Friday, October 19, 2018

BOMA San Francisco's Voter Guide for the November 6, 2018 Election - Learn More About Propositions and Candidates for Elected Office



BOMA San Francisco's Political Action Committee's Voter Guide
November 6, 2018 Election


The BOMA SF-PAC is looking forward to the November 6, 2018 election. Our members have endorsed candidates for elected office and taken positions on the following propositions. If you are a registered voter in San Francisco, please reference this guide when you vote!

If you have any questions, contact John Bozeman, BOMA San Francisco's Director of Government and Industry Affairs, at johnb@boma.com.

Local Propositions


SUPPORT - Proposition A: Bond Special Election: San Francisco Seawall Earthquake Safety Bond 
OPPOSE - Proposition B: Charter Amendment: City Privacy Guidelines
OPPOSE - Proposition C: Initiative Ordinance: Imposing a Homelessness Gross Receipts Tax
OPPOSE - Proposition D: Charter Amendment: Cannabis Commission
SUPPORT - Proposition E: Initiative Ordinance: Hotel Tax Allocations


Candidates - San Francisco

San Francisco Board of Supervisors - District 2

Catherine Stefani - #1 Endorsed Candidate in District 2


Nick Josefowitz - #2 Endorsed Candidate in District 2


San Francisco Board of Supervisors - District 4
Dual Endorsement 

Jessica Ho and Trevor McNeil



San Francisco Board of Supervisors - District 6

Christine Johnson




San Francisco Board of Supervisors - District 8




San Francisco Board of Supervisors - District 10
Dual Endorsement 



San Francisco Assessor Recorder




Candidates - California

Governor - Gavin Newsom


Lt. Governor - Eleni Kounalakis


State Assembly District 17 – David Chiu



State Assembly District 19 – Phil Ting



State Board of Equalization District 2 – Malia Cohen



Candidates - Federal

US Senate - Dianne Feinstein 




US Congressional District 12 – Nancy Pelosi



US Congressional District 14 – Jackie Speier



Wednesday, October 17, 2018

IMPORTANT UPDATE: San Francisco's Tall Buildings Safety Strategy Report Released - Seismic Effects and Geotechnical Considerations



UPDATE - October 17, 2018

The Tall Buildings Safety Strategy report has been released. We recommend that you review the document and all the recommendations. Any feedback – and if you’d like to be involved in future discussions – should be sent to johnb@boma.com.

The team that produced the missive will present the suggested policy actions in-detail at the BOMA San Francisco Codes and Regulations Seminar on November 8th (click on the link to learn more and register).

From the report:
The recommendations of the Tall Buildings Safety Strategy, prepared by seismic engineering experts of the non-profit Applied Technology Council, stem from a study of the 156 tall buildings in San Francisco, primarily in the northeast neighborhoods. The recommendations are also applicable to a wider network of buildings that support similar functions or may share similar vulnerabilities. The recommendations are presented in this report with the specific issues they were developed to resolve and with a proposed timeline for implementation.

Each recommended action identifies one or more City departments to lead its implementation. However, implementation of any new policy is assumed to involve appropriate coordination with other City departments, outside experts (as needed), and other stakeholders. Some recommended actions require enactment of legislation by the Mayor and Board of Supervisors or action by the Building Inspection Commission and can only commence after these approvals.

BOMA San Francisco is well-positioned to work with policy makers to ensure that new and, most prominently, existing building code changes, protects life-safety but also ensures a rational approach to address issues unique to existing structures. It is paramount that any policy action is:
  • Rationally implementable and recognizes the constraints inherent with structures built at different time periods;
  • Involves affected stakeholders;
  • And, ensures appropriate timelines for execution.
BOMA San Francisco’s membership is looking forward to working with the City and County of San Francisco in the near-term to discuss the approach to the Strategy’s recommendations.

--------------------

Original Post - June 15, 2018


A recent article in the New York Times, At Risk in a Big Quake: 39 of San Francisco’s Top High Rises, "includes a list of buildings that are potentially vulnerable to a large quake." The San Francisco Bay Area is in seismic zone and those who live and work in the area are likely aware of that fact.

In light of the potential for seismic activity, The City and County of San Francisco's Office of Resilience and Capital Planning is in the process of producing a report on the subject of seismic effects on tall buildings in San Francisco, as well as geotechnical considerations related to tall buildings.

BOMA San Francisco, through our Codes and Regulations Committee, participated in the first stakeholder meeting on March 6, 2018 that provided an overview of the Tall Building Study and learned more about the team's progress to date. The team leading the Study from Stanford University and the private sector, also provided an overview of their effort at the March Codes and Regulations Committee.

The Study is expected to be completed in October 2018.

The report will:
  • Clearly characterize the issues and available information;
  • Propose regulatory and procedural recommendations where appropriate to the subject studied;
  • Scope out future work items.
The work under this project will be performed under the six tasks, detailed below, and compiled in the report.
  • Task 1: Seismic Performance Characterization of Existing Tall Buildings 
    • This task is developing an inventory for purposes of establishing the broad scope and context of tall buildings in San Francisco.
  • Task 2: Tall Building Effects 
    • This task summarizes seismic risks with tall buildings with recommendations for new policy and further research. 
  • Task 3: Standards for Post- Earthquake Structural Evaluation
  • Task 4: Barriers to Reoccupancy of Tall Buildings
  • Task 5: Costs and Benefits of Higher Performance Goals for New Construction
  • Task 6: Geotechnical Engineering for Tall Buildings 
    • This task will review and compile best practices in geotechnical engineering that could apply in San Francisco.
Please contact johnb@boma.com with any questions you may have.

Tuesday, October 16, 2018

UPDATE: Proposition 13/Split Roll Property Tax Qualifies for the 2020 Statewide Ballot




UPDATE - October 16, 2018

Yesterday, it was announced that the initiative to dismantle Proposition 13 by creating a split roll has qualified and is eligible for the November 2020 ballot.

Under the proposal, all business properties will be reassessed to 2020 values and will be reassessed every three years thereafter. Commercial property will lose any certainty and one can only imagine the impact and cost to long-time property owners. The proponents of this effort believe it’s a $12 billion tax grab from the commercial real estate industry.

The California Legislative Analyst’s Office has warned that the switch would introduce far more volatility into the state's revenue stream.

BOMA California and the California Business Properties Association will continue to work closely with allied business and taxpayer groups on the statewide strategy to defeat this measure. Our industry has been preparing for this moment for some time. 

Click here to read the Proposition.

Click here to read a story about the initiative from the Los Angeles Times.
--------------------

Original Post - October 10, 2018

In August, proponents advocating for amending Proposition 13 and creating a split-roll property tax by ending the protections and certainty for commercial property, submitted signatures to place the initiative before voters on the November 2020 ballot.

Every commercial real estate organization - including BOMA California - has at some point over the last 30 years taken a position in opposition to split roll taxation – nothing in this measure changes that stance.

The measure itself is very clear in its actions:
  • Bring all commercial properties to a new assessed 2020 value that becomes the new base year for taxation.
  • Require that all commercial property be reassessed every three years thereafter.
  • Establishes an exemption for properties valued at less than $1 million – however this is a questionable exemption as the property is reassessed every three years eventually it will lose that exemption.
  • The measure removes all the tax protections provided by Proposition 13. 
  • Ends the treating of all property the same for taxation purposes for the first time in California’s history. 
BOMA California is taking a strong opposed position against any proposed split roll tax initiative. Studies have shown it will have a negative impact on values, put many small businesses and tenants out of business. It will cost jobs and impact negatively the overall economy of California.

Feel free to visit this website for information: http://www.stophigherpropertytaxes.org/

Monday, October 15, 2018

BOMA San Francisco Opposes November Tax Measure Proposition C - The Largest Tax Increase in San Francisco History






The November ballot in San Francisco contains an initiative ordinance, Proposition C, which, if passed, would be the largest tax increase in the city’s history.

This measure would mostly affect the major tenants in BOMA member buildings and may have implications for BOMA members depending on your company’s San Francisco gross receipts tax category.

We urge you review the measure to determine how your enterprise may be impacted.

Proposition C is a NEW and additional tax measure that follows the passage of the current largest tax increase in San Francisco history on the commercial real estate industry in June for childcare and early education.

For many of San Francisco’s largest employers, it will double both the Gross Receipts and Administrative Office Taxes. This measure imposes $300 million of new taxes on approximately 200-300 businesses and locks in the existing $382 million the city currently spends for homeless services. The result is a $682 million budget set aside, by far the city’s largest, which during the next recession will result in huge general fund cuts.

This measure targets the largest professional service firms, retailers, hotels and headquartered companies - businesses that employ 20% of our workforce and generate 40% of the city’s business taxes.

The solution to our homeless epidemic is not just more money spent the same way – we need to be smarter, more creative and more accountable.

Prop. C has no plan, no reform and no accountability.

The San Francisco Chamber of Commerce is leading the campaign along with the Committee on Jobs, Hotel Council and BOMA San Francisco in organizing the campaign against this measure. Recent polling shows with a well-funded, well-organized campaign, Proposition C can be defeated. Please click here to find additional information on the measure, as well as how to contribute to the campaign by clicking here.

For more information on how you can help, please email: info@noonpropc.com.

Monday, October 8, 2018

BOMA Protects the Commercial Real Estate Industry - Proposition 13/Split Roll Property Tax




In August, proponents advocating for amending Proposition 13 and creating a split-roll property tax by ending the protections and certainty for commercial property, submitted signatures to place the initiative before voters on the November 2020 ballot.

Every commercial real estate organization - including BOMA California - has at some point over the last 30 years taken a position in opposition to split roll taxation – nothing in this measure changes that stance.

The measure itself is very clear in its actions:
  • Bring all commercial properties to a new assessed 2020 value that becomes the new base year for taxation.
  • Require that all commercial property be reassessed every three years thereafter.
  • Establishes an exemption for properties valued at less than $1 million – however this is a questionable exemption as the property is reassessed every three years eventually it will lose that exemption.
  • The measure removes all the tax protections provided by Proposition 13. 
  • Ends the treating of all property the same for taxation purposes for the first time in California’s history. 
BOMA California is taking a strong opposed position against any proposed split roll tax initiative. Studies have shown it will have a negative impact on values, put many small businesses and tenants out of business. It will cost jobs and impact negatively the overall economy of California.

Feel free to visit this website for information: http://www.stophigherpropertytaxes.org/

Friday, October 5, 2018

UPDATE: San Francisco's Better Market Street Project



BOMA San Francisco's members along Market Street and adjacent streets have been well-represented by Jose Guevara, long-time volunteer of the association. Jose is BOMA's representative monitoring the Better Market Street Project.

Here is the current status of of the BMSP:
  • Master design 100% complete 
    • Overall concept for street design 
    • Replacement of sidewalk brick with concrete pavers 
    • Sidewalk width to be reduced and standardized 
    • Replacement of historical street lamps/poles with new replicas 
    • All trees to be replaced (with less locations)
    • Muni stops 
    • Delivery zones 
    • Landscape locations 
    • Standard kiosk design for all locations 
    • Start at Octavia Street to the Embarcadero
  • Detailed design 15% complete 
    • Pavers (style/material/size/color) not yet selected 
    • Landscape areas design/plants/maintenance not yet determined 
    • Bike lanes and associated barrier not yet determined 
    • Utility lines replacement coordination not yet done 
    • Coordination with Muni, BART, newspaper rack vendor, kiosk vendors, City services etc not yet initiated
    • Design of kiosks not yet addressed
    • Design of Muni stops and delivery locations still in discussion
    • Project to be done in sections: 
      • No determined sequence yet: 
      • Octavia to Van Ness
      • Civic Center (Van Ness to 6th) 
      • Mid-Market (6th to 3rd) 
      • 3rd to Fremont 
      • Fremont to the Embarcadero 
  • Expected activity 
    • Excavation (trenches the size of a small truck) to start in August on Market street at various locations to identify utility (type/lines/boxes) location to determine how to reroute. 
    • Design to be tested initially on Market from 8th Street to 6th Street. Test phase projected to start within the next 6 months.

Thursday, October 4, 2018

BOMA San Francisco Members Meet with San Francisco District 8 Supervisor Rafael Mandelman


BOMA San Francisco members had the opportunity to meet with Supervisor Rafael Mandelman recently. Mr. Mandelman was recently elected to the position and this was the first official BOMA meeting with him.

District 8 encompasses The Castro, Noe Valley, Diamond Heights, Glen Park, Corona Heights, Eureka Valley, Dolores Heights, Mission Dolores, Duboce Triangle, Buena Vista Park, and part of Twin Peaks.

Key issues discussed included:

  • The state of the commercial real estate industry;
  • Tax policy;
  • Ongoing communication with Supervisor Mandelman and BOMA;
  • Mr. Mandelman's priorities for the City
    • Affordable housing;
    • Support for public schools;
    • Neighborhood vitality;
    • Transit.

We thank Supervisor Mandelman for his time and look forward to working with him soon. 

About Supervisor Mandelman

Supervisor Rafael Mandelman represents District 8 on the San Francisco Board of Supervisors.

Prior to his election, Supervisor Mandelman served as a Deputy City Attorney for the City of Oakland and as an elected Trustee on the City College of San Francisco Board of Trustees. As a Deputy City Attorney​, Supervisor Mandelman practiced primarily in the areas of real estate, economic development, and affordable housing.

Supervisor Mandelman has been active on a variety of public and nonprofit boards, having served as a commissioner on San Francisco’s Building Inspection Commission and Board of Appeals, a member of the Bay Area Jewish Community Relations Council, president of the Board of Directors of Livable City, and Co-Chair of the San Francisco LGBT Community Center Board. A past president of the Noe Valley and Harvey Milk LGBT Democratic Clubs, Supervisor Mandelman has been an elected member of the San Francisco Democratic County Central Committee since 2006.

Supervisor Mandelman grew up in San Francisco, attending Brandeis-Hillel Day School and Lick-Wilmerding High School prior to earning a B.A. in History from Yale College, a Master of Public Policy from Harvard’s John F. Kennedy School of Government and a law degree from UC Berkeley’s Boalt Hall School of Law.

Wednesday, October 3, 2018

BOMA San Francisco's Annual Emergency Preparedness Seminar on September 20th - Thank You!


SFPD Chief Bill Scott and Keynote Presenter Dr. Erroll Southers



Without question, this was a great seminar thanks to our BOMA San Francisco Emergency Preparedness Committee leaders and presenters. Special thanks to our sponsors (including food/coffee sponsor Montgomery Technologies) and public sector emergency response partners:


San Francisco Police Department Chief, Bill Scott
San Francisco Fire Department Assistant Deputy Chief, Michael Cochrane
San Francisco Department of Emergency Management, Mary Ellen Carroll 
KEYNOTE, Managing Director of the International Security Consulting Group TAL Global, Erroll Southers  

2018 Seminar Focus

Cybersecurity incidents are high-speed, unstructured and diverse. Crisis management for these cases is intense and demanding. BOMA’s Emergency Preparedness Seminar had attendees participate in a tabletop exercise where things were not as they seem. Attendees received key preparedness information to take back to their ownership/property management group, engineering and security teams, and tenants.

Emergency Preparedness Committee Speaker and Event Moderator


Bonnie Kalbrosky, 2018 Chair of BOMA San Francisco’s Emergency Preparedness Committee & Senior General Manager with JLL

Jeff Ellis, CPP, Director of Security & Life Safety, Paramount Group, Inc.

Tuesday, October 2, 2018

Rail Alignment and Benefits (RAB) Study - Property Owners May Be Impacted




Recently, BOMA San Francisco's Government Affairs Policy Advisory Committee (GAPAC) met with Susan Gygi, PE, with the San Francisco Planning Department regarding an important plan that may affect BOMA members.

The Rail Alignment and Benefits (RAB) Study is analyzing the best ways to bring Caltrain and High Speed Rail to the Salesforce Transit Center while connecting San Francisco's fastest-growing neighborhoods on the east side of the City.

Rail alignment, while esoteric, may have a major impact on adjacent property owners when the project is final and construction begins:
To coordinate and support efforts of Caltrans, Caltrain, High Speed Rail, the Transbay Joint Powers Authority, the RAB Study includes 5 components:



Study Components Map



1. Rail Alignment into the Salesforce Transit Center (SFTC)

This component seeks to answer the most time sensitive question of the RAB: how to bring both Caltrain and High-Speed Rail from the county line into the Salesforce Transit Center.

2. Railyard Reconfiguration/Relocation

This component considers reknitting the fabric of the City by modifying or relocating some or all of the activities at the 4th/King Railyard.

3. Urban Form and Land Use Considerations

Relocating the Caltrain Railyard and/or other infrastructure changes could make new land available for the restoration of the street grid, improved bike/pedestrian connections, elimination of rail hazards and noise, and construction of housing, commercial development, and open space. This component considers these issues at a conceptual level and provides a baseline for future study.

4. Transit Center (SFTC) Extension/Loop

This component explores future scenarios for train connections and operations beyond the initial connection to the SFTC to improve station capacity and/or rail connections beyond SFTC to the East Bay or back down the Peninsula.

5. Boulevard I-280

This component analyzes the interaction between proposed rail alternatives and the I-280 structure to ensure that the rail alignment does not preclude the possibility of future changes to I-280 north of Mariposa.

Please reach out to johnb@boma.com with any questions.

Monday, October 1, 2018

BOMA California Advocacy Update: Water Replacement Mandate by 2019




Water Fixture Replacement Mandate - Must Complete by 2019

As of January 1, 2014, SB 407 requires non-compliant plumbing fixtures to be replaced with water conserving plumbing fixtures when a property is undergoing additions, alterations or improvements. Applicants seeking to obtain permits for any of these types of work will be required to replace non-compliant fixtures prior to final permit approval or issuance of a certificate of occupancy by the local building department.

This law applies only to properties built on or before January 1, 1994, and by January 1, 2019, ALL those pre-1994 buildings must comply with these requirements, regardless of whether or not you are planning to renovate the space.

The California Association of Local Building Officials (CALBO) has worked with some of its local building official members to clarify the requirement. Here is an info sheet from the City of Santa Clara that will help you determine if your building is in compliance or not (but the general rule of thumb is that if it was built after 1994, or has been renovated since then, you will most likely be in compliance)

Plumbing Fixtures Replacement (SB407) for Existing Single/Multi-Family Residential and Commercial Buildings. Click here to read more.

The law does have the following exceptions; per Civil Code Section 1101.7, this article shall not apply to any of the following: a) Registered historical sites; b) Real property for which a licensed plumber certifies that, due to the age or configuration of the property or its plumbing, installation of water-conserving plumbing fixtures is not technically feasible; c) A building for which water service is permanently disconnected; d) Building was built and available for use on or after January 1. 1994

The original bill gave our industry 10 years to comply with this measure, at our request (the bill originally only gave five years to comply). We still believe that is a reasonable time horizon set by the state and continue to encourage our members to make sure you have completed this work within the allotted time frame.

Apture