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Winter 2015

Kilroy and Harsch Win Bay Area TOBYs Robust cheers erupted at various tables throughout the Oakland Marriott ballroom recently when the winners of the Bay Area BOMA’s 2015 The Outstanding Building of the Year (TOBY) were announced. The cheers came not only from those who work for Kilroy Realty and Harsch Investment Properties, whose buildings in San Francisco won, but also from the many proud Best Office Building vendors whose services and products 250,000-499,000 square feet contribute indirectly to operational 100 First St., San Francisco excellence. Kilroy Realty Kilroy was the big winner, taking Photo above: Chad Ziemendorf TOBYs for San Francisco’s 303 Second Street in the 500,000-to-1,000,000-squarefoot category, as well as The City’s 100 First Street in the 250,000-to-499,000 category. Harsch earned a TOBY for best medical office building for its iconic 450 Sutter Street tower in San Francisco. The awards were sponsored by the Building Owners and Managers Associations of San Francisco and Oakland/East Bay — and hosted this year by the latter. (Continued on page 12)

Best Office Building 500,000–1 million square feet 303 Second St., North Tower San Francisco • Kilroy Realty

Best Medical Office Building • 450 Sutter St. • San Francisco Harsch Investment Properties

What’s Inside Views... n n n n

Momentous Mentorship • Page 2 Members on the Move • Page 5 Meet BOMA Members • Pages 6 & 7 Giants Party & Game • Page 11 Mixing & Mingling... Page 14

2 Momentous Mentorship With Blake Peterson, BOMA San Francisco President

Thanks to Our 2015 Corporate Sponsors* Platinum Sponsor

Able Services Gold Sponsors

Regardless of how many pages you dogeared in Rich Dad Poor Dad, how many Lean In groups you follow on social media, regardless of your Six Sigma training or your personal 7 Habits, there is no substitute for hands-on experience under the careful guidance of a talented mentor. It is no secret that the Bay Area commercial real estate industry’s demand for talented professionals is growing, quickly outpacing supply. The knee-jerk response to this epidemic is attracting employees away from competitors, or hiring people with little-to-no industry experience. This tactic may work short-term, but the true solution to growing our industry is identifying and nurturing the emerging talent that exists within our own organizations. A mentor is a trusted advisor that guides beyond the technical and into the delicate, more challenging territory. Many of us maintain professional credentials, attend seminars and are active on committees. We rely on these resources to sharpen our skills. However, what we learn from a mentor is something totally different. It is experience-based finesse and strategy training. The mentor/mentee relationship is much more than pep talks and mechanics. It is about navigating the most stressful scenarios, the grey areas. These are skills that are honed in the field, hands on. Mentors help you learn how to think through situations and share their experiences (the good and the bad) to help you understand options, make choices and then execute. How do you deal with an irate tenant or employee? How do you face ethical dilemmas? How do you deliver bad news? How do you negotiate? Mentors can help to see beyond the obvious and teach you how to be strategic and effective in such scenarios. As both mentor and mentee, I’ve realized that these relationships rarely spontaneously emerge, rather they must be sought out by receptive parties. In our normal work day, there typically isn’t much exposure to professionals outside of our direct peer-group. Regardless of where you land on the organizational chart, I encourage you to tap our BOMA network for mentorship matchmaking by seeking out opportunities to connect and counsel. If you had a mentor that guided you—that was meaningful to your success—please consider this a call to service to help other professionals develop a foundation for a fulfilling career in commercial real estate. Over time, it is inevitable that buildings will trade, architectural trends will evolve, and the market forces will change. Despite these dynamics, there is comfort and security in knowing that we are an industry that truly values long-term professional relationships. The perpetual support system that the mentor/mentee relationship provides is quintessential. Serving as mentor or mentee is a direct contribution to continuing the legacy of exemplary service that we, as BOMA members, provide to our industry. Don’t miss out.

ABM NRG Energy Center San Francisco Pacific Gas and Electric Company Recology Golden Gate San Francisco Electrical Contractors Assn., Inc.

Silver Sponsors Alliance Roofing Company, Inc. AT&T CBRE Hines Hudson Pacific Properties Kilroy Realty Metropolitan Electrical Construction, Inc. Paramount Group, Inc. ProTech Security Services, Inc. Trinity Building Services Unique Elevator Interiors, Inc. Universal Protection Service Waxie Sanitary Supply

Bronze Sponsors Boston Properties Deutsche Asset & Wealth Management DTZ Georgia-Pacific Hathaway Dinwiddie Construction Co. Impark JLL Marble West McMillan Electric RiverRock Real Estate Group Securitas Security Services USA Shorenstein Realty Services, L.P. The Swig Company

Friends of BOMA Allied Restoration Company Bauer’s Intelligent Transportation Bay City Electric Works BNBuilders BUILDGROUP, Inc. CBF Electric & Tel/Data CB2 Builders Cole Supply Co., Inc. CTC-California Technical Contracting, Inc. Cushman & Wakefield GCI General Contractors Perfection Services R.N. Field Construction, Inc. Rossi Builders, Inc. Stationary Engineers, Local 39 Swinerton Builders The Lawson Roofing Co. Inc. Township Building Services Transwestern Veritiv Wilson Meany Young Electric Company *For sponsorship opportunities, please contact Tory Brubaker at





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5 BOMA San Francisco Members on the Move Cushman & Wakefield’s Sandra Boyle has assumed the newly created position of Chief Operating Officer for San Francisco. In this role, Boyle will be responsible for setting and implementing the strategy for growth of the San Francisco office. She will have day-to-day oversight of all service lines, with responsibility for business development, client care, recruiting, workforce training and public relations. She has over 30 years of experience in brokerage, asset management, property management and full cycle development. She currently serves as Chair of the BOMA San Francisco Foundation. Gordon L’Estrange has joined Solomon Cordwell Buenz (SCB) as Director of Interiors of its San Francisco office. L’Estrange will lead SCB’s San Francisco Interiors Studio, working to develop new business and establish long-term client relationships. He is a long-time member of BOMA’s Codes & Regulations Committee. The Swig Company has announced the appointment of Ken Perry as Chief Executive Officer. Perry, a longtime member, former board member and past President of BOMA San Francisco, joined The Swig Company in 1998 and has over 30 years of diversified experience in commercial real estate. In his prior position as Chief Investment Officer, he oversaw numerous capital transactions during his tenure and has been a primary representative for the company with investment

Send your personnel changes for Members on the Move to Tory Brubaker at

partners. Prior to joining The Swig Company in 1998, Perry held senior positions with brokerage Cushman & Wakefield, and regional developer Bedford Properties. He served as President of BOMA San Francisco in 2002.

Robert Razzo has been appointed to the role of Director of Business Development at Polytech Associates Inc., Architects. He joined Polytech as a Project Architect in 2003, managing healthcare projects for clients such as Kaiser Permanente, UCSF, and Stanford; as well as South of Market Health Center — an award-winning 20,000 square-foot non-profit community clinic in San Francisco. Chad J. Sutton has joined Gachina Landscape Management as the organization’s new Water Resource Manager. Sutton brings 14 years experience in business development, sales, and operational management. He spent the last six years as a Water Conservation Sales Manager in San Rafael, where he created a division focused on irrigation efficiency and conservation.

6 Principal Member Profile

Christine M. Mann, General Asset Manager Paramount Group, Inc.

There is no “typical day” in the life of Christine Mann, General Asset Manager for Paramount Group, Inc., who oversees all aspects of PGI’s San Francisco portfolio. “You always have a list of things that you want to accomplish, but that could easily change with the ‘unknowns.’ We currently have a major lobby renovation taking place, numerous floors under construction and investor tours in addition to the day-to-day tenant concerns and operational matters.” Yet she still makes time to serve as chair of the BOMA San Francisco Education Committee. “I became very involved with BOMA because I wanted to learn more about the industry. BOMA gives you a very good foundation for learning, participating and networking among your peers. You also learn best practices in BOMA, which definitely helps your career.” For those who wish to further their careers, Mann recommends taking advantage of BOMA’s educational resources. “Taking BOMA educational courses­— whether it be RPA courses or seminars— will definitely provide an insight into property management. What you learn from these courses are not only the basic technical, operational and customer service sides of the business, but also the experiences shared by various Mann and her athletic sons. peers and colleagues that have been or are in the industry — which is what I find to be invaluable, as it allows us to understand this business from a different outlook.” Mann’s off-hours activities are focused on her two sons, Lukas and Dylan. “My weekends are spent juggling their sporting activities— mainly baseball and basketball but, more importantly, working with them on accomplishing their schoolwork, and I wouldn’t have it any other way.”

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Associate Member Profile

Jim Hornback, Director of Business Development, Impark

Impark’s Director of Business Development, Jim Hornback, helps property owners and managers, as well as patrons, rethink parking operations and add value. Finding customized solutions is key in a changing commercial market. “Parking demand is actually going down in some commercial projects — particularly among office tenants. Tech companies have more bike riders than drivers, and our challenge is to accommodate alternative transportation modes within existing parking facilities,” he explains. Hornback brings this creativity to his position as chair of the Member Services Committee for BOMA San Francisco, helping members identify programs and events that fit their interests and talents. “BOMA focuses on every facet of real estate management, and they have an amazing array of programs: from social events such as wine tastings, happy hours, golf tourneys, lunches, etc. to more education-based events such as seminars, building site tours and RPA classes,” he notes. His advice for members: “Don’t be shy and get involved! BOMA SF is Hornback hiking in Bryce Canyon. comprised of a great group of professionals who are open to new people and always seem interested in expanding their circle of trusted advisors.” Although Hornback has been active in BOMA for more than 20 years, he didn’t feel that he was getting to know as many members as he would have liked. “When I joined Impark about three years ago, I decided that this would be a good time to get out of my comfort zone and expand my involvement with BOMA by joining a committee­­—and the Member Services Committee has proven to be an excellent way to do that.” During his leisure time, he enjoys golf and hiking in destinations like Bryce Canyon —“neither of which I do as often as I’d like to!” He adds: “We are all fortunate to be able to live and work in the Bay Area — and we should think about that every time something doesn’t go quite as well as we would have liked it to.”


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9 SoftWalls Systems Enhance Buildings’ Comfort and Efficiency


rom waterproofing to acoustical ceiling and wall systems to painting and faux finishes, F.D. Thomas offers extensive solutions for the building and design community. With the recent acquisition of D. Zelinsky & Sons, F.D. Thomas expanded its product and service offerings to include SoftWallsTM upholstered wall and ceiling systems. The SoftWalls Acoustical & Tackable Fabric Panel systems come in a wide array of materials and finish fabrics—from polyester to fine silk. They absorb or reflect sound to resolve acoustical problems effectively. (See photo lower right for project example.) D. Zelinsky & Sons is the exclusive Northern California distributor of the SoftWalls product line. The acquisition also expands the company’s commercial painting capabilities and experience. D. Zelinsky & Sons has painted and decorated major projects in the Bay Area and the nation for over a century, including the Library of Congress, the BART System, San Francisco City Hall, the De Young Museum and the St. Francis Hotel. Its scope of work includes general painting, as well as fine faux wood grains and marbleizing, and complements the work of F.D. Thomas, whose recent painting projects include many modern office interiors (see photo top right). “Buildings professionals can turn to us for solutions that enhance both TIs and new projects,” says Dan Thomas, founder of F.D. Thomas. “Acquiring D. Zelinsky & Sons allows us to build on our strengths as a commercial painting and coating contractor. We look forward to partnering on innovative projects in the new year.”

Contact us to learn more about our services: 5301 Adeline Street z Oakland, CA 94608 z Phone: 510.215.5253 z

New Appointments for BOMA Board and Foundation Board Mark Buckingham of Hines was recently appointed to the BOMA San Francisco Board of Directors. (Shown at left.) In addition, Alyssa Freeman of Boston Properties was elected to the BOMA San Francisco Foundation’s Board of Directors for a three-year term. Officers were elected to a one-year term: Chair Sandra Boyle (Cushman & Wakefield), Vice Chair Tawni Sullivan (CBRE), Treasurer Marsha Ramsey (Cushman & Wakefield) and Secretary Mike Sanford (Kilroy Realty).

10 Upcoming Events

Your commercial IPM/Green/LEED specialists

Don’t miss these BOMA events. Learn more at (Calendar tab).

Crane welcomes fellow BOMA members

May 14 – CREATE Initiative – Special, Industry-Wide Commercial Real Estate Mixer

Membership Luncheons

Serving commercial property managers throughout Northern California...since 1930

March 26 April 23 (Innovative EARTH Awards) May 21 July 21 Sept. 17 Oct. 15 (Annual Meeting) Nov. 19

NPMA GreenPro Certified

General Membership Events April 16 – BOMA at the Park March 12 – Winter Mixer at Sens May 11 – Spring Golf Tournament Aug. 31 – 61st Annual Elmer Johnson Golf Tournament Nov. 5 – un-Oktoberfest Dec. 3 – Annual Holiday Party

Young Professionals Networking Events March 19 – March Madness Mixer Sept. 9 – BOMA YP Leadership Roundtable Oct. 8 – Annual Boat Cruise


The Last Word (Continued from back page)


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BOMA San Francisco Foundation works to expand and diversify the commercial real estate workforce, so that no building is left without well-trained, competent personnel as the wave of Baby Boomers leave our industry’s workforce. Supports San Francisco State University’s Certificate in Commercial Real Estate Program. Historic Buildings Committee meets quarterly to discuss issues unique to pre-1945 properties.

We have been developing our expertise and reliability for three decades and we would welcome an opportunity to discuss your projects and to provide references from satisfied property owners, property managers, architects, real estate brokers and tenants.

North Bay Property Managers Network is an information exchange and discussion forum for our Principal Members in Marin and Sonoma Counties.

For additional information or for highly competitive pricing, please contact:

Get Involved! Most committees have room to add members with the interest and time to support our work. Talk with Tory ( or me ( to determine the best place for you to begin. For more information, visit, click the Get Involved tab, then the Committees button. Each committee has a web page of its own, where you can learn more.

Jeff Wieland, Marketing Director 415 575-3700 x253 Established in 1985 License 473263

Associate Member Committee helps plan and manage social events that support relationship-building and business development networking.

11 Giants Fever! Join us for BOMA at the PARK Event Supports BOMA SF Foundation Come on out to the ballpark for the annual BOMA at the PARK Patio Party and ballgame on April 16. Enjoy tasty ballpark-style fare from our sponsors at the Patio Party at China Basin Wharf, 185 Berry Street (courtesy of McCarthy Cook & Co.). After the party, watch your San Francisco Giants take on the Diamondbacks at AT&T Park. All net proceeds will benefit the BOMA San Francisco Foundation’s efforts to support educational programs in commercial real estate. To learn more, contact Tory Brubaker at 415.362.2662 x 115 or

A special thanks to our sponsor, Level 3!

BOMA San Francisco Board Member Howard Fish, Skyline Construction; Tory Brubaker, BOMA SF Membership Services Director; and Marc Intermaggio, BOMA SF Executive Vice President with the three Giants’ World Series trophies.

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.

12 TOBY Winners (Continued from page 1)

“In a real sense, every building team that competes for a TOBY is a winner,” said BOMA San Francisco Executive Vice President Marc Intermaggio, “because the competitive process inevitably improves overall building performance. And it reminds others in the commercial real estate world of the rewards that come from striving for excellence.” Kilroy Senior Asset Manager Sarah MacIntyre said, “At the heart of these two wins is a tremendous sense of pride from the entire Kilroy team. We deliver a full-service approach that provides our tenants with user-focused environments. We shared with the judges our genuine culture — a focus on the customer experience and providing great common amenities.” Harsch’s Jordon D. Schnitzer said, “We are delighted to win the TOBY Award for Best Medical Office Building, as we continue to pay tribute to famed architect Timothy Pflueger’s legacy. 450 Sutter Building honors the past and inspires the future.” He added, “Harsch takes the same approach to all of our properties—creating the best possible experience for tenants, customers and clients.” Karen Cowan, Restoration Management Company corporate account manager and chair of the panel that administers the TOBYs, said “As momentum builds to showcase the many outstanding buildings...we are confident others will join the winners’ circle next year.” The Outstanding Building of the Year “TOBY®”Awards, were developed in 1985 by BOMA International to honor and recognize the quality in office building operations and award excellence in office building management. The TOBY Mission: “Recognizing excellence in building management, operational efficiency, tenant retention, emergency planning and community impact.” TOBY photos by Olivia Smartt

About BOMA VIEWS Bay Area TOBY winners will go on to compete for greater awards at the BOMA International competition, to be announced at the BOMA Expo in Los Angeles in June. Winning teams accept their TOBY awards from BOMA Bay Area presidents and associate member Karen Cowan, chair of the awards committee that administers the TOBY program. Top: 303 Second Street team; Center: 100 First Street team; Lower: 450 Sutter Street team.

Views is published quarterly by BOMA San Francisco. Associate Publisher: Tory Brubaker Editor: Henry Eason Ad and Art Director: Ellen Eason Eason Communications LLC Contact Ellen Eason at 415.596.9466 or


energy management simplified

Syserco, Inc. congratulates our partner in energy efficiency, Kilroy Realty Corporation, for being awarded The Outstanding Building of the Year (TOBY) award at 100 First Street and 303 Second Street in San Francisco, CA.

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Award-Winning Properties

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At the heart of these two wins is a tremendous sense of pride from the entire Kilroy team. We deliver a full-service approach that provides our tenants with user-focused

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

Property Maintenance Energy Storage Renewable Energy

environments. Congratulations to our outstanding management teams!


14 Mixing & Mingling

Scenes from the Holiday Party

Scenes from the BOMA Holiday Party and the Inaugural Awards Gala (TOBY awards).

Clockwise from top left: Julie Venegas, Claire Layton and Blake Peterson, Cushman & Wakefield. Misa Gidding-Chatfield, PM Realty Group; Jacki Nolen, Pyro-Comm Systems, Inc.; Wayne Huie, Young Electric Company; and Jacqueline Robinson, PM Realty Group. Whitney Jorgensen, Kilroy Realty Corporation; Kristen Betts, Kilroy Realty Corporation; Joe Vega, RiverRock Real Estate Group; Carly Perez, Kilroy Realty Corporation; and Megan Pusateri, Kilroy Realty Corporation. Merlie Grumley, Shorenstein Realty Services; Leo Green, Universal Protection Service and Lindsay Goldstone, Shorenstein Realty Services. Alicia Tolibas and Diane Stanton, both with CBRE; with San Francisco firefighters who collected toys for their toy drive. Craig DeMartini, Able Building Maintenance; Alyssa Freeman, Boston Properties; Amber Miller, Boston Properties; and Christina Sickle, Paramount Group, Inc.

15 at the Julia Morgan Ballroom

Top left: Andrew Gardner, Peacock Construction; Alyssa Freeman, Boston Properties; Julie Venegas, Cushman & Wakefield; and Ryan Rusler, Har-Bro Restoration. Above group: Derek Schulze, Able Building Maintenance; Kim Tamayo, Pyro-Comm Systems, Inc.; Jacki Nolen, Pyro-Comm Systems, Inc., Liz Allio-Thomas, Universal Protection Service; Mark Kelly, Able Services; Tiffany McLaughlin, Waxie Sanitary Supply; Rennie Ediger, Perfection Services; and Fred West, Marble West. Left in circle: Kirstie Mendoza, JLL; Jeanne Naour, CBRE; and Michelle Donnelly, JLL.

Scenes from the Inaugural Awards Gala Recognizing the TOBY Award Winners

TOBY photos by Olivia Smartt

Clockwise from top right: Jenna Hattersley, Harvest Properties; Frank Leda, Matrix HG; and Gene Cardle, Matrix HG. Liz AllioThomas, Universal Protection Service; and Blake Peterson, Cushman & Wakefield and BOMA SF President. Joe Braucher and Robert Aicardi, Impark. Sonia Bastidas Fuetsch, HarBro Restoration; Darryl Gois, Able Engineering; and Liz Sullivan, Sierra Pacific Properties.

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

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The Last Word: Marc Intermaggio BOMA Committees Deliver Value: Get the Early, Inside Scoop, Shape the Issues Impacting Our Members, and Enhance Your Relationship with other Industry Professionals There’s a simple way for you (and indeed, all of your employees) to get more from your BOMA membership while, at the same time, having a say on matters impacting you and your employer. For example, in an intimate setting, committee members meet with elected officials and key governmental administrators. We learn, early on, about proposed building codes and legislation, and we begin developing BOMA’s strategy to protect member interests. We also discuss competencies needed to provide maximum value to owners, investors and employers, and we develop training programs to enhance member knowledge and skills. Through special interest groups we share ideas about how to solve common problems. And, we talk about how best to improve the networking and business development opportunities at our member events. I encourage you to consider joining a committee if you want to hear about issues at their onset and work to shape them. You’ll get to know your fellow BOMA members better as well! Remember, this opportunity is open to any employee of any member building or company. Here’s a summary of “where the rubber meets the road” at BOMA: Careers Committee promotes awareness of industry jobs, works with high school and university students, shares information in the classroom and at student events, and

invites students to “job shadow” members of their team in order to observe “a day in the life.” Codes and Regulations Committee interacts with city agencies, analyzes building and fire code provisions and enforcement practices, and develops member training to ensure code compliance. Develops input/policy positions on code policies and provisions. Education Committee helps identify topics and speakers for seminars, workshops, and membership luncheons to provide timely, relevant information to the membership. Emergency Preparedness Committee helps members create plans to deal with critical incidents. Interfaces with public agencies; supports first responder needs; provides member and tenant education around emergency planning and response. Energy and Environment Committee guides members on best sustainable operating practices through educational and awards/recognition programming. Government Affairs Policy Advisory Committee analyzes proposed legislation and ballot initiatives, formulates BOMA’s position on same, and educates members on the issues impacting their business. Maintains relationships with key administrative and elected officials. Political Action Committee maintains relationships with elected officials, raises funds for electoral campaigns, and deploys funding to influence candidates and issues for the benefit of BOMA members. Membership Services Committee assists with member recruitment and retention and communicates membership value. Young Professionals Committee develops training and networking opportunities for people with seven or less years in the business. (Continued on page 10)

Marc Intermaggio, CAE, is the Executive Vice President of BOMA San Francisco.

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