Page 1

Q4 2017

Codes Changes Evolve as CRE Booms in the City As The City experiences growth issues,” to your owners and tenants, — both in new buildings and tenant said moderator Skip Soskin, AIA, improvements (TI’s) — it’s never Huntsman Architectural Group. been more The comimportant mercial perthat building mitting panel managers, featured contractors remarks from and others John Romaidis, are aware Senior Building of changes Inspector, to city, state San Francisco and federal Department codes. of Building At Inspection BOMA San (DBI). He Francisco’s brought great Commercial permitting panel at the seminar. Annual news! Most TI Codes & Regulations Seminar, experts permits can be done over the counter, shared vital information with BOMA with plans reviewed in an hour or less. members, “so you don’t get surprised You will need the Disability Checklist and can speak intelligently about Upgrade Compliance List (available (Continued on page 12)

Dealing with major disasters like earthquakes and fires are part of most buildings’ emergency plans. But has your team trained to handle low-level emergencies, such as protesters in your lobby, a truck driving into a crowd or an active shooter or armed disgruntled employee? Welcoming a standing-room-only crowd to BOMA San Francisco’s annual Emergency Preparedness Seminar in October, Bonnie Kalbrosky, Chair of the BOMA Emergency Preparedness Committee, asked attendees: “How can you prepare and get back to normal after a low-level emergency? How can you best prepare your team for during and after the event?” As experts noted, it’s not if, but when an emergency will strike. Best practices are ever-evolving on how to deal with emergencies, and BOMA resources are provided to our members and the larger community. Property managers are key in a low-level emergency situation, as they coordinate and communicate with tenants.

Are You Prepared for a Low-Tech Threat?

Public Sector Partners with BOMA “What BOMA does helps me immensely in training our people,” said Jeff Columbini, Assistant Deputy Chief, Division of Training San Francisco Fire Department. He noted that the City is a role model for high-rise buildings, including the (Continued on page 10)


2

Q &A

Thanks to Our 2017 Corporate Sponsors* Platinum Sponsor

Able Services

With Marc Gille, Newly Elected President of BOMA San Francisco Judging from the BOMA SF archives, you are the second generation in your family to serve as BOMA San Francisco President. Congratulations on continuing the tradition! Tell us a little about your career path and your role at Rockhill Management. I grew up going to BOMA International conventions and touring mechanical rooms as part of our family vacations, so you could say that my career in commercial buildings started very early! In high school, I worked as a utility engineer painting pipes at 201 Spear Street and cleaning intake grills in the 1 Bush Street Garage. For undergrad, I strayed away from commercial real estate and received dual bachelor degrees in horticulture and forestry from Oregon State. For the next five years I worked in the landscape and tree care industry in San Francisco and was involved in BOMA as an Associate Member. In 2002, I decided to get back into the business and worked for PM Realty Group at Alameda Point (the former Alameda Naval Air Station). From there I went to 650 California as an Assistant Property Manager (which coincidentally— my dad used to manage in the ’80’s—kind of a homecoming!). I went on to work for CAC Real Estate Management Group while I got my MBA at UC Berkeley. And just as I was graduating, my portfolio was sold to an investor who needed someone in San Francisco. Transitioning to Broadway Partners, I worked on leasing, construction and property management for a San Francisco portfolio. At the completion of that project, I went to work for Embarcadero Capital Partners. Now, at Rockhill Management since 2016, I currently oversee the West Coast for Rockhill, a wholly owned subsidiary of Rockpoint Group. In just 18 months, we have gone from zero to six assets in California and continue to grow! As you preside over BOMA San Francisco in the next year, what are your main goals for the organization? First, there is amazing work being done by the staff and the program chairs, and I want to ensure they have strong support and recognition. Second, we have some great initiatives underway, and my focus will be to bring these to maturity. Lastly, I would like to work to strengthen regional relationships as the (Continued on page 5)

Gold Sponsors ABM NRG Energy Center San Francisco Pacific Gas & Electric Paramount Group, Inc. ProTech Security Services, Inc. Recology Golden Gate San Francisco Electrical Contractors Assn., Inc. Silver Sponsors Allied Universal Bannerman Security CBRE Columbia Property Trust Hines Hudson Pacific Properties Kastle Systems Kilroy Realty Corporation Marble West Metro Electric Unique Elevator Interiors, Inc. Bronze Sponsors Alliance Roofing Company, Inc. Boston Properties CBF, Inc. Cushman & Wakefield GPPro GSH GROUP Hathaway Dinwiddie Impark JLL LAZ Parking McMillan Electric Perfection Services Inc. RiverRock Real Estate Group Securitas Security Services USA, Inc. Shorenstein Realty Services, L.P. The Swig Company, LLC Friends of BOMA BCCI CB2 Builders CTC-California Technical Contracting, Inc. eWaste Direct Field Construction, Inc. GCI General Contractors Rossi Builders, Inc. Swinerton Builders The Lawson Roofing Co. Inc. Township Building Services, Inc. Wilson Meany Young Electric + Communications Media Sponsors California Buildings News San Francisco Business Times The Registry *For sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com


Reliability. Quality. Service.

Founded in 1951, CBF is a commercial tenant improvement electrical contractor offering turnkey services in Electrical, Tel/Data, 24/7 Service, Life Safety, and Title 24 LED lighting. Contact us today to learn about how we can be the greatest value to you in planning, developing, installing, expediting and servicing your electrical, tel/data and life safety needs. 45 Broadway Street, San Francisco, CA 94111 | 220 Pine Street, Redwood City, CA 94063 415.495.3085 | cbf@cbfelectric.com | www.cbfelectric.com


4 Special Sponsored Report

The Importance of Measuring Seasonal Occupancy & Energy Trends It’s no secret that seasonal changes affect the routines and ever-shifting occupancy, a professional energy usage and comfort of the tenants in your building. As we head analysis can help you find the best strategy for navigating into winter, your tenants are likely these hurdles, resulting in a more “A professional energy usage to run the heat more often. It may efficient building with lower analysis can help you find the best operating costs and increased seem like a simple change, but fully understanding and adjusting strategy...lowering operating costs occupant comfort. for seasonal shifts in occupant With complete in-house engiand increasing occupant comfort.” tendencies like this is no easy neering, fabrication, installation, task. It takes comprehensive analysis and monitoring to commissioning and service capabilities, ACCO can help determine optimum operating strategies that not only you implement energy conservation measures that are keep your tenants comfortable, but save money on your custom-tailored to meet the dynamic needs of your buildenergy bill, too. ing. Whether you need energy solutions for HVAC, plumbing, In addition, you may be facing upcoming projects building automation controls, lighting or renewable and dictated by state mandates on boiler emissions, backflow advanced technologies, we have the varied expertise and prevention, demand response, etc. With aging equipment adaptable approach to help you reach any energy goal.

Contact us for more information on our services: 300 Broadway Street, Suite 20 z San Francisco, CA 94133 z Phone: 415.399.1549 Emergency: 800.598.2226 z Email: energyservices@accoservice.com z www.accoservice.com

tG

ity

m

Ut il

st ve In

Ca ll 8

00

en

.59

8.2

22

6f

or A

CC

O

Bi rad Co ll A e L m pr nal ife Cy ys eh • De is cl en e sig siv As n/ e • se En Bu Ut ss er ilit ild m gy yI en E ne Au nc ts rg en d tiv y C its o e Re nse ba r te vati Gu on M id an e ce asu re

www.accoservice.com

s

En er gy

Se rv ic e

Providing Superior Energy Services Across the West Coast


5

Thanks to All Our Valued Clients The HARBRO Team extends our sincere appreciation to all of our clients. We value our relationships and stand ready to serve when needed.

WATER DAMAGE RESTORATION

FIRE & SMOKE RESTORATION

ENVIRONMENTAL CLEANING & DECONTAMINATION

Recovery starts with one call: 800.266.5677

HARBRO.com

President’s Q&A (Continued from page 2)

Bay Area continues to become interconnected. BOMA San Francisco continues to join with BOMA Oakland/ East Bay in the Bay Area Annual Awards program that recognizes excellence in building management. And BOMA San Francisco’s participation in BOMA California is key for making sure that our industry’s voice is heard in Sacramento. What challenges and opportunities do you see on the horizon? I see a couple: continuing to attract people to the workforce, transportation infrastructure at a tipping point and potential legislative actions which could impact commercial real estate. The CREATE program that BOMA San Francisco and other associations are rallying behind is doing a great job of attracting and educating new talent just at the time that Boomers are retiring. BOMA Oakland/

East Bay, IREM San Francisco and NAIOP San Francisco Bay Area Chapter are our committed partners in this expanding effort. I look forward to continuing to highlight transportation and legislative activities in our upcoming meetings and throughout the year. What resources from BOMA San Francisco and BOMA International does your firm rely on? Our firm relies on a number of BOMA resources. We use the BOMA International measurement standard to provide a basis when acquiring a building. Our team actively networks to meet new people and learn new ideas. We also look to the many educational opportunities to train both new and seasoned employees, creating a stronger staff. Marc Gille is President of BOMA San Francisco and Senior Vice President of Rockhill Management.


6 Principal Member Profile

Isabella Minoli, Associate Real Estate Manager CBRE, Inc.

“My job is the perfect balance between structure and the unexpected,” says Associate Real Estate Manager Isabella Minoli, who is a part of the CBRE team at 135 Main Street. “I know what’s coming in a year— monthly reports, budget season, scheduled maintenance and meticulously planned capital improvements — and then there are the happenings that keep our team on our toes. Just when we think every question or concern a tenant could ever bring to our attention has been raised, one surprises us. The range of responsibilities in looking after buildings is great, and I take a lot of pride in the trust that has been placed in me to carry them out.” Minoli had a logical career path to commercial real estate after graduating from the University of San Francisco. “I worked with students at USF as a Community Office Manager and Resident Advisor, which I think really helped prepare me for working with tenants,” she said. During a temp assignment after college, she “fell in love with what I was doing at CBRE. I liked the quick pace of the management office and found every aspect exciting.” She was hired as a Real Estate Minoli at the BOMA Services Coordinator at 135 Main, promoted to Real Estate Services Administrator a year later, YP Rooftop Mixer. and then to Associate Real Estate Manager the following year. “I ended up in a thriving industry rich with opportunity and many well-worn paths for advancement,” Minoli remarks. “I joined BOMA YPs (BOMA Young Professionals Steering Committee) to make newcomers realize exactly that.” With the YPs, she has embraced community outreach efforts for homeless youth, the SF-Marin Food Bank, and the SFFD Toy Program fundraising and toy drives. Her advice for other YP’s: “Expose yourself to different areas of real estate, such as brokerage and lease negotiations. Be on the look-out for workshops and seminars that cover topics like market trends.” In her free time, Minoli enjoys cooking, hiking, going to the movies, and trying new restaurants with friends. She adds: “I am also having a lot of fun planning my wedding at the moment!”

Construction Clean-Up Pressure Washing High-Rise Window Washing

650-588-9808

www.CAPITALBLDG.com


7 Energy has no downtime.

Our NRG Energy Center San Francisco has been serving the city for more than 20 years by sending clean, reliable district heating to: Hotels • Shopping malls •

• •

Multi-unit residences Offices

• •

Government buildings Schools and universities

nrg.com FOR MORE INFORMATION:

Dwain Botelho | 415.777.3415 NRG and the plus signs are registered services marks of NRG Energy, Inc. ©2016 NRG Energy, Inc.

Associate Member Profile

Andrew Gardner, Director–Marketing & Business Development, Peacock Construction

Developing new marketing and business development programs is Andrew Gardner’s main responsibility at Peacock Construction, which specializes in interior construction in high-end commercial and healthcare facilities. He also works with company leaders and the project management team to identify opportunities for growth. “Most of our business comes from tenant improvements, CapEx/building infrastructure and healthcare projects,” notes Gardner. “We self-perform a lot of work, which allows for better quality control and makes us competitive on projects of all sizes. Our team of superintendents, carpenters and laborers is dispersed throughout downtown San Francisco, enabling us to respond quickly.” Peacock’s recent projects include a restack project for the Federal Home Loan Bank at 600 California Street on four occupied floors and HDR Architects’ new 10,000 SF office at 201 California Street that features high-end finishes selected by the architects. The healthcare team at Peacock is undertaking the remodel of a full floor for UCSF Benioff Children’s Hospital Oakland. It’s a dynamic time to be in construction. “Companies are investing heavily in beautiful, functional work spaces as a means of attracting top talent,” Gardner observes. “The increased demand has, on one hand, been a huge catalyst for our industry but, on the other hand, has created staffing challenges.” Gardner, who is active with the BOMA YP’s (BOMA Young Professionals Steering Committee), encourages others new to the field “to dive in head first. Go to all the mixers, Gardner hiking in Indonesia. learn from all the career success workshops, and be active on a committee. Being involved in the industry will open a lot of doors for you.” Gardner’s passion is travel. “In 2016, I quit my job as a project engineer and headed to the airport with a one-way ticket. Four continents and 14 countries later, my journey (meaning my money…) came to an end, and I returned to California. The most significant moment of my trip was standing at 18,000 feet in the Himalayas, watching the sunset paint Mt. Everest incredible shades of orange and red,” he recalls.


8

Our forte Delivering Special, Difficult, & Sophisticated Builds

NCCRC.org CTCNC.org Facebook.com/NCCRC Twitter.com/NCCRC


9 BOMA SF Elects New Directors and Officers Leaders to Guide BOMA in 2018 and Beyond BOMA SF welcomes newly elected officers and directors to lead our organization in 2018 and the years ahead. Marc Gille of Rockhill Management will be your President in 2018 (see his Q&A and photo on page 2). Serving alongside him will be President-Elect Bill Whitfeld (Shorenstein) and Treasurer Christine Mann (Paramount Group). Three directors were re-elected to a second and final three-year term: Marc Gille, Mark Buckingham (Hines), and Jeff Needs (Hudson Pacific Properties). In addition, four direcPresident-Elect Bill Whitfield tors were elected to serve a three-year term: Mark Kelly, Able Services; Kevin Whalen, JLL; Stacey McCarthy, CBRE; and Glenn Good, Tishman Speyer. A little about these dedicated directors: Mark Kelly is President of Able Services, where he leads proposal development for all major facility Treasurer Christine Mann related RFPs. He currently chairs and has been a long-time member of BOMA San Francisco’s Associate Member Committee. Kevin Whalen, LEED-GA, is Vice President and Senior General Manager for Jones Lang LaSalle’s property management operations in San Francisco. He directs the management of 201 Mission Street and is a member of JLL’s Excellence Committee — a national panel of nine property management colleagues tasked with implementing operational excellence and technology initiatives across JLL’s U.S. markets.

Stacey McCarthy, RPA, LEED-GA, is Associate Director, Asset Services for CBRE. She has over 25 years experience in office, retail and industrial property management in the San Francisco Bay Area, including complex portfolio structures and leadership of large property teams. She oversees a portfolio that includes seven San Francisco financial district assets comprising 1.5M SF. McCarthy previously worked with Shorenstein Realty Services, Barker Pacific Group, and PM Realty Group. Glenn Good, CPM, RPA, FMA, LEED-GA is a Property Manager for Tishman Speyer and currently manages 333 Bush Street. Good’s previous positions include stints at CBRE, Northwestern Memorial Hospital in Chicago, Golub & Company, and the John Buck Company. He regularly participates in BOMA’s Government Affairs and Policy Analysis Committee. Be sure to congratulate these new leaders at upcoming BOMA events and to share your concerns and insights on our organization with them.

y u, passport

rnonth/yto parkin g

Impark is committed to improving your parking revenue and the customer experience of building tenants and visitors. As an emerging leader in the Bay Area's vibrant parking landscape, we provide new insights and service approaches that have a positive impact on parking operations.

Spencer Sechler Director of Business Development P: 415.813.4246 E: ssechler@impark.com www.impark.com

impark


10 Emergency Preparedness (Continued from front page)

nation’s most advanced elevator training at the Treasure Island Training Facility. Columbini thanked BOMA for “playing a big role” and recognized BOMA member Danny Murtagh, who works with trainers and recruits. The department has benefited from an active shooter exercise with BOMA. “We’ve learned to get emergency personnel inside quickly” and have taken training procedures to the FBI. He noted that during the recent shooting incident at UPS, a strike team was inside within two minutes. Commander David Lazar, San Francisco Police Department, asked attendees: “Are you prepared for minor things? Such as when people go into your lobby and lock themselves to a door? Have a plan. If you’re a building engineer or manager, have a one-page plan, not a binder that continues to collect dust.” He recommended drilling for incidents such as workplace violence or an active shooter. He also noted the importance of crime prevention through environmental design—elements like video, design, security cameras and lighting.

• • • • • • • • • • •

Leading Provider of Security Solutions 160 Offices and 50,000 Employees Nationwide Recognized as Best-in-Class Officer Training, Development and Recognition Next Generation Proprietary Intelligence Technology Platform Trustworthy, Responsive to Clients ATD Best Awards and Training Top 125 Ranking World Class Customer Service G.I. Jobs ® Top 100 Military Friendly ® Employer Full Service Solutions Global Capabilities Committed to Providing Better Outcomes

Rick Corduck Business Development Manager

510-693-4092 rcorduck@ussecurityassociates.com

Lazar advised attending sessions at NERT (Neighborhood Emergency Response Team), “which will get you in the mindset to be prepared” and to visit www.sf72.org.

Property Response Tips Peter Franklin, TAL Global, observed that during and after an incident the public sector will be running the show. It may be days before you can get back in your building. Preparedness, response and recovery are the process. “How do we prevent low-level/low-tech events? We don’t.” But decisions about recovery will determine how long will it take to get back in business. Jackson Talbot, Boston Properties, spoke about planning and identifying best practices. “With anxiety, you drop a few grade levels. A plan makes it easier for you to do rote things.” He advises learning about IC (Incident Command) from FEMA resources. Train your team and think: What would we do if…?” Talbot recommends the book, “The Checklist Manifesto,” by Atul Gawande and noted that Craig Buehler at NCRIC is a good liaison between the public and private sector.

Homegrown Attacks a Threat Since 9/11, we’ve been conditioned to think what will happen next, as there was a chain of events. ISIS likes to take advantage of this fear. ISIS inspires and enables self-recruits like the San Bernardino shooter, said keynote speaker Rafael Brinner, Intelligence Liaison Officer, Northern California, U.S. Dept. of Homeland Security. “We are not seeing as many (ISIS) directed attacks, but more homegrown threats. These are of more concern. A homegrown terrorism threat is the most likely threat in the U.S.,” he said. ISIS-inspired activities, like the shootings in San Bernardino and Orlando, are largely unsophisticated and employ simple tactics that are easily built or acquired. Low-level threats cannot be predicted. Deal with the issues of immediate response and recovery.

Panelists Share Insights Jeff Ellis, Director of Security, Paramount Group, Inc., who moderated a panel discussion, asked about preparation for a low-tech event with casualties. Shane Francisco, Assistant Deputy Chief, San Francisco Fire Department, said that “we respond on the fly. We make order out of chaos.” While the department used to focus on exotic attacks, it now focuses on active shooters, vehicle ramming and knives. “We learned from Columbine that we must engage target right away. Stop the killing and get the red out (the red-tag victims),” (Continued on next page)


11 CREATE Programs Combine Coursework and Real-World Experiences As new buildings rise on the Bay Area skyline, A cornerstone of the CREATE programs is the realstudents at SF State are preparing for careers in world lessons that students gain beyond the classroom commercial buildings, thanks to the CREATE through internships, building tours and other activities. (Commercial Real Estate Instructor Nancy Gille Alliance for Tomorrow’s recently arranged a Employees) CRE Certificate behind-the-scenes tour Program that was launched for students. (Thanks in 2012 — and a new proto Tishman Speyer for gram launched this fall. hosting!) Building on the success Groups supporting of the wait-listed certifCREATE’s mission icate program, the new include BOMA San Commercial Real Estate Francisco, BOMA Fellows Program is open Oakland/East Bay, to all 6,000 students in the NAIOP San Francisco SF State commercial real estate students tour 333 Bush Street. College of Business. Bay Area Chapter In the Fellows program, seasoned CRE profesand IREM. To learn more, or to volunteer your time sionals, many of whom are BOMA members, teach or funding in support of both the CRE Fellows segments on communications, property management, Program and the CRE Certificate Program, contact leasing and marketing, problem-solving and teamwork, Marc Intermaggio (mli@boma.com) or visit asset management and construction management. www.createworkforce.org. (Continued from previous page)

he added. Act within the “golden hour” to get medical attention for victims. Steve Colvin, Senior Vice President, Boston Properties, said, “We hire the best team. Jackson Talbot will run security at Salesforce Tower. For our properties, we plan ad nauseum. We plan with tenants, too, and communicate with them through voice and texts.” He said the IC structure from FEMA can be used no matter the size of your office. Train a team and assimilate the command centers. People will have tasks and know what to do. Christian Arno, General Manager, Allied Universal, said to know what’s normal in your environment. Make sure that your building isn’t an easy target. During and after an incident, transition to being proactive and getting people back in business. Leverage relationships. During the 888 Brannan Street shooting, the conference room at a nearby building was used as a command center Jack Hart, San Francisco Police Department, recommended studying the thought leader Simon Sinek and “rethinking the game we’re playing” and going from finite to infinite thinking. Police prepare for intensity —training to respond to an incident , as well as the consistency that’s needed 24 to 72 hours after the incident. They must have

the capacity to be ready — warriors, but also sensitive guardians of the people. Ellis then asked about how to prepare to respond following a low-tech incident. Francisco said his department’s priorities are to “stop bleeding, save lives,” and to rely on the police department command post. With bombs, they consider if there is another one. The department practices scenarios for car and dirty bombs. Radiological properties are easy to detect, but there are considerations for clean-up and equipment. Colvin described an incident at a building on Battery Street that’s no longer in Boston Properties’ portfolio. A former client came into a law firm wearing a vest with lights on it, a possible suicide vest. Property management opened a command center, went to lobby and waited for police, who soon cordoned off the area. Colvin wrote scripts for the command center to relay to tenants during the four-and-a-half hour incident. He noted that property managers are critical in a situation like this because they know the tenant contacts. In this incident, it was a deranged individual with a fake device. Security ultimately confronted him, dismantled the vest and sent it off-site for evaluation. n


12 Codes Seminar (Continued from front page)

online). You may need to upgrade the path of travel if the project exceeds the accessibility threshold, a dollar amount that is updated annually. An Exit and Egress Plan is required, and a path of travel diagram is useful. An accessible route for the disabled should be provided. What’s new? Beginning January 1, 2018, a lactation room will be required by federal and California law for TI projects if construction cost is over $1 million and there are 50-100 employees. DBI is putting together a fact sheet on how to comply. Daniel de Cossio, San Francisco Fire Marshal & Assistant Deputy Fire Chief, noted challenges his department sees: “Everyone likes the open space concept. We see problems with egress” in such spaces. Also, many companies like large assembly spaces. If a high-rise has events with more than 50 people, you need an annual public assembly permit. Steven Panelli, Chief Plumbing Inspector, DBI, alerted the audience to a few issues, including making sure that your building is compliant with water conservation requirements. With a TI, fixtures must be low-flow. In addition, storm water control plans must be submitted. Mohsin Shaikh, P.E., LEED AP, Mechanical/Energy Plan Inspector, DBI, spoke about the San Francisco Green Building Code. He said that the GS-4 form for smaller interior commercial TIs is the most common form. The

WE BUILD THE SPACE YOU NEED

To work To grow To succeed Fieldgc.com 415.648.8140

GS-2 form is for large first-time TIs of 25K SF or more. These larger projects also require a LEED scorecard. Projects going through USGBC must have a licensed LEED AP. All documents are on the DBI website. Justin Chen, Electrical/Energy Plan Inspector, DBI, discussed the new California Energy Commission Title 24 forms. They are interactive and easy to fill out. Design professionals can easily identify what sections are needed.

ADA Review: What’s New… What to Worry About The seminar’s next segment, presented by Soskin, was on ADA. He noted if you were compliant in the previous cycle and nothing changed, your space should be okay. ADA requirements to be aware of include increased width for toilet stall walls. With entrances, only one needs to be accessible, but signs at other doors must give directions to the accessible one. Assisted listening devices must be available and should be noted on plans. Path of travel drawings are an expense, but it’s short-sighted not to have them as a part of your plans. Another item to watch in San Francisco is the “Tang Rule,” which pertains to accessible entry and steps leading to an entry. For information, see the building department’s information sheet DA-170.

Fire Code Update: What’s Impacting TIs

Jeffrey Maddox with The Fire Consultants, Inc., gave an update on fire codes and what’s impacting TIs. Issues raised were: egress, occupant load and smoke control. Maddox noted that buildings like to have large spaces to attract tenants and that tech tenants want these spaces for assembly, which can result in exceeding a building’s stair capacity. If the occupancy load exceeds 500, three exits are required. For a simple TI, a statement is required confirming that changes do not affect existing smoke control systems. Interconnecting stairs or a horizontal exit trigger a revised report. “If you fool around with the lobby, it will trigger things,” he remarked. New fire alarms, elevator modernization, or mechanical upgrades can trigger smoke upgrades. Fire services access elevators are required in many newer high-rises. Occupant evacuation elevators can be used for fire services and are programmed to go into slow mode if there’s a seismic event.

Title 24 Energy Update: HVAC & Electrical

Steve Taylor, P.E., Taylor Engineering, shared information on key Title 24 HVAC TI requirements. With some exceptions, integrated economizers in computer rooms must meet 100% of expected loads for air-side and waterside. Exceptions are individual rooms and hybrid systems. (Continued on page 14)


13 Members on the Move Micah Kohler is the new GP Pro Account Executive in the Bay area. GP Pro is known for towel, toilet paper, soap and other restroom needs. She just relocated to San Francisco from Atlanta where she covered office buildings, manufacturing, healthcare, and lodging segments in North America, United Kingdom, and the Caribbean. Now Kohler is responsible for the SF market with a focus on class A office buildings.

A Fond Farewell to Ken Cleaveland BOMA members, friends, elected officials and other admirers gathered at the November membership luncheon to honor retiring BOMA SF Vice President, Public Policy, Ken Cleaveland. Shown above, Mayor Ed Lee proclaimed the day “Ken Cleaveland Day.” Cleaveland was lauded by Congressional leaders as “an outstanding leader, a voice of reason in a sea of change, a policy whisperer.”

Your commercial IPM/green/LEED specialists

Count on Crane for Pest Management Expertise Serving commercial property managers throughout the Greater Bay Area...since 1930 NPMA GreenPro Certified

415-922-1666 • 800-592-7777

www.cranepestcontrol.com

McNevin–Bay Area Cleaning Specialists announced that Molly Nevin Osgood has been promoted to President. A former commercial property manager, she joined the industry in 1994 in San Francisco and transferred to work the Orange County and Los Angeles markets. McNevin is now a Certified WomenOwned Small Business and continues to focus on suite maintenance programs for tenants and facilities mangers throughout the Bay Area.

Taylor Pusc has joined Kilroy Realty as the new Assistant Property Manager at 201 Third Street. Prior to joining the Kilroy team, she worked for CBRE and Rockhill Management at 100 Pine Street as a property administrator. Pusc is active on BOMA’s Young Professional Steering Committee.

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


14

Electrical Expertise SFECA electrical contractors continually raise the standards of craftsmanship, safety, productivity, innovation and value.   

Energy Efficiency State-of-the-Art Installations Project Design

415.703.8333



  

Property Maintenance Energy Storage Renewable Energy

www.sfeca.org

Codes Seminar (Continued from page 12)

Craig Oty, P.E., The Engineering Enterprise, said since we’re in the middle of the code cycle, there are not a lot of changes pertaining to lighting and electrical. There are more lenient rules for lighting retrofits and upgrades. Plug load controls are not required for TI, but only for entirely new or complete replacement of electrical power distribution systems. Demand response provisions are required for permitted areas greater than 10K SF.

Elevator Update

As buildings get taller, elevators become more important, said George von Klan, GVK Elevator Consulting Services, Inc. in a joint presentation with Joe Armas of Otis Elevator Company. Elevators make buildings work better, satisfying owners and tenants. New buildings in San Francisco are pioneering elevator technology, while existing buildings are looking to modernize elevators. Modernized equipment is more reliable, but the process takes several years, so plan accordingly. New code requirements for destination dispatch govern the use of touchscreen interface devices, their placement and incorporation of Braille signs. Cal-OSH updates: the fee holiday is no longer in effect, so coordinate inspection scheduling early. Make sure that life-safety and emergency power generators are ready.

Legislative Update

Manuel Fishman, Esq., Buchalter, updated the audience on a number of laws issues affecting buildings. City Regulations • A new law gives telecommunications providers mandatory access to buildings. The main takeaway: develop an access agreement for your building. • A new ordinance requires dedicated telecommunications space and fiber-ready cabling for new office buildings. • Gross receipts tax laws as currently written have an adverse effect on commercial real estate. Rent and fees that buildings collect and carry on their balance sheets are not income, but are considered gross receipts. BOMA is very involved with advocating for our industry on this issue. • For the new Mandatory Primary Entry ADA Ordinance (the “Tang ordinance”), a measure is in the works to extend the compliance time frame by one year. State Issues • New recording fees for real estate documents are in effect, usually $75 per transaction at the time of recording. • Issues have been cleared up regarding AB 802, which required buildings to collect and disclose energy use data. Now data needs only to be uploaded to Energy Star. n


15 Mixing & Mingling Scenes from the BOMA YP Rooftop Mixer and the 63rd Annual Elmer Johnson Golf Classic.

At the BOMA YP Rooftop Mixer, young professionals networked and collected toys for the SFFD Toy Program.

Above: crowd at the mixer. Top right: Katie Mason, Atrium Staffing; Andrew Gardner, Peacock Construction; and Somia Shaikh, Transwestern. Lower right: Sylwia Preis, Hines; Taylor Pusc, Kilroy Realty; and Isabella Minoli, CBRE.

BOMA members enjoyed a day of golf at the 63rd Annual Elmer Johnson Golf Classic at StoneTree Golf Club. Clockwise from far left: StoneTree Golf Club. Gail Ringer, Kilroy Realty Corporation; Ken Cleaveland, BOMA SF; and David Henry, ABM. Brooke Barnecut and Eileen Kong, Kilroy Realty; Chris Baker, Baker’s Floor & Surface; and Ryan Rusler, HARBRO Emergency Services and Restoration.

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


BOMA San Francisco 233 Sansome Street, 8th Floor San Francisco, CA 94104-2134

415.362.2662 www.bomasf.org

Printed on recycled paper.

The Last Word: Marc Intermaggio

Thank you, Ken Cleaveland! After piloting BOMA San Francisco’s advocacy initiatives for 22 years, our VP of Public Policy, Ken Cleaveland, is retiring. So much could be said about what Ken has meant to our organization. There is no way I could possibly catalogue Ken’s many contributions or express everything on my mind in this column. But I can tell you for sure that I will miss Ken as a professional colleague, and I greatly admire all that he has brought to BOMA at the local, state and national levels. Ken joined BOMA San Francisco on April 3, 1995. BOMA had been steadily building its legislative and regulatory advocacy program, and we’d become quite politically active since establishing our Political Action Committee back in 1987. It was time to take things to the next level, and I knew just the man for the job. I had become acquainted with Ken during his tenure as Executive VP for the Golden Gate Chapter of the Associated Builders and Contractors, and we kept in touch when he went east to serve as CEO of the Northern Virginia Building Industry Association. Once our BOMA San Francisco Board approved creating a fulltime advocacy position, I began scouting candidates, and Ken was at the top of my list. I had seen Ken in action, and I’d even hired him on occasion to work on some temporary projects. He was a proven quantity to me.

Ken is a natural connector. His greatest gift is his ability to make friends and build bridges. This quality is essential for success in politics, which depends on networking and nurturing relationships. I’ve observed many people in this role throughout my career, including during my time following and participating in the politics of Washington D.C. In my opinion, nobody is a better connector and relationship-builder than Ken. Ken also has superior analytical skills, which has enabled him to become an instant expert on a variety of changing issues, assessing how they might affect our members and other allied constituencies. And of course, Ken’s top-notch communications ability has been applied towards summarizing issues for members, articulating member concerns to policy-makers, and working to forge compromise to reach outcomes that are practical, meaningful and implementable. Ken has built a strong legacy of achievements benefiting commercial real estate, throughout BOMA. Not only has he extended the value of BOMA San Francisco’s work to protect private property rights and create a fair and equitable operating climate for our local industry, but he has applied his expertise in like manner for the benefit of BOMA California and BOMA International as well. Commercial property practitioners of all stripes, across the entire country, have benefited from Ken’s work whether they know it or not, and they owe him a debt of gratitude. Ken has been a tireless warrior for the interests of our industry. He’s been an effective spokesperson for the value of BOMA membership, and he’s built lasting coalitions with other business groups that have strengthened our community and extended BOMA’s credibility. Thank you Ken, for everything. Marc Intermaggio, CAE, is Executive Vice President of BOMA San Francisco and Executive Director/CEO, BOMA San Francisco Foundation.

Viewsq42017  
Viewsq42017  

News from BOMA San Francisco