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Danny Murtagh gives BOMA members an informative tour of Embarcadero 4... See Page 11

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Bay Area Leads Nation in Shared Workspaces

Summer 2013

Tenants Permit More Telecommuting, Plan to Grow Office Space study also said, “The addition of More tenants provide shared health and hygiene amenities provides workspace for their employees in the building owners and managers a clear San Francisco Bay Area than anyopportunity to increase overall tenant where else in the country, according satisfacto the tion.” The Building study noted Owners and that such Managers amenities Association’s are “comlatest tenants paratively survey. rare” Twenty-six across percent the U.S. reported Bullish that at least about the one-fourth future, the of their Kingsley workers Example of Bay Area-style shared office space: SquareTrade office in San Francisco. Contractor: survey says share space, Skyline Construction, Architect: Design Blitz. a majority compared of tenants plan to either maintain or with an 18% national average, increase employee numbers and says Phil Mobley, whose firm, square-foot requirements. Kingsley Associates of San Francisco, Reacting to the report, Melody H. conducted the research. Thebeau, LBA Realty’s Director of Mobley also reported in an interOperations - Northern California, view with BOMA SF VIEWS that says, “It’s not surprising that tenants 14% of Bay Area employers permit in corporate and mixed-use facilities employees to work at least one day are the most satisfied. Who wouldn’t a week from home, compared to 9% be happy to have food and recreation nationally. at your fingertips in the middle of a The study, called What Office stressful workday? Being able to Tenants Want, also reported that bring your dog to work at some “tenants at corporate and mixed-use locations is also a big hit. Throw in facilities are the most satisfied.” The Photo: Bruce Damonte.

What’s Inside Views...     

Conference Highlights • Page 2 Hail to the Chiefs • Page 3 Members on the Move • Page 5 Meet BOMA Members • Page 7 Foundation Update • Page 9 Mixing & Mingling... Page 11

(Continued on page 10)

2 President’s Viewpoint on BOMA Conference With Steven Ring, BOMA San Francisco President While on my flight back from San Diego, I was reflecting on the previous four days I’d spent at the BOMA International conference. The first thing I realized was that I was exhausted, REALLY exhausted. In four days, I packed in more networking, education, and meetings (and a little fun) than I would do in months at my desk or traveling around the country. With over 3,000 attendees, some of the highlights included general sessions with speakers such as Rob O’Neill, formerly of the elite SEAL Team Six, the first ever Industrial Day, and an industry panel: The Tenant Is King: What Office Tenants Want and How to Wow Them. In addition to these general sessions, educational sessions included our own BOMA members , including a panel with BOMA SF Foundation Chair Sandra Boyle speaking on successful women in our industry, and John Bozeman and Ryan Rusler educating us on Emergency Preparedness Practice Drills and how to make them effective. Other noteworthy news included the fact that BOMA has added 171 buildings in 37 markets into the BOMA 360 program, and 14 buildings were awarded the prestigious TOBY® award at the TOBY banquet. In addition, the BOMA/San Diego hosted this year's Every Building Conference & Expo in its hometown while celebrating its 50th anniversary and hosting a giant Welcome Party, with fireworks, aboard the USS Midway, a historic U.S. Navy aircraft carrier that's now a floating museum. Finally, Henry Chamberlain, President and COO for BOMA International, gave the State of the Industry address, and we heard inspiring words from our Chair and Chief Elected Officer, Richard Greninger, before the Board of Governors assembled to carry forward the business of the Association. After four days of experiencing new technologies, educational sessions and meeting fellow industry colleagues from around the world, I realized that this is an exhausting experience but cannot be replicated without the peer-to-peer interaction and network of BOMA. Call me “old school,” as my teenage daughter loves to do, but I truly believe that social media has its place and a Facebook or Twitter account will never substitute for a one-on-one relationship where you have a lunch, dinner or drink to solidify a relationship that you will carry with you for the rest of your career path. So here is my pitch. I encourage everyone reading this to make preparations for the BOMA Winter Business Meeting and National Issues Conference scheduled for February 3-6, 2014 in Washington, DC. It is a small investment of time and money to develop a long-term network that you’ll rely upon as your career progresses. The dividends are enormous, and you might make some life-long friends. Also, save the date for the 2014 BOMA annual convention in Orlando as well…. June 22–24. A word of advice, get some rest before you go.

Thanks to BOMA San Francisco’s 2013 Corporate Sponsors* Platinum Sponsor

Able Services

Gold Sponsors ABM Family of Services NRG Energy Center San Francisco Pacific Gas & Electric Company Recology Golden Gate

Silver Sponsors Alliance Roofing Company, Inc. BCCI Construction Company BWRS-Always Green CAC Real Estate Management Co., Inc. Cypress Private Security LLC Hines Kilroy Realty Corporation Metropolitan Electrical Construction, Inc. Paramount Group, Inc. San Francisco Electrical Contractors Assn., Inc. Universal Protection Service

Bronze Sponsors California Technical Contracting, Inc. CodeGreen Solutions Equity Office Georgia Pacific Hathaway Dinwiddie Construction Co. Hudson Pacific Properties Imperial Parking US LLC - Impark Marble West McMillan Electric Co. RREEF Securitas Security Services USA Shorenstein Realty Services The Swig Company, LLC ThyssenKrupp Elevator Corporation Unique Elevator Interiors Inc.

Friends of BOMA American Asphalt & Concrete Boston Properties C & C RiverRock Newmark Capital Building Maintenance CBRE Cole Supply Cushman & Wakefield of CA GCI General Contractors LAZ Parking ProTech Security Services, Inc. R.N. Field Construction, Inc. Rossi Builders The Lawson Roofing Co. Inc. Waxie Sanitary Supply Young Communications Wilson Meany *For sponsorship opportunities, please contact Tory Brubaker at

3 Hail to the San Francisco Chiefs! BOMA San Francisco welcomed Chief of the San Francisco Fire Department, Joanne Hayes-White, and San Francisco Chief of Police, Greg Suhr, to our July Membership Luncheon. Jackson Talbot, Director of Security at the Pyramid Center and Chair of BOMA San Francisco’s Emergency Preparedness Committee moderated a discussion with the two chiefs about some of the issues facing the City’s commercial real estate community. The chiefs praised the BOMA community for its leadership and collaboration with the police and fire departments in making the City better prepared to deal with emergencies.

Photo above : Greg Suhr, San Francisco Chief of Police; Ken Cleaveland, BOMA San Francisco Vice President, Public Policy; and Marc Intermaggio, BOMA San Francisco Executive Vice President.

The audience learned about new technologies that are coming online that will help police as they respond to incidents in commercial buildings.

Photo left: Joanne Hayes-White, Chief of the San Francisco Fire Department; and Steven Ring, BOMA San Francisco President.


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Solution: Distributed Antenna System (DAS) Metro can install a system of simple electronics and antennas that will make your cell phone operate at peak efficiency — as good as if you were standing right next to the cell tower! Here’s what Metro can do: ASSESSMENT: Perform a comprehensive testing of your building — so you know exactly where and to what degree you have inadequate coverage with each carrier.










To learn more, contact: Mike McAuliffe, Senior Project Manager, at 415.642.3044 or



ESTIMATION: Provide a budgetary estimate — at no charge — that will give you an idea of the cost of a DAS system to solve the problems.


CONSULTATION: Explain what the test results mean, reasons for poor coverage, and how a DAS system can eliminate the coverage problems.

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5 Members on the Move Paul Radich has joined Boston Properties as Property Manager at Embarcadero Center 1 and 2. He was most recently at Cassidy Turley, where he served as Associate Vice President. In addition to being a licensed real estate broker, Paul holds the RPA and LEED GA designations, is a CPM candidate and serves as a Planning Commissioner for the Town of Danville. United Mechanical Incorporated announces that Shannon Rund has joined its team as an Account Manager serving the North Bay, greater San Francisco and the East Bay. With more than 10 years of experience in the HVAC industry and four in the energyefficiency sector, she will be working with commercial facility operations to develop preventive maintenance programs, retrofit and tenant improvement projects, as well as light construction.

Increase Your Building’s ROI... with Precise BOMA Measurements Ostgren Associates Inc. measures buildings using BOMA International standards — at affordable prices. Learn how you can increase rental space and add value to your building. Clients receive our CAD drawings, PDFs, BOMA spreadsheet and control book.

Call OAI for a free estimate at 415.243.4300 Measuring the world inch by inch. Photo: Langley Investment Properties

6 Matting by Design Creates the Ultimate in Custom Floor Matting to Showcase Your Building Taking concepts to reality, with form, function and visual design that’s all class...that’s Matting By Design! Matting By Design is the largest manufacturer of custom-designed floor matting in the United States, selling direct to the end user, not through distribution. Projects range from simple to ornate, and clients include commercial real estate, hospitality, medical, sporting venues and more. “We’ve taken floor matting from the generic utilitarian to a beautiful addition to the overall decor,” says Brian Buscher, President of Matting By Design. “We work closely with each client to create matting that meets their needs of both aesthetics and performance. Our quality products and outstanding service make us an ideal choice for those looking to uniquely brand their facility without the inconvenience or cost of major construction.”

Now THAT’s a Floor Mat! Every Matting By Design project proudly starts with the highest quality recycled and recyclable raw materials that are 100% made in the U.S.A. Artisans then individually handcraft each mat for performance and durability. Unique to the finished products is the proprietary breathable backing that allows air to circulate throughout the matting and also keeps the matting in place without adhesive. Installation is as simple as unrolling and laying in place. (See examples to the left.)

LEED the Way For those looking to obtain LEED points toward building certification, Matting By Design offers recycled and recyclable products and is well-versed on all aspects of floor matting as it relates to LEED.

To learn more, contact:

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Contact us for a free personal consultation, site view and quotation.

7 Principal Member Profile

Phil Rapoport, RPA, General Manager The Pyramid Center, Cushman & Wakefield

Phil Rapoport has contributed his time and expertise in many ways to BOMA San Francisco during his three decades of membership, but more recently he has devoted himself to educating new building operators and promoting a better understanding of building operations throughout the broader industry. The chair of BOMA San Francisco’s Education Committee says, “I have also played a participatory role with the BOMA Careers Committee by hosting a tour of the Pyramid for USF students, speaking at one of their business classes on campus and hosting two students at the Pyramid for the committee’s Shadow Program. “I am passionate about our industry, and one of the best ways to get people fired up is to help educate and inspire our members and potential members. It’s important that our members are motivated, so providing a wide range of educational topics via our Phil at work in the Pyramid Center. luncheon speakers or seminars is essential in that process. The topics not only have to be relevant, but they also have to be presented in a creative manner that is both educational and entertaining.” Rapoport says BOMA listens to its members and is very responsive whenever you have a question or concern. “It’s a great resource and industry professionals should take advantage of its vast knowledge and experience,” he explains. Why should companies support BOMA membership? “From a career performance standpoint, BOMA involvement allows members a great networking and learning opportunity. Having the chance to meet and work with other industry professionals has added depth and perspective to my career that directly benefits my employer,” says Rapoport. When Rapoport is not surveying the Bay Area from his Transamerica perch, you might run into him in Europe, touring old battlefields or taking a river cruise with his wife.

Associate Member Profile

Ilene Dick, Attorney Farella Braun + Martel LLP

Helping ensure that building permits are simpler and more swiftly approved is Ilene Dick’s professional responsibility at her law firm. Her expertise is a genuine benefit to BOMA San Francisco’s Codes Committee, on which she serves. “As a land use lawyer in San Francisco, I’m dependent on the City facilitating permit approval by simplifying review processes and having enough employees to review applications, so delays don’t amount to several months,” Dick says. “BOMA has played an important and ongoing role in working with the major departments — Planning, Building and Public Works — to provide adequate staffing and to be responsive to project needs without compromising The City’s public benefit and safety goals.” In her years of service as deputy city attorney and in private practice as a land-use attorney, she has learned a lot about the municipal codes process. She encourages participation in BOMA’s Codes Committee for all relevant professionals. “Given my background in building codes drafting, interpretation and implementation, BOMA Codes Committee is a great way for me to learn from the code technicians — architects, engineers and property managers — as to how to better improve code Ilene enjoys exploring San language and administration,” she says. Francisco’s colorful neighborhoods. She advises new BOMA members to attend meetings on relevant topics, where they can both network and learn. “They’re not boring and are run smoothly,” she says. When she’s not helping unstick the wheels of the municipal permitting process, you might find her exploring San Francisco’s colorful neighborhoods with her dogs or curled up in front of a classic movie like “Notorious” or “Bringing Up Baby,” two of her favorites.


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9 BOMA San Francisco Foundation Update The BOMA SF Foundation has partnered with San Francisco State University, providing support for several courses in commercial real estate. Students can earn a bachelor of science degree in business administration with a concentration in finance, and a certificate in commercial real estate. Recently we welcomed students from the program to a BOMA membership luncheon. We need your support! The foundation is sponsoring a raffle to raise $10,000 to support its initiatives. Tickets are $20 each, and donors have a chance to win 25% of total funds raised. Tickets can be bought at various BOMA events through December 31, 2013. To donate visit

Photo above: BOMA Foundation Chair Sandra Boyle, with new SFSU CRE Certificate grads, instructors and business school personnel. Photo right: BOMA members who earned Foundations of Real Estate Management certificates.

Rely on CTC for Design and Technical Support Solutions

Since 1976, businesses in the real estate industry have turned to us for the resources and expertise that help them grow. Our real estate group provides a wide range of services including financial statement audits, income tax planning and compliance, lease and construction cost audits and CAM reviews. For a complimentary consultation, please contact: Dan Sillin at (415) 796-6650, Scott Miller at (415) 796-6540,

(415) 434-3744

Join building owners and managers who count on CTC for site surveys, BOMA calculations, leasing plans and tenant tracking reports. Join those architects and engineers who depend on us for CAD drafting, field surveys and other support services. Need staffing support? We can provide staff to work in your office, on a job site or in CTC’s office.

48 Second St., 4th Floor, San Francisco • 415.495.6220 • WMBE Certified • Member: BOMA and AIA

10 Share the Clean Energy Experience NRG Energy Center San Francisco delivers environmentally sound, energy-efficient heating to downtown buildings. The benefits include:  Environmentally safer buildings with no on-site fuels or chemicals  Lower operating costs with no capital expense for NOx boiler retrofits  Reliable 24-hour staffing by district energy professionals

To partner with us, contact our local Energy Center at 415.644.9666.


Construction Clean-Up Pressure Washing High-Rise Window Washing



(Continued from page 1)

a collaboration lounge to escape from a cubicle when you need to tends to promote a healthy workplace balance. Yes, it is truly a different world today. “It is nice to know that, despite the corporate services perks from the technology sector, tenants in general are still pleased with strong property management services including maintenance and engineering. Communication and the integration of technology help promote ease of interaction,” noted Thebeau. Bay Area contractors and architects who design and build office interiors report strong tenant interest in creating shared office environments. Brad Gates with BCCI Construction Company says tenants are requesting much more shared or

collaborative spaces. “Cost increases have come with open (exposed) ceilings vs. suspended t-bar ceiling grid systems: higher audio-visual costs with the increase in collaborative spaces and more conference rooms.” “Shared space and workers who are often remote and then come together during peak periods and collaboration is a trend that continues to be integrated into design requirements,” says Rob Melinauskas of BNBuilders. Skyline Construction, one of Northern California’s leading tenantimprovement firms, has designed and built numerous shared-space offices, particularly for companies in the growing tech and social media sectors. (Note photo on page 1.)

11 Mixing & Mingling Spring Golf Tournament & Wine-Tasting BOMA members and their guests enjoyed a day of wine tasting or golf at the Spring Golf Tournament in May.

Danny Murtagh, Director of Engineering at Boston Properties, shows the BOMA Education Committee the chiller room.

Class is in Session... All Over Town

Top photo: Gavin Garzee, Meade Boutwell, Alisha Stanfield, Chris Baker and others enjoy a winery visit. Photo at right: dinner at the Marin Country Club after the tournament: Lisa Blandford, Diane Knoll and friend.

YP Billiards & Brew

When Danny Murtagh led two dozen BOMA members on a tour recently throughout the complex workings of 4 Embarcadero Center, it wasn’t just for the fun of snooping around the fire control and MEP systems, water shortage area, back-up fuel supply and rooftop chillers needed to run a 44-story complex. The director of engineering at Boston Properties was doing what volunteer educators frequently do at BOMA San Francisco. They share what they know with others for the betterment of commercial real estate. They learned from others, now they teach. Education is a century-old tradition at BOMA. “Formal, ‘Best Practice’ training to ensure efficient, effective property operations and profitability of member firms is one way we carry out the educational mission — with topical seminars, workshops, building tours, and classes that can lead to professional certification. The end result is a more competent, confident and sharper skilled professional who has a higher value to their employer,” says BOMA-SF Education Coordinator Akiba Davis. Check out to see what classes you or your associates might need. And let us know if there are courses you feel you can teach.

About BOMA VIEWS Views is published by BOMA San Francisco. Associate Publisher: Tory Brubaker Editor: Henry Eason Ad and Art Director: Ellen Eason Eason Communications LLC KJ Murphy, Jeff Dachenhaus, Greg Kiskinen, Liz Henderson and Amber Miller enjoy socializing at the YP Billiards & Brew event.

To advertise, contact: Ellen Eason at 415.596.9466 or or

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

PRSRT STD US Postage PAID Oakland CA Permit No. 3729


Printed on recycled paper.

The Last Word: Marc Intermaggio Absent Control Over Market Forces, How Do You Deliver “Best in Class” Service? You’re at the mercy of many factors beyond your control influencing the health of the commercial office marketplace. So how do you position your company as one which customers can always depend upon for a premium product or service, regardless of the trends driving your business or the present status of the office market and the larger economic conditions cycle? You have no control over job growth or the health of the capital markets, and you must fight very hard to have any influence at all over legislative and regulatory policy — three very significant factors shaping business conditions. But regardless of these factors, your clients still expect you to deliver a quality product at a reasonable price. They are seeking value and excellence. And let’s face it. To keep your clients, grow your business and achieve sustainable success, you need to do more than simply stay relevant. You must distinguish your business from others providing similar services, and demonstrate great value for what you provide. How do you do this in a hyper-competitive environment? You start by associating with the best — the network of professionals of which BOMA is comprised. The industry knowledge and expertise that reside within the BOMA membership is unsurpassed. Simply through the informal networking available at BOMA events, you can make friends, gain business leads, learn how to resolve a problem, and get a “heads up” on emerging technologies,

market trends and proposed new laws and regulations …early warnings that can help you be prepared to meet upcoming challenges. Then of course there is our formal training. Whether you’re new to the industry or an experienced veteran, whether you’re just beginning to build your skills or you need to stay current on advanced-level competencies, BOMA provides relevant education. Our Foundations of Real Estate Management series provides a comprehensive overview of industry fundamentals in five modules. “We’ve sent both new and more experienced employees to this training program and our property management teams are now more effective, more efficient, and make better decisions” said Patrick M. Freeman, RPA, CCIM, CPM, SMA – Sr. V.P. and Regional Manager, Wells Real Estate Funds. We also offer a multitude of classes that can lead one to certification as a Real Property Administrator (RPA), Facilities Management Administrator (FMA), Systems Maintenance Administrator (SMA), or Systems Maintenance Technician (SMT). You may take any one of these classes, just to bolster your skills in a particular area, even if you do not intend to seek formal certification. Our topical seminars and workshops keep your skills up to date and help you stay abreast of emerging issues, such as how to manage San Francisco’s transition from a payroll tax to a gross receipts tax system. Then of course there are tools like the BOMA 360 Performance Program, which helps you measure building operations and maintenance practices in six key domains. It’s a useful way to demonstrate to owners, investors and tenants that your building is managed to the highest standards of excellence. Are you operating at your highest, best potential? BOMA can help. Marc Intermaggio, CAE, is the Executive Vice President of BOMA San Francisco.

BOMA SF Views Summer 2013  

BOMA San Francisco's quarterly newsletter.

BOMA SF Views Summer 2013  

BOMA San Francisco's quarterly newsletter.