BOMA SF Views Q3 2023

Page 1

BOMA’s Carnival Delights Guests

A carnival atmosphere complete with performers on stilts, magic tricks, games of skill and chance, a caricature artist, and fair-style food delighted more than 400 guests at the third annual BOMA Summer Block Party. Members enjoyed networking in the tree-lined Levi’s Plaza on a balmy summer evening without a wisp of fog. Special gratitude to Jill Machi and her team at Jamestown Urban Management for graciously hosting us at Levi’s Plaza and creating a joyful atmosphere.

(Continued on page 21)

What’s Inside...

n New Era for Office Amenities • Page 2

n BOMA Conference Highlights • Page 4

n CREATE Successes • Page 6

n City Tax Incentives: a Good Sign • Page 8

n Henry Chamberlain, BOMA President and COO, on Reinventing CRE • Page 9

n Members on the Move • Pages 14-16

n Embracing DEI • Page 18

n Block Party Scenes • Page 23

Q3 2023
Top: Performers on stilts delight guests. From left: Angela Mashinski, Vanessa Martinez, Colin Shinners, Trevor Lundquist, and Amy Xing, all with Vanbarton Group. Above: Metro Services Group having fun at the BOMA Block Party. Sylwia Preis, BOMA SF; and Jill Machi, Jamestown Urban Management.

The New Era of Office Amenities: A Catalyst for Reviving the

San Francisco Office Market?

The entire office industry is undergoing a significant transformation. As we adapt to the new normal shaped by the COVID-19 pandemic, it’s clear that every aspect of the office environment, from the physical layout to the amenities offered, is evolving to meet the changing needs and expectations of the workforce. Among these changes, the landscape of office amenities is seeing a notable shift.

In the early 2000s, the tech sector led the way to greater amenities in the workplace. However, this trend was short-lived after the market eroded in the post dot-com crash. Additionally, due to Proposition M in San Francisco, the supply of office space has been kept artificially low, which has led to record high rents during periods of economic growth in previous cycles. This supply/demand imbalance provided landlords with a comfortable position, reducing their urgency to innovate to attract new tenants.

However, now that downtown San Francisco is experiencing the highest vacancy rate the city has ever seen, landlords have been caught flat-footed by years of positive market fundamentals. San Francisco has been slow to adopt new office amenities, unlike in other major cities such as New York and Chicago where the amenities arms race has been underway for years prior to the pandemic. This is especially important now that employers are trying to toe the line of enforcing return to office policies and upsetting talented employees that are in high demand.

Office Inventory Requires Upgrades or Repurposing

Today, the need for improved office workspaces has become more pronounced than ever. According to Cushman and Wakefield’s “Obsolescence Equals Opportunity” publication, by 2030 60% of U.S. office inventory could require upgrades or repurposing to avoid obsolescence, while 25% could need to be reimagined to stay relevant.

The pandemic has underscored the risk of functional obsolescence for the San Francisco office market, necessitating innovation from

(Continued on page 22)

Thanks to Our 2023 Corporate Sponsors

Platinum Sponsor ABM

Gold Sponsors

Allied Universal

Clune Construction

Kastle Systems

ProGuard Security Services Recology

San Francisco Electrical Contractors Association

Vornado Realty Trust

Silver Sponsors BXP


CommonWealth Partners

eWaste Direct

Hudson Pacific Properties

Metro Services Group

Rubicon Point Partners LLC

Schnitzer Properties

Seagate Properties, Inc.

Service by Medallion

Skyline Construction

Township Building Services, Inc.

United Mechanical UG2

Vanbarton Group

Bronze Sponsors

CBF Electric Cordia

Field Construction

HCI Systems Inc.


Kilroy Realty Corporation

LAZ Parking

McNevin – Bay Area Cleaning Specialists

Rossi Builders

Securitas Security Services, USA, Inc.

Shorenstein Realty Services

The Swig Company

Friends of BOMA

Alliance Roofing Company Inc.


McMillan Electric | MNetworks

The Lawson Roofing Co. Inc.


Young Electric + Communications

For sponsorship opportunities, please contact Tory Brubaker at


Conference Draws Best & Brightest in CRE

BOMA SF Members Play Key Roles and Receive Honors

The best and brightest commercial real estate leaders as well as emerging professionals gather each year for the BOMA International Conference & Expo, which was held in June in Kansas City. At this year’s conference, your BOMA SF colleagues shared their expertise on topics ranging from decarbonization to building codes to workforce development. And at the event’s grand finale, the awards banquet, BOMA SF members were honored.

BOMA SF Leaders Shared Their Knowledge

Our local leaders led discussions on net zero and as part of these committees: Industry Defense Fund Oversight, Codes and Standards, DEI, Federal and State Legislative, and Workforce Advocacy.

“I had the privilege of speaking on a panel entitled ‘The Flight to Net Zero: Tenants and Owners as Co-Pilots’ and was thrilled to see a room of participants who were eager to learn how they can partner with their tenants on sustainability initiatives,” said Ana Duffy, Chair of BOMA SF’s GAPAC (Government Affairs Policy Advisory Committee), and Sustainability Manager at Hudson Pacific Properties.

“This was just one of many sustainability-focused sessions, as BOMA International aims to bolster education on this topic and engage members in their Carbon Reduction Initiatives.” The program explored how building owners are working with tenants to reach sustainability targets. Panelists agreed that tenant engagement can be the toughest row to hoe.

BOMA SF member Shayna Eskew, Portfolio Director, Kennedy Wilson, chairs BOMA International’s Committee for Government Affairs for State and Local Issues. She spoke about recent developments: “The committee released two brand new resources that we think are particularly timely and needed. One is a 30+ page study on building electrification. This document positions

BOMA as a leader on this issue, where policy discussions are popping up around the country despite a real lack of information on the details and the consequences,” she said. “Also released at the conference as part of BOMA’s Policy Brief series was a white paper on battery fires from electric bikes and scooters. Since this issue has really hit a few areas hard, including New York City where there have even been fatalities from these fires, the brief gives some background on what’s happening, and provides some general recommendations on what properties need to consider.”

BOMA SF Immediate Past President Glenn Good, Managing Principal of the Glenn Good Group, and Chair of the BOMA International Workforce Advocacy Committee, reported on the committee’s initiatives to develop CRE career resource tools. “A main focus this year was developing career one-pagers for a variety of roles. Those for property manager, facilities manager and building engineers are finalized,” he said. They outline key functions and salary ranges and are available online in the BAE (BOMA Association Executive) library. In addition, the committee worked with BOMA Kansas City to launch the first-ever Student Day at the conference. Students entering the industry attended the conference and expo to learn more about CRE and available careers.

Awards Event Celebrated BOMA SF Winners

At the awards banquet on the final night, there was much jubilation as the Cushman & Wakefield team at Bay Area Metro Center won the BOMA International TOBY

on page 5)

Panelists Ana Duffy and Megan Saunders speak about sustainability. Rebecca Aguilar, BOMA PSW Treasurer, with Shayna Eskew and Glenn Good, speakers from BOMA SF.

Award in the Historic Building category. We also cheered as Glenn Good was honored by BOMA International as a BOMA Fellow. A heartfelt congratulations to him and to Ebony Horace, Property Manager at Bay Area Metro Center, and her stellar team!

BOMA Conference Highlights

The well-attended BOMA Conference was a huge success. A few highlights:

w BOMA Best introduced for the U.S. market

w President Henry Chamberlain gave a timely and insightful State of the Industry address

w Bob Six from BOMA Chicago was elected Chairman of BOMA International

w BOMA’s Advocacy Department released a report on electrification in commercial buildings

w The Income/Expense IQ benchmarking report was discussed at the Town Hall. More to come about this benchmarking tool

w Hundreds of vendors showcased their wares during the Expo

w Over $60,000 was raised for Veteran’s Community Project.

(To read a conference recap, visit showdailies.pdf.)

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BOMA Conference (Continued from page 4) Bay Area Metro Center team members: Annie Thai, Ryan Snider, and Ebony Horace Glenn Good was honored as a BOMA Fellow.

EDUCATE, CONNECT, EMPLOY... Celebrating CREATE’s Success

A number of CREATE Fellows graduates from the 2022-2023 cohorts are launching their careers and landing their first positions in the local commercial real estate industry. We’ve highlighted a few grads below. Congratulations to Eduardo, Leilani and Michael for capitalizing on the resources available from CREATE and to JLL and LPC RiverRock for bringing the next generation into the industry.

Eduardo Vargas completed the CREATE Fellows program at SFSU in May 2023. During his course of study, he took advantage of the many resources offered beyond the classroom and built his industry network. He participated in CREATE’s Mentor Match program and was hired by his mentor, Jason Smith of JLL. Although Eduardo has another year left to complete his finance degree at SFSU, his connection with Jason led to a job as a property associate for one of JLL’s San Francisco properties.

“I am grateful to the CREATE program for enabling me to showcase my abilities beyond just a resume,” says Eduardo. “Through CREATE’s mentorship program, I was connected with Jason Smith, JLL. I feel fortunate to have secured a position, and although balancing work and school will be challenging, my passion for the job makes it worthwhile.”

Completing the CREATE Fellows program at SFSU in May 2023, Leilani Semana says she was attracted to the chance to explore the different pathways in commercial real estate. Classroom learning was augmented with networking opportunities that provided invaluable connections. While she has another year left to complete her finance degree at SFSU, she has already secured a job as a property coordinator at LPC RiverRock at its Presidio properties.

“CREATE helped prepare me for a career in CRE and gain a better understanding of my current position as well as connect me with employers. I am so appreciative of everything CREATE has afforded me,” says Leilani.

Michael Apolonio graduated from the CREATE Fellows program and SFSU in Spring 2023. He maximized the offerings and turned that into employment. “I am truly appreciative of CREATE’s dedication to nurturing and supporting the next generation of commercial real estate leaders,” he says. “Through a combination of lectures, a mentorship program, building tours, and networking events, CREATE provided me with the opportunities to overcome barriers and realize my dreams in the world of commercial real estate. Thanks to the CREATE program, I landed my dream job in the commercial real estate industry with RiverRock Real Estate Group, now an LPC Company!”

(More about CREATE on the next page)

Michael Apolonio, CREATE Fellow, SFSU 2023 • Project Coordinator at LPC RiverRock (Shown with Anne Hill, LPC RiverRock) Leilani Semana, CREATE Fellow, SFSU 2023 • Property Coordinator at LPC RiverRock (Shown with Anne Hill, LPC RiverRock) Eduardo Vargas, CREATE Fellow, SFSU 2023 • Property Associate at JLL (Shown with Jason Smith, JLL)

donors, alumni and those passionate about workforce development.

u Hear success stories from Fellows alumni and their employers

u Network with CRE colleagues

u Try your luck in our raffle

Event details in the box to the right. Register at

7 Join Us to Celebrate CREATE’s Successes CREATE (Continued from page 6) Grow your recycling discount To schedule a free recycling presentation, email Recology at BOMA Ad 2023 v6 3.75 x 4.5.indd 1 LET'S WORK TOGETHER Kai Qian San Francisco Branch 650 924 3235 kqian@gachina com Regenerative, commercial landscape solutions. 09.28.23 5:00 - 7:00 PM 350 Bush Street Mining Exchange Hall Careers in Commercial Real Estate Careers Commercial Real Register at CREATE delivers diverse, educated and career-ready employees to the CRE industry. Join us for a reception on the evening of September 28 and hear first-hand how your donations impact lives and careers. We look forward to

Tax Incentives in City Budget Signal Openness to New Era

For the first time in over a decade, when the City passed the infamous “Twitter Tax Break” in the wake of the Great Recession, San Francisco Mayor London Breed and the Board of Supervisors approved two business-friendly tax incentives during the 2023-2024 budget process. The welcome news comes at a time where San Francisco faces historic vacancy rates, potentially declining property values, and scathing reports that companies pay magnitudes more in business taxes than they would in other Bay Area cities.

Most notably, the Board approved Mayor Breed’s proposal to offer gross receipts tax incentives to companies that open an office for the first time in San Francisco. Under the plan, companies that move

to San Francisco could get an annual discount of 0.45% and up to $1 million on office-based gross receipts for up to three years. The program expires in 2028. Although the total amount is not necessarily substantial to a large employer with revenue in the billions of dollars, it does—for the first time in a long time—send a signal to potential tenants that San Francisco wants them to be here and to grow here.

The mayor also won approval of her proposal to pause a 2020 voter-approved gross receipts tax increase that would have raised tax rates on some of the City’s hardest hit industries: maintenance and laundry businesses, retail trade, food services, manufacturing, accommodations, arts, entertainment, and recreation. This pause will apply through the 2025 tax year and up to the first $25 million in revenue for the impacted industries.

A third proposal from Mayor Breed to tackle the sky-high sublease availability on the market was unsuccessful. Currently the Commercial Rents Tax is applied at 3.5% of the initial lease agreement and then again at 3.5% when a sublease agreement took place. The mayor’s proposal would have paused the collection of the commercial rents tax on subleases through 2029. Furthermore, the tax break would not have impacted services to childcare and early education because of $160 million in unspent funds from previous years. The proposal, however, was met with stiff opposition from several supervisors and childcare advocates who turned out hundreds of opponents to the tax incentive at City Hall budget hearings.

Ultimately, gaining approval on two of three proposals from a Board of Supervisors often recalcitrant to help the business community is a win for Mayor Breed and for downtown recovery. However, in the coming years there will need to be more creative thinking on how to maintain critical services such as public safety, sanitation, and transportation while making the City more competitive for companies seeking to avoid the hefty tax burden. This issue and the balance of City government will all be up for grabs on the ballot in 2024.

To learn more about government affairs issues and BOMA’s advocacy efforts, reach out to David Harrison at

“Tax incentives send a signal to potential tenants that San Francisco wants them to be here and to grow here.”

Reinventing CRE for Future Success BOMA Leaders Share Insights at BOMA SF Luncheon

BOMA San Francisco’s final membership luncheon of the year provided fellowship, delicious food, and plenty of food for thought as BOMA International leaders shared their insights on reinventing the commercial real estate industry for future success.

Members gathered at the City Club to hear presentations from Henry Chamberlain, President and COO of BOMA International, and Bob Six, CEO of Zeller and the new BOMA International Executive Committee Chair.

“It was a privilege for our members to hear the latest industry insights from Henry and Bob, particularly those who weren’t able to attend the BOMA International Conference,” said BOMA SF CEO John Bryant. “Their remarks were tailored to the types of challenges that cities like ours are facing.”

Chamberlain and Six presented an optimistic view of the industry’s recovery, even as what people want from the office has changed. They discussed how BOMA International’s resources — including programs,

educational offerings, and reports — are changing as tenants demand change, with a premium placed on flexibility, amenities, new technology and a walkable 20-minute city.

(Continued on page 10)

Bob Six, BOMA International Chair; Colin Shinners, BOMA SF President; John Bryant, BOMA SF CEO; and Henry Chamberlain, BOMA International President and COO. Lakeisha Holmes, ProGuard Security Services; Luz Zepeda Alvarez, Boldyn Networks; Somia Shaikh, Transwestern; Cortney Shadel, Transwestern; and Jen Miller, BluSky Restoration Contractors.

The global architectural, design and planning firm Gensler notes: “We’ve seen ample research showing that dense, urban communities reduce greenhouse gas emissions by supporting human powered transit — making life walkable and bikeable. This type of development, known as the ‘20-minute city,’ fosters connectivity to everyday resources by design.”

Clearly a model like this is ideal for the unique urban design, geography and culture of San Francisco.

Trends Driving the Workplace

Six said that the current environment brings opportunities for reinvention and improvement. Take the special sauce from home and bring it to the office building!

He referenced Gensler’s report, “5 Trends Driving the New Workplace.” These trends are:

1) Mobility: Workers will now expect the ability to work from anywhere, and the autonomy to match work to the right setting far beyond the pandemic.

2) Choice: Employees’ ideal mix of experiences and variety of work settings must now include a workplace ecosystem beyond the office.

3) Privacy: Many workers already struggled to find privacy in the workplace — now they expect to maintain the privacy they have become accustomed to at home.

4) Hybrid: Hybrid work is here to stay, so it’s time to improve the hybrid experience at the office too.

5) Health & Well-Being: Great workplaces always supported more than just work — now people expect health and wellness to be built into everything.

(Read the Gensler report at blog/5-trends-driving-the-new-post-pandemic-workplace)

BOMA’s Strength and Resources

Chamberlain discussed the value of BOMA International membership, noting that the association boasts a 4% membership growth this year, with new types of members such as medical office, data storage centers, and a total of 19 international affiliates across the globe.

He believes that investment will begin flowing into CRE in the next year, once the Fed stops raising rates.

BOMA International will soon release an economic impact study which focuses on state and regional areas, Chamberlain reported. And in case you missed it, BOMA International recently issued the second installment of the BOMA Deep Dive, which explores methods of achieving high-performance buildings, particularly breaking down the systems that make these goals attainable. (See https://

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Reinventing CRE (Continued from page 9)

Principal Member Profile

CBRE, 140 New Montgomery

Estate Manager

For nearly four years CBRE Assistant Real Estate Manager Sarah Hershon has had the pleasure of working at the iconic 140 New Montgomery. When it opened in 1925, the majestic skyscraper was the City’s tallest building and headquarters for Pacific Telephone and Telegraph Co. It was dubbed the “Telephone Building” by locals. “I could gush about this building all day. The historic art deco lobby is stunning,” she says. “We have a courtyard with new furniture and landscaping that is a lively lunchtime hangout spot. We are also in the midst of an upgrade to our bike rooms.” The property’s gardens feature planters with colorful Gingko and other trees that provide a sense of the seasons.

Over the past several years, Hershon and others on the property management team have been involved with 10 tenant improvement projects for new and existing tenants as well as a renewed leasing effort. “Being busy is a very lucky problem to have, and we feel so grateful. It’s been a wild ride,” she adds.

Like many people she knows in commercial property management, Hershon says she “really fell into the industry sideways.” After college in the Boston area she managed a retail store which closed when the owners retired. She then met a recruiter who placed property managers and began working as a temp before being hired full time. “I was going to school at night while working in property management, but really grew to love my job and my team and decided to stay in the industry. I love the variety of what I do in a day — from job walks to tenant meetings to interacting with our building ownership which is onsite.”

Hershon enjoys networking and participating in events with the BOMA SF Emerging Professionals Committee. To further her CRE knowledge, she completed the Foundations of Real Estate Management course, which she found to be “super valuable.” Off hours, Hershon enjoys spending time reading, socializing with family and friends, and traveling.

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Associate Member Profile

Allied Universal Janitorial Services’ Business Development Manager Jocelyn Harker (also known as “Jocelyn the Janitor”) plays a critical role in expanding the janitorial division’s client base and fostering partnerships. “I work closely with our operations team across Northern California to ensure that AUJS is delivering on promises and exceeding client expectations,” she says.

Harker joined the industry four years ago after a career as a bar and restaurant consultant where she saw the value of janitorial products and service from the customers’ perspective.

“Combined with our other services, such as security, Allied can create a seamless and efficient approach to managing commercial properties,” adds Harker. “With the financial stability and resources of the largest security company in North America, AUJS delivers phenomenal cleaning services with the care and access to senior level management found at a boutique firm. Allied Universal’s approach is based upon responsiveness and customer awareness, not just the language of the specifications.”

Harker enjoys volunteering her time on the BOMA SF Events Committee and the Emerging Professionals Committee. “Being engaged in committees is a great way to contribute to the organization’s goals and network with like-minded professionals in the industry,” she observes. “My involvement with BOMA is also crucial to branding Allied Universal Janitorial Services and has allowed me to build meaningful relationships and trust within the BOMA community.”

“I was elated when in-person events started to fill my calendar up again,” Harker continues. “These events provide an excellent opportunity to connect face-to-face with fellow members, learn from industry experts, and stay updated on the latest trends and developments in the real estate and facility management sectors. It also fosters a sense of community and camaraderie among the members, making the BOMA SF experience more rewarding and enjoyable.”

In her downtime, Harker stays busy and active with her family. “Our family loves to garden and enjoy the harvest, host friends over to BBQ and swim, take trips to Mexico and most importantly recharge on the weekends,” she says.

Jocelyn Harker Jocelyn Harker, Business Development Manager, Allied Universal Janitorial Services
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on the Move

changes • promotions • awards

Luz Zepeda Alvarez is now Director, Wireless Solutions for Boldyn Networks and your BOMA San Francisco representative for this newly formed company. She was formerly with Mobilitie, which merged with several global organizations and rebranded as Boldyn Networks. The company delivers the advanced shared network infrastructure needed today for a reimagined, smart, inclusive and sustainable future. Luz brings her experience in commercial real estate and telecommunications to the position. She can assess the cellphone coverage at your building and suggest how to enhance the wireless experience for your tenants through a variety of solutions including in-building cellular, rooftop antennas and outside small cells. Luz is your one-stop shop to improving cellphone connectivity for all carriers (AT&T, Verizon and T-Mobile). She is an active member of the DEI and the Emerging Professionals committees at BOMA.

Kari Aycock joined the JLL NorCal Property Management team as a Construction Manager. He will facilitate and support the capital expense and tenant improvement projects all over the Bay Area. Kari spent much of his career at Hines, managing properties and projects in the area. He is a current member of the BOMA San Francisco Board of Directors and a liaison to the Careers Committee.

John Combs, founding partner of RiverRock Real Estate Group, has merged his business with Lincoln Property Company, one of the nation’s largest diversified real estate services companies. John invested in Lincoln and will serve as a key executive on Lincoln’s leadership team, bringing his deep third-party management expertise to the two firms’ combined client roster, where he will help lead the operations and growth of Lincoln’s Property Management business, with a focus on the West Coast.

Karen Cowan, Account Executive at Restoration Management Company (RMC), was recognized as Account Executive of the Year at the company’s recent annual conference. “This award belongs to the branch managers, project managers, my regional manager, our support staff, technicians, the contracts team, my manager and my fellow account executives as much as it belongs to me,” she said. RMC provides 24-hour restoration services to customers when they experience a catastrophe in their home or workplace.

Chad Grant has joined Capital Building Maintenance as its Business Development Manager. He brings a successful track record from his past jobs, where he managed clients in the multifamily, commercial, construction, and health care fields. He’s an expert in abatement, remediation and restoration. In his new role, His main goal is to help the company grow. He’ll work on finding new business opportunities and taking care of the existing relationships. Chad is a member of the BOMA SF Events Committee and serves on the Board of Directors for Rebuilding Together Oakland East Bay.

(Continued on the next page)


Katelynn Klingler was promoted to Senior Broker Success Manager at VTS, the commercial real estate industry’s leading technology platform. She is a strategic partner for West Coast brokers, advising them on how to drive the best outcomes from VTS for themselves and their clients. Katelynn is the Chair of the BOMA SF Careers Committee, acts as a member of the CREATE Board, and is an alumna of the CREATE program.

Marco McCartney joined JLL as Assistant General Manager of Hills Plaza. Consisting of three buildings — 2 Harrison, 345 Spear and 75 Folsom, Hills Plaza sits along the Embarcadero waterfront.

Marco joins JLL from Cushman & Wakefield. He will continue to leverage technology and teamwork in his new role.

Marco is a member of BOMA’s Careers in Real Estate and Emerging Professionals committees. He is also an alumnus of the CREATE program and the recipient of BOMA’s Rising Star of the Year Award.

Kai Qian, joined Gachina Landscape Management as Senior Business Development Manager. In this role, he oversees San Francisco, Oakland and Marin County for all commercial, corporate & multifamily/HOA inquires. Committed to better regenerative and sustainable landscape practices, he and his team operate confidently under Gachina’s six core values (Kaizen, Stewardship, Teamwork, Diversity, Strategic, and Balance). “Kaizen” is a Japanese term meaning change for the better or continuous improvement. The values have aided Gachina’s success in becoming one of the Bay Area’s top commercial landscape partners.

Jack Sesto, Associate Engineering Manager at ABM, was nominated to represent the engineering division for ABM’s nationwide Elevate Excellence Award. Out of more than 100,000 employees, an individual in each division was selected. An Associate Engineering Manager, Jack manages several high-rise buildings’ engineering services in the San Francisco Financial District and Marin County, many of which are BOMA buildings. Jack enjoys his involvement with BOMA’s Emerging Professionals Committee and serves on its Career Services Subcommittee. He is also active on the BOMA SF GAPAC (Government Affairs Policy Advisory Committee), supporting BOMA in its endeavors to work with the City to improve ordinances and support the Commercial Real Estate industry.

Tiffany Yeh was promoted to Property Manager at Kilroy Realty. A 2019 alumna of CREATE, she oversees the day-to-day operations at four properties: 250 Brannan, 301 Brannan, 333 Brannan and 345 Brannan. In addition, Tiffany was the recipient of the Emerging Young Leaders Scholarship from the BOMA Pacific Southwest Region enabling her to attend this year’s BOMA International Conference. “This gave me the opportunity to attend the conference and expo, which was an extraordinary experience that I will forever treasure,” she says. “The educational courses enhanced my knowledge and skills, empowering me to excel even further. Tiffany serves as Vice Chair of the BOMA SF Careers Committee and is an active member of the Emerging Professionals Committee.

(Continued on page 16)

Members on the Move (Continued from previous page)

Members on the Move (Continued from page 15)

On July 13 the Ferry Building celebrated 125 years as an iconic San Francisco attraction. Since 1898, the Ferry Building has stood as the gateway to San Francisco, a legendary landmark located on the waterfront Embarcadero. The Ferry Building was built in the last decade of the 19th Century, with the first ferry boat docking at its pier on July 13, 1898. This July, Hudson Pacific Properties, the operator and co-owner of the Ferry Building, held a full month of special events to celebrate this milestone and as part of its long-term commitment to support the ongoing revitalization of downtown San Francisco and the Embarcadero. “For years the Ferry Building has operated as a central transportation hub and community gathering

Anniversary and invite locals and visitors to join us as we honor our history and celebrate our future.”

In 2003 after a four-year restoration of the Ferry Building, a world-class retail marketplace opened, debuting to immediate acclaim as an early trailblazer of the modern food hall. Since taking over as operator of the Ferry Building and throughout the pandemic, Hudson Pacific has further diversified the tenant base to bring new energy to the building. Today, the marketplace is home to more than 40 diverse merchants and local artisans and continues to serve as a destination for locals and visitors alike.

“It is a great honor to be part of the Ferry Building’s 125th Anniversary, and Hudson Pacific looks forward to helping this cultural icon remain a vibrant part of the city’s fabric, today and in the future,” said Shawn McGarry, Executive Vice President, Northern California Operations for Hudson Pacific. “We continue to support not only the small businesses and diverse merchants that make the Ferry Building so special, but also the broader recovery and revitalization of San Francisco as a whole.”

Did you get promoted? Earn a designation or award? Hire new staff or start a new job? Send news to


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Could Your Building Win a TOBY? It’s Time to Consider the 2024 Competition

Is your building worthy of a TOBY Award?

The Outstanding Building of the Year (TOBY) contest for 2024 is kicking off at the local level. Now’s the time to consider entering your property. The 2024 portal is online, and properties have until October 27 to enroll.

Written submissions are due in December, with judging and physical inspections occurring next January.

“BOMA SF members’ buildings are among the most innovative and best run in North America,” says Megan Reining of Kilroy Realty who along with Cortney Shadel of Transwestern serves as a TOBY Guru. Two BOMA San Francisco buildings were awarded TOBYs at the international level at the last two BOMA International conferences — 333 Bush in 2022 and Bay Area Metro Center in 2023. “We hope to build on this momentum and have a third international winner from BOMA SF in 2024,” Reining says.

In addition to Bay Area Metro Center’s inter national award in the historical category, two local TOBY winners — 525 Market Street and The Exchange at Larkspur Landing — claimed victory at the Pacific Southwest Regional level this year.

The TOBY competition consists of three levels and begins at the BOMA local association level. Local winners advance to the regional level, and regional winners proceed to the international level. The international TOBY Awards are presented at the BOMA International Conference in June each year.

Preparing Your Building’s Submission

Prospective TOBY entrants learned about the process at a recent workshop held by BOMA San Francisco. There are a few new developments. First, all TOBY contestants must be BOMA 360 certified. Secondly, Life Science Building is a new TOBY category. There is also

a new TOBY website, that provides a wealth of information.

The first step is to determine the best TOBY category for your building. There are categories based on square footage (ranging from under 100K to over 1 million SF). Additional categories include: Corporate Facility, Historical, Medical, Suburban Office Park Low-Rise, Suburban Office Park Mid-Rise, Earth, Industrial Office, Mixed-Use, Retail, Renovated and Life Science.

Once you enroll, it’s time for your team to craft its submission. Entries include not only descriptions, but also photos, Energy Star data, security manuals and more. Be sure to tell a compelling story about the uniqueness of your building and people. Be consistent in formatting, check grammar and spelling, and use professional-quality photos.

Former winners recommend assigning sections to different team members. “This process really brought our team members together, helped further consolidate the building’s practices and procedures, and deepen our team’s understanding and appreciation of the Bay Area Metro Center,” says Senior Assistant Property Manager Annie Thai, Cushman & Wakefield.

Become a TOBY Judge

Not ready to submit, but interested in learning more about the TOBY process? “Consider becoming a 2024 judge,” says Shadel. “You can gain behind-the-scenes knowledge by judging one to three submissions.” Judges review the written submissions and inspect the buildings in December or January.

If you’re interested in being a judge or have any TOBY-related questions, reach out to Megan Reining ( or Cortney Shadel (cortney.

Top photo: Bay Area Metro Center, a 2023 TOBY International winner. Lower photo: Bay Area Metro Center team accepts TOBY award.

Embracing DEI and Building a More Vibrant Society

“By recognizing and valuing the uniqueness of each individual and promoting inclusivity, we can help create a world where everyone can thrive,” says Ebony Horace, Chair of BOMA SF’s DEI Committee. “Let’s continue to learn, support one another and stand together on this collective journey towards a brighter future. Thank you for your support and contributions as our group provides a forum for sharing and learning.” Here’s a recap of some of the DEI Committee’s activities and programs.

Scavenger Hunt 3.0 — A Fun Celebration of Diversity

Praised for its organizational excellence and fun, the third annual DEI Scavenger Hunt was nothing short of amazing. Clues and riddles were scattered throughout the FiDi game-zone with a DEI twist, as teams followed a custom app to find various spots in the City. Delicious refreshments, cocktails and mocktails awaited the players after the hunt at a spectacular venue.

Teams captured creative photos and videos to show they had completed certain tasks which everyone got to see in a slideshow during the after-party — with many laughs. We discovered that some BOMA members have singing and dancing talents! Points were given for each

completed mission, and gift cards to local businesses were awarded to members of the top three winning teams. Overall, the scavenger hunt was a thrilling experience that fostered teamwork, creativity and friendly competition.

The event provided an opportunity for everyone involved to have fun with DEI and explore the area, solve puzzles, and build stronger BOMA bonds. A huge thanks to our event sponsors for their generous support: BluSky Restoration Contractors, McNevin-Bay Area Cleaning Specialists, Team Commercial Construction, Township Building Services, and Western Specialty Contractors. Special thanks also to Vanbarton Group for hosting the event at its building and to HCI Systems for providing the gift cards.

The Women’s Building Community Donation Drive

The committee partnered once again with The Women’s Building (TWB) for a donation drive at the BOMA Membership Luncheon on August 9. The first woman-owned and operated community center in the country, TWB welcomes more than 25,000 clients each year for in-house programs and access to social services, workshops, wellness classes and more. Collected items for clients and children included backpacks, school

Shown above: participants gather for the DEI Scavenger Hunt. (Continued on page 19)

supplies, socks, portable batteries, lunchboxes, mini first aid kids and Clipper Cards. Candid Conversation Series: Ageism in the Workplace

Ageism is the topic for the next program in the Candid Conversation Series, which is being planned for later this year. Addressing ageism requires promoting awareness, challenging stereotypes, advocating for inclusive policies and practices, and fostering a society that values and respects people of all ages. Embracing diversity and recognizing the unique contributions of individuals from all walks of life and generations is essential to building a more inclusive and equitable society. Stay tuned for details on the date, speaker(s) and location.

Let’s Celebrate!

Throughout the year, we honor various diversity celebrations to raise awareness about different cultures, identities and historical events that have shaped our world. Here are some celebration dates coming up: National Hispanic Heritage Month (September 15October 15) – Honors Hispanic and Latino Americans for their contributions to U.S. culture

HeForShe (September 20) – This movement was started by the UN with the goal of promoting gender equality Rosh Hashanah (September 15-17) – This holiday is the Jewish New Year, a time when Jews reflect on their faith.

Akiba Davis Scholarship Applications Under Review Applications are being reviewed for the Akiba DavisEverett Memorial Scholarship, which was established in

honor of Akiba Davis, BOMA SF’s Education Coordinator for 10 years and a staunch supporter of professional development and continuing education. The scholarship underscores the association’s commitment to further the advancement of traditionally underrepresented groups within commercial real estate. The recipient will receive funding towards one Real Property Administrator class.

DEI Tools & Resources

The DEI Committee is sourcing available resources that will be made available on the BOMA SF website. We ask that members who have resources that can be commonly shared to contact our committee leaders. This can include periodicals, webinars, books, local events, policies and procedures, or potential speakers.

If you want to learn more about the DEI Committee or would like to be involved, please contact committee leaders Ebony Horace ( or Danielle Katches (

Follow the committee on BOMA SF’s LinkedIn ( company/boma-san-francisco) and Instagram (@bomasf).

DEI Committee (Continued from page 18) Karen White-Chiles, BOMA SF; Ebony Horace, Cushman & Wakefield; Amber Brown, BXP; Angela Arnett, HCI Systems; and Danielle Katches, McNevin Bay Area Cleaning Specialists.

EPs’ Busy Quarter: Boat Bash, Building Tour, and Workshop

“It’s hard to believe that we’re nearly three quarters done with the year! “ says Emerging Professionals Committee Chair Brandon Lee, JLL The committee had a busy third quarter with a Tour & Toast, a Career Success Workshop (CSW), and our signature Boat Bash event. Partnering with the Historic Building Committee, EPs were able to tour one of the most beautiful buildings on the FiDi skyline: 140 New Montgomery. Thank you very much to the CBRE property management team for taking us through the landmark property.

The EP Committee partnered with Curry Senior Center, an organization dedicated to helping lowincome and homeless seniors in San Francisco through a holistic care approach, for our first outreach event of the year. Committee members played bingo with seniors, assisted in preparing meals and conducted interviews with LGBTQ residents for an upcoming Curry Center

publication. Special thanks to Community Outreach Subcommittee Team Captain Tory Ramirez, Shorenstein, for coordinating this effort! Thank you to everyone who volunteered on a Saturday morning to provide a joyous moment for the senior citizens.

In addition, we hosted our second CSW of the year and learned about the importance of building envelope maintenance, especially after a stormy and wet winter. Consultant

Tawni Sullivan led the workshop, sharing her knowledge and perspective from a property management point of view and emphasizing the importance of budgeting for maintenance. Evan Shen, Urban Waterproofing, and Annie Lo, Walter P. Moore, provided their expert advice on the topic. A big thank you to LPC RiverRock for sponsoring this event and Rockhill Management for providing us with the venue at 100 Pine Street.

(Continued on page 21)

Above: Emerging Professionals tour 140 New Montgomery with members of the Historic Building Committee.
Tawni Sullivan, consultant; Annie Lo, Walter P. Moore; and Evan Shen, Urban Waterproofing; speak at the workshop on building envelope maintenance.

BOMA EP’s (Continued from page 20)

Last but not least, the committee cruised around the San Francisco Bay at our annual Boat Bash. It was a lovely evening filled with networking, dancing and musical chairs. We could not have done it without our sponsors: Baker’s Floor & Surface, Capitol Electric & Communications, Clune Construction, Service by Medallion, Township Building Services, and UG2

“It has been such an eventful year thus far, and I can’t wait to close it out with my talented and enthusiastic committee members,” adds Lee.

BOMA’s Carnival

(Continued from front page)

This event would not be possible without the contributions of all of our sponsors. (See box at right.)

“We really appreciate our Events Committee members for their efforts to pull off this fun event,” says Events Committee Chair Matt Montanez. “It takes a lot of creativity and coordination on everyone’s part, and it’s always fun to see it come together and our members enjoying themselves. Stay tuned for more fun as we finish off the year.”


ACE Parking


AVS/SafeCity Connect

BCCI Construction

BluSky Restoration Contractors

Capitol Electric & Communications

CBF Electric + Data

Commercial Energy

Clune Construction

Ideal Restoration

Metro Services Group

Metro Elevator

ProGuard Security Services

Rossi Builders

Russell Hinton Co.

Township Building Services

Turner Construction Company

Vanbarton Group

(More events photos on page 23.)
Western Specialty Contractors OUR
Carlos Lopez, Bay City Mechanical; Ronny Sachtjen, Rockhill Management; Jocelyn ‘The Janitor’ Harker, Allied Universal; Jared Hirigoyen, Conklin Bros.; Jonah Koerner, Hudson Pacific Properties; and Brandon Lee, JLL.
Top left: Michael Frazier, Cagwin & Dorward; Edward Romero, Cagwin & Dorward; and Armando Lopez, BrightView Landscaping. Lower left: Mark McBride, Jasper Loo, Carol Leytem, and Eric Strouse, all with Rossi Builders.

owners and managers to remain competitive. This situation has catalyzed a shift in the landscape of office amenities, transitioning from “nice to have” extras to “must have” essentials. As landlords and managers, we must recognize that tenants are now seeking more than just office space; they are seeking an environment that supports their employees’ needs and enhances their work experience. This includes privacy, ergonomic furniture, better technology, health and wellness offerings, a focus on collaboration, a hospitality state of mind, and smart building tech. Owners and managers are responding to these demands by incorporating features like increased air filtration, outdoor space, golf simulators, libraries, private clubs, and fitness and wellness spaces into their buildings among many others. However, it’s important to remember that while these amenities can attract tenants, they are not the sole

“As landlords and managers, we must recognize that tenants are now seeking more than just office space; they are seeking an environment that supports their employees’ needs and enhances their work experience.”

deciding factor in a potential tenant’s leasing decision. We must also balance these tenant demands with our own capabilities and resources. While it’s important to understand and cater to the evolving needs of tenants, we must also ensure that our offerings are sustainable and work within a defined budget. Creativity is key!

As we navigate the post-pandemic world, BOMA San Francisco is committed to supporting our members during this transformative period. We offer numerous networking opportunities, allowing members to share insights and strategies on how to adapt to the evolving office landscape. Our educational programs keep members informed about industry trends, including those related to workspace design and amenities. As we adapt to these changes, we look forward to seeing a more vibrant, dynamic, and inclusive downtown San Francisco office market. n

The New Era of Office Amenities (Continued from page 2)

Scenes from BOMA’s Carnival

BOMA members enjoyed a carnival theme at the annual Summer Block Party held at Levi’s Plaza.

William Moran, Capitol Electric & Communications; Sylwia Preis, BOMA SF; Nelson Luksich and Phillip Geist, both with Capitol Electric & Communications. Alex Lehr, BXP; Madeline Roberts, BXP; and Katelynn Klingler, VTS. John Bryant, BOMA SF; Sean Healy, Clune Construction; Cortney Shadel, Transwestern; Kari Aycock, JLL; Amber Brown, BXP; and Colin Shinners, Vanbarton Group. Dmitri Shimolin, AVS/SafeCity Connect; David Harrison, BOMA SF; and Glenn Good, the Glenn Good Group. Mindy Walsh, Katy Florence and Ross Dielissen, all with Peacock Construction.


The Last Word

Membership Helps You Stay in the Game

Staying ahead of the game and maximizing opportunities are crucial In the ever-evolving commercial real estate world. One of the most effective ways to achieve your professional goals is through your membership in BOMA. Membership includes many advantages that can propel you to new heights in your career and in the industry. From networking opportunities to access to cutting-edge resources from BOMA International, BOMA is the one advantage you need to stay in the game. Explore our offerings and take your career regardless of the stage to the next level in the following ways:

Networking and Industry Exposure: BOMA provides an unparalleled platform for networking with likeminded professionals, property owners and industry experts. Membership opens doors to a diverse community of professionals working across various sectors of commercial real estate. Through national conferences, seminars and social events, you can foster valuable relationships, exchange ideas and gain insights into market trends and best practices.

Professional Development and Education: Staying up to date on the latest trends and innovations is essential in the competitive landscape of commercial real estate.

BOMA offers comprehensive educational programs, workshops and certifications tailored to meet the specific needs of CRE professionals. These resources can enhance your expertise and ensure that you are better equipped to handle challenges posed by our ever-changing industry.

Advocacy and Industry Representation: BOMA serves as a powerful advocate for commercial real estate at the local, state and federal levels. By being a part of BOMA, you can make your voice heard on important legislative issues that directly impact your business interests.

Best Practices and Research: BOMA International is renowned for its dedication to research and developing industry best practices. Members gain access to a wealth of valuable resources, including benchmarking data, market reports and white papers. As a member of BOMA San Francisco, you are also a member of BOMA International and can benefit from its cutting-edge research. This information can empower you to make informed decisions, optimize property performance and outperform competitors.

Recognition and Prestige: BOMA membership will add prestige to your professional profile and demonstrate your commitment to excellence within the industry. Being associated with a reputable and respected organization like BOMA enhances credibility and can help attract potential clients, partners and investors.

As fall approaches, I encourage you to take a fresh look at BOMA’s opportunities for networking, advocacy and education. Please don’t hesitate to reach out to me or anyone on the BOMA staff for guidance on the best activities for your professional goals and interests.

7 BOMA San Francisco 233 Sansome Street, 8th Floor San Francisco,
CA 94104-2134
Printed on recycled paper.
John Bryant is the Chief Executive Officer of BOMA San Francisco. You may reach him at
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