prospects see that you’re supporting BOMA’s initiatives

that benefit commercial property professionals.

Virtual Events. The Events Committee is planning some fun events for the coming months, including the firstever virtual wine tour scheduled for September 17. Fall is the time when we typically head to Sonoma for a day of wine and golf with our BOMA friends. This year we will taste remotely while honoring the late Fred West, who helped plan the wine tour for many years.

BOMA Java, a regular program for principal members, provides a forum for casual conversation.

Also coming up is a celebration for our retiring leader, BOMA EVP Marc Intermaggio, on October 15. And the industry-wide CREATE virtual Gala will occur in November.

Watch for the BOMA Weekly Updates for event and program details. And until we meet again in person, see you at a virtual event!

17 BOMA San Francisco Members on the Move Malcolm Stanley, BluSky Restoration Contractors, LLC (formerly HARBRO), has been named chair of BOMA San Francisco’s new Diversity, Equity and Inclusion (DEI) Committee. Kat Mendoza, Paramount Group, was named vice chair. The BOMA Board of Directors formed the DEI Committee to work towards bringing greater diversity, equity and inclusion to BOMA and the industry we represent. We encourage any member wishing to support the work of the committee to reach out to Malcolm, Kat or BOMA staff.

Rafael Madrigal is Kastle Systems’ latest addition to the business development team in San Francisco.

Madrigal, a Bay Area native, comes to Kastle Systems with over 20 years of experience in the electronic security industry. As Business Development Manger, his focus of responsibility in his new role is to create brand awareness and promote Kastle Systems’ white glove, cloud-based managed security services.

“I decided to join the Kastle Systems family and I’m excited to be here given the company’s reputation of 47 plus years of providing excellent service, thought leadership in the market and custom, state-of-the-art solutions to our clients,” he says.

BOMA member company Center Hardware is marking a major milestone. The company is celebrating its 140th anniversary since opening in San Francisco in 1880. “While we had a lot of special events planned for our anniversary, the celebrations have taken a different turn,” says Chief Operating Officer Jamie Gentner, whose family operates the commercially focused business. “Although we can’t host our popular events like Toolapalooza and demo days, we have some fun contests and are now open on Sundays.” Center Hardware has ramped up its inventory of COVID-19 supplies, including sanitizers and germicides, PPE, plexiglass and other barriers, and social distancing signage.

There’s a new restoration name in town! Following the merger of HARBRO and BluSky Restoration Contractors, LLC, BOMA member Ryan Rusler is now Vice President of BluSky. Recently HARBRO Emergency and Restoration, Inc. announced its merger with Denver–headquartered BluSky Restoration Contractors, LLC. The first goal for the newly combined company is to work together to hone its complementary strengths—including HARBRO’s significant mitigation experience and BluSky’s robust reputation for reconstruction work.

As the new Director of Business Development, Luz Zepeda is responsible for growing and maintaining business for all of McMillan Electric divisions, which include: MNetworks/Riser Management, Audio Visual, Low Voltage Systems and McMillan Electric. Prior to joining McMillan Electric, she spent seven years in the telecommunications industry as a technology consultant. She has worked for CenturyLink (Level 3), AT&T Business, XO Communications a Verizon company, and Cogent Communications. Her personal philosophy is “people first, to serve others, be a resource to them, and to build and maintain personal relationships.” She is highly passionate about diversity inclusion and volunteers for a variety of nonprofits.

The 333 Bush Tishman Speyer team participated in the AIDS Walk San Francisco for the fifth straight year, raising $19,660 and outpacing its 2019 amount by close to $3,000. Team member Glenn Good was interviewed by Dan Ashley of ABC-7 in Golden Gate Park on the day of the walk. Good talked about the challenges of raising money during a global pandemic and economic downtown. The money raised benefits Positive Resource Center (PRC) and dozens of Bay Area charities. Congratulations to the team for pulling together during this challenging year!

Send personnel changes or news for Members on the Move to Tory Brubaker at toryb@BOMA.com.

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Last Word (Continued from back page)

Hundreds and hundreds of committee members have been my Army, Air Force, Navy and Marines. While my job is to execute the programs and policies established by the board, we are active in so many endeavors that I couldn’t have succeeded without a ton of support. I have been blessed with a large squad of the most engaged, committed, dedicated member volunteers one could ever ask for. Thank you for being there when called upon and never flinching. You are all so amazing and your work has strengthened the BOMA enterprise.

as ever, and there is much work to be done. But let me leave you with a little inspiration, from a story in the New York Times.

Our talented staff have also contributed to our organization’s achievements during my tenure, and it has been my honor to lead them. They are dedicated, resourceful, and they work their tails off for you!

“Don’t get lost because you find obstacles —because there will always be obstacles,” Mr. Paternò said after donning the traditional red-ribboned laurel wreath.

“You have to be strong.”

I must also give thanks to a staggering number of professional colleagues with whom I have worked, side-by-side, for so many years. The dozens of local and state nonBOMA business group leaders with whom I have worked, in addition to well over one hundred BOMA execs and their member leaders— literally across the world, have enriched my professional life.

So, step up, be strong, and soldier on. I wish you all the best and I know that you will do well.

I have enjoyed helping turn challenges into opportunities. Today, our challenges are as large and numerous

Giuseppe Paternò graduated with honors this month from the University of Palermo, with a degree in history and philosophy. Mr. Paternò is 96! That he reached his lifelong goal — despite an impoverished childhood, World War II and family demands, drew attention across Italy, resonating as millions of schoolchildren faced extraordinary uncertainty amid the pandemic.

Keep on Truckin’!

Marc Intermaggio, CAE, is Executive Vice President of BOMA San Francisco and Executive Director/CEO, of CREATE whose mission is to recruit and train the industry’s next-generation workforce.

19 Get to Know Members During Social Distancing One of the pleasures of BOMA membership is socializing and hearing about others’ hobbies, families and adventures. “Work has taken on a whole new meaning over the past few months, but so has free time,” says BOMA SF Member Services Director Tory Brubaker. We’ll be featuring members who are finding enjoyment, stress release and creative outlets in each issue of Views.

Emily Mehta, Rockhill Management “What will you remember most about your time during the Coronavirus pandemic? Scrounging for toilet paper and hand sanitizer? Happy hour zooms? Me? I will remember the time I ran 100 miles in the month of June!

With gyms closed and seeking motivation for outdoor activity, I found an event called “The Great Run Across California,” and it piqued my interest right away! This virtual relay race challenged teams to run 705 miles (equal to the distance from the northern to the southern border of California) in 30 days. Part of the registration fees benefited the Children’s Heart Foundation.

Knowing this would be just the motivation I needed, I recruited a team of 15 dynamic runners, each of whom was responsible for running 47 miles in June. Our eclectic team consisted of a few friends and mostly friend-of-friends throughout the U.S. We created a Facebook page for team engagement and inspiration. All told, the team ran 892 miles, and I ran a full 100 miles. It was a blast getting to know the group through our daily posts and our team celebratory Zoom call. So, seize the opportunity — experience something different — set substantial goals for yourself—engage with new people. Make this time memorable!”

Andrew Gardner, Peacock Construction “Born and raised in Walnut Creek, being a hunter and a fisherman has been difficult at times. From limited land access to overcoming public perception, there are challenges with being an outdoorsman in the Bay Area. Despite social resistance and the immense amount of energy it takes to pursue this lifestyle, I’ve always prided myself on being an outdoorsman. Participating in nature in such a genuine way allows me to connect with something basic, wholesome and innate that exists in each of us. It’s the place we all came from, and in our DNA lives a primal rewards system that activates every time I feel a fish on the end of my line or strike off into the mountains in search of an animal to hunt.

With the world around us in a state of crisis, I’ve been drawn even deeper into the outdoors, where I’m reminded that peace and harmony still exist the way they always have.

The rivers still run, I still get sunburned and the trout don’t care to talk much about the latest news story. This is my happiest place, and I encourage everyone to experience the outdoors in their own genuine way.”

About BOMA VIEWS Published quarterly by BOMA SF Associate Publisher: Tory Brubaker Editor: Henry Eason Managing Editor/Ad Director: Ellen Eason Eason Communications LLC For advertising information, contact Ellen Eason at 415.596.9466 or ellen@easoncom.com

Sept. 17 – Virtual Wine Tour Oct. 15 – Virtual Retirement Celebration for BOMA EVP Marc Intermaggio Nov. 12 — CREATE Virtual Gala See the Events page at www.bomasf.org for details on virtual events, webinars and more!

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415.362.8567 www.bomasf.org

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The Last Word: Marc Intermaggio, CAE

room of another D.C.–based group, The Corn Refiners Association! Yes, I fell into my profession much like many of you in property management did.

As I prepare to turn the page and close the book on a long career, rather than recount my personal accomplishments I prefer to reflect on the wonderful people I have gotten to know along the way.

My successes have been amplified by collaboration and support from others, and I’ve been blessed to work closely with many incredibly talented people over the After a career of more than four decades with BOMA, decades! Our member volunteers continue to amaze me I will soon retire from my role as BOMA San Francisco’s with their generosity; they are the treasure of this orgaExecutive Vice President nization, and they will sustain, and Corporate Secretary, as refresh and renew it in the well as my job as Executive “I have enjoyed helping coming years.

Director and CEO for the BOMA turn challenges into I am proud of the many things San Francisco Foundation, opportunities. Today, we have done together to which has evolved into the our challenges are as strengthen our special orgaCommercial Real Estate nization and the industry that large and numerous as Alliance for Tomorrow’s BOMA serves.

Employees (CREATE) that is ever, and there is much

What a Long, Strange Trip It’s Been!

working to identify, train and recruit new talent for our industry.

It has been my honor to serve BOMA in numerous capacities at every level of the organization…local, state, regional and national. Now it is time for me to move on after nearly 38 years with our local BOMA (including eight concurrent years leading the Foundation), in addition to my five years working for BOMA International in Washington, D.C. where my BOMA career began.

Looking back over my 43-year tenure with BOMA, you might not suspect that I didn’t even know what a trade association was until I began a part-time gig in the mail Image: Adobe Stock.

I have worked personally with 33 BOMA San Francisco presidents. They have been my closest partners, and I cannot say enough about their dedication to our institution. In the board room they have each exercised commendable leadership, been unafraid to take calculated risks, try new initiatives, and worked deliberately to forge consensus amongst their peers while striving to elevate our industry.

work to be done.”

The dozens and dozens of board members I have served have been my compass. I have relied upon them to test ideas, and they have both challenged me and supported me along the way.

(Continued on page 18)