Thursday, June 25, 2015

UPDATE: California Proposes New Elevator Maintenance Rules


UPDATE - June 25, 2015

As detailed in our previous posts. the rules are most likely going to change for Group V elevator maintenance and inspections.

To represent our members' interests, BOMA San Francisco's Codes and Regulations Committee representatives had a rare opportunity to discuss the proposed changes with the California Department of Industrial Relations, Occupational Safety and Health Division, Elevator Unit (Cal/OSHA) chief, Dan Barker recently. The purpose of the gathering was to help the Department understand any negative impacts, e.g., cost, availability, safety issues, et cetera, that may result from these changes.

Also, the National Elevator Industry, Inc. (NEII) is making building owners aware of the efforts underway by the Cal/OSHA to develop theGroup V elevator codes.  Cal/OSHA has proposed over 60 pages of changes - more than 125 specific modifications - to the ASME A.17.1 (2013) /CSA B44-13 Safety Code for Elevators and Escalators.  

The draft amendments to the ASME Code under discussion are so significant and controversial that, if enacted through formal rule making, they will drastically alter current elevator designs for all of the major elevator companies and impose significant new costs and construction delays on California building owners.

Key areas of concern in Cal/OSHA's pre-rule making draft and initial estimates of potential costs are set forth below.

KEY AREAS OF CONCERN:
  • Prohibits certain machine-room-less (MRL) designs in California.
  • Adds new restrictions for other MRL designs.
  • Prohibits elevator controls from being located in the building hoistway, requiring control rooms to be constructed.
  • Significant cost increases and delays for new construction.
  • Significant cost increases for elevator maintenance on existing buildings.
  • No demonstrable safety benefit; in fact, creates new workplace safety issues.
  • Lack of empirical data to support changes.
  • Disproportionate impact on low to mid-rise buildings.
  • Stunts technological innovation and eco-efficient building designs.
  • Moves California building transportation backwards 20 years.
SIGNIFICANT NEW COSTS:
  • Elevators unique for California
    • $100K-$200K per elevator
  • Larger cars, larger hoistways, less space to rent
    • $25M annually
  • No Hydraulic machine room-less elevators
    • $25M annually
  • Control rooms must be outside of hoistway
    • $100M annually
  • Licensed mechanics required to perform new tasks
    • $33.6M annually
The draft proposed rules are currently under review internally at Cal/OSHA. Formal rule making has not commenced, but we expect the rule making package to be completed and ready to file by late summer.

If you have any feedback, please send it to mhargrove@cbpa.com.

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UPDATE - May 29, 2015

BOMA San Francisco's Codes and Regulations Committee members reviewed a letter that the National Elevator Industry Association wrote to the head of the California Department of Industrial Relations. Click here for a presentation related to the missive and here for an attachment to the letter.

The communication states that the 60 pages of amendments that the Department is considering adopting would make California unique as having the strictest and most expensive elevator requirements in the country.

Please be aware of these proposed changes for elevator maintenance if they are permanently adopted.

If you have any feedback, please send it to mhargrove@cbpa.com.

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UPDATE - April 28, 2014

Since 2012, members of BOMA San Francisco's Codes and Regulations Committee have been working with BOMA California and the California Division of Occupational Safety and Health on changes to statewide elevator maintenance rules.  Our members' feedback was detailed in a BOMA amended 2012 Division Circular Letter.

On April 22, 2014, the Division held a meeting to review a draft of new elevator regulations regarding:
  • Elevator maintenance;
  • The qualifications for elevator inspectors and/or mechanics;
  • And, requirements for other conveyances.
BOMA California members continue to maintain their feelings that routine upkeep of elevators - specifically those that do not affect the safe operation of the system - may eventually require Division mandated oversight by a certified elevator mechanic.  Any proposed changes along those lines would increase the time and cost for the maintenance of elevators and add a modicum of value to the safety of the elevator system.

BOMA San Francisco Board Member Kevin FitzPatirck kindly attended the April 22, 2014 meeting for BOMA members and relayed their comments.

If you have any questions or feedback regarding the draft proposal of new elevator regulations, please contact kenc@boma.com.

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Original Post - October 12, 2012



Elevator Categories of Work Circular Letter Withdrawn

BOMA California representatives are pleased to report that the California Division of Occupational Safety and Health has given notice that it has formally withdrawn Circular Letter 11-01 in its entirety, effective immediately.   Prior to this retraction, BOMA San Francisco's Codes and Regulations Committee members suggested edits to the Circular Letter which was sent to the Division on May 12, 2012.

According to the Division, the Circular Letter was initially published because they had received inquiries regarding if certain work on conveyances were covered by state law. After receiving more information from the elevator industry the Division has decided that clarifications are more appropriately addressed through a formal rule making process. BOMA California members agree and applaud the Division for this decision.  BOMA thanks our colleagues in the elevator industry for their diligence.

There will be future efforts by the Division regarding rule making so this issue is likely to be revisited by year end.

UPDATE: San Francisco Safer Market Street Changes Approved





UPDATE - June 25, 2015



On June 16, 2015, the SFMTA board unanimously approved the Safer Market Street project; a critical Vision Zero initiative that will help the City reach its goal of eliminating all traffic fatalities by 2024. Safer Market Street will reduce the number of private vehicles on Market Street between 8th and 3rd Streets, extend the existing transit-only lanes, add loading zones and install painted safety zones.

IMPLEMENTATION

The paint crew began restriping at Hyde Street in preparation for the turn restrictions yesterday (June 23rd), just a week after board approval. The paint crew will continue their work through July along with the sign and meter shops, to install the turn restriction signage and loading zones respectfully. It is expected that the work for the turn restrictions, loading zones, and painted safety zones will be complete by early to mid-August. The signs will be bagged until all are complete, at which time the turn restrictions will go into effect, and will be enforced by SFMTA parking control officers and SFPD. In preparation for this, staff will post re-route maps as well as work with mapping/GPS providers to ensure directions are updated to safely navigate the project area. The transit-only lanes will be complete by January 2016.

Keep checking the project page for more information in addition to our FAQ and factsheet.

Below are links to recent related news articles:

http://www.citylab.com/design/2015/06/to-improve-street-safety-san-francisco-bans-cars-from-turning/396473/

http://sf.streetsblog.org/2015/06/17/sfmta-bucks-uber-bans-private-autos-from-turning-on-to-mid-market-street

http://hoodline.com/2015/06/safer-market-street-plan-sparks-opposition-from-uber-hearing-to-be-held-tomorrow

http://sf.streetsblog.org/2015/06/15/tomorrow-support-car-restrictions-for-a-safer-market-which-uber-opposes/

http://www.sfgate.com/bayarea/article/SFMTA-OKs-safety-measures-for-Market-Street-6331508.php

http://www.kgoradio.com/common/page.php?id=129041

http://sf.streetsblog.org/2015/06/17/sfmta-bucks-uber-bans-private-autos-from-turning-on-to-mid-market-street/

http://sfappeal.com/2015/06/sfmta-approves-plan-to-ban-turns-on-market-street-despite-uber-opposition/

http://sfist.com/2015/06/17/sorry_uber_no_turn_for_you.php

https://medium.com/urban-design-and-planning/sfmta-it-s-time-to-prioritize-buses-bikes-and-pedestrians-on-market-street-97ae398cee57

http://www.sfbike.org/news/mid-market-street-win/

http://walksf.org/sfmta-backs-turning-restrictions-on-market/

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UPDATE - June 9, 2015

The City is one step closer to Vision Zero pending SFMTA Board Approval of the Safer Market Street project.

Market Street is the City’s premier civic and commercial corridor hosting hundreds of thousands of people arriving by means of transit, walking, biking or driving. More bikes travel down Market Street than vehicles, making it one of the busiest bikeways west of the Mississippi.

High collision rates, however, also make Market Street a high-injury corridor, with four of the top 20 intersections for pedestrian-injury collisions and the top two intersections for bicycle injury collisions. Safer Market Street is one of over 24 Vision Zero projects being expedited to address the recent spike in fatalities along high-injury corridors such as Market Street. The proposed changes, including a package of turn restrictions, the extension of existing transit-only lanes and supplemental safety treatments, will help the city reach its Vision Zero goal of eliminating all traffic fatalities by improving safety conditions for all users.

The team recently submitted its environmental documentation to the planning department and completed its third round of outreach, in which it met with community organizations and concerned property owners to inform them of the proposed changes and address any questions or concerns.

Years of analysis and outreach to the community have informed the proposed changes and pending the approval of the SFMTA Board of Directors June 16, 2015 construction can begin within the month. The turn restrictions would be unveiled as a package once complete later this fall.

Question or concerns please contact Kate Elliott at kate.elliott@sfmta.com

Date, time and location of SFMTA Board of Directors Meeting:

City Hall Room 400, June 6, 2015 1:00 pm
1 Charles B. Goodlett Drive
San Francisco, CA 94102


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

UPDATE - May 20, 2015

BOMA San Francisco Members:

BOMA's Government Affairs Committee members have been meeting with public officials to represent your interests.
Recently, representatives from the SFMTA Safer Market Street initiative spoke to our members about the project. Please click here to review the project fact sheet and here for the presentation.

Questions or concerns? Feel free to contact Kate Elliott at kate.elliott@sfmta.com or at (415) 701-2483.

--------------------
Original Post - March 4, 2015

The Safer Market Street team is planning changes to the way various modes of transportation move up and down on Market Street.  These updates will commence in the Spring/ Summer of this year and the San Francisco Municipal Transportation Agency (SFMTA) is hosting a public hearing next Friday March 6 to solicit public feedback on the project.

Safer Market Street is one of over 24 projects to be expedited to address the disproportionately high number of severe and fatal collisions along high-injury corridors such as Market Street. Safer Market Street will help achieve the Vision Zero goal of eliminating all traffic fatalities citywide by improving safety across all transportation modes. The extension of transit-only lanes and turn restrictions between 3rd Street and 8th Street on Market will reduce conflicts between pedestrians, bicyclists and motorists.

To date they have held two Community Workshops to receive feedback on the proposed transit-only lanes and turn restrictions as well as informational signage as you approach Market Street and potential new loading zones. Click here for the Public Hearing Notice that provides details on the location and conditions of the transit-only lanes, turn restrictions, loading zones and parking changes incorporating public and SFMTA feedback. Additionally, an updated fact-sheet can be found here with more details and graphics regarding the proposed conditions.

The Public Hearing is Friday, March 6, 2015 @ 10:00 am City Hall Room 416 (Hearing Room 4) 1 Dr Carlton B Goodlett Place.

Safer Market Street website

Questions? 

Kate Elliott
Public Information Officer
SFMTA | Municipal Transportation Agency
1 South Van Ness Avenue, 3rd Floor
San Francisco, CA 94103
Phone:  415-701-2483

Wednesday, June 24, 2015

U.S. Department of Energy Crowdsourcing Initiative Seeks Buildings-Related Problems to Solve




BOMA San Francisco Members:

The U.S. Department of Energy's Building Technologies Office is partnering with the successful SunShot Catalyst crowdsourcing initiative to identify and solve problems related to software development, data, and/or automation.

In the first Ideation phase of the initiative, those working in the building technology space are invited to submit problem statements describing challenges that need to be overcome in order to promote better engagement with building occupants and to improve the ability to balance energy and occupant comfort objectives in a building. In addition to submitting problem statements, participants are invited to vote and comment on ideas that have already been submitted. To browse buildings-related statements that have been submitted, follow this link.

Individuals who submit a problem statement will have a chance to win a $1,000 cash prize!
Problem statements need to be submitted by July 15, 2015.

So what are you waiting for? Go and submit your problem statement by clicking here. You will need to:
  • Add a title and description of the problem statements
  • Make sure that Ideation is selected in the Campaign drop down box 
  • Use Buildings tag for your problem statement 
  • Add up to 5 URL links to the idea (optional) 
For more information about the SunShot Catalyst and complete contest rules, visit the SunShot Catalyst website.

Competition phases following Ideation will focus on developing products that address submitted problem statements, and contestants will have a chance at up to $1,000,000 in total prizes.

Tuesday, June 23, 2015

San Francisco's Economic Barometer - Quarterly Update


BOMA San Francisco Members:

The purpose of the Economic Barometer is to provide the public, elected officials, and City staff with a current snapshot of San Francisco economic indicators. The Economic Barometer reviews general economy-wide employment indicators, as well as major sectors of the City's economy, including real estate and tourism.

Issuance of the Economic Barometer will be on quarterly basis. Indicators will be updated at sfbarometer.weebly.com, which will include data visualizations of the economic indicators along with a PDF of the quarterly summary. Data on the website will be updated throughout the quarter as it becomes available.

Highlights:
  • San Francisco's unemployment reached a new low of 3.4% in April, the city's lowest April unemployment rate since 2000.
  • Technology industry employment is accelerating in San Francisco and San Mateo counties. Jobs in the Computer Systems Design and Related Services industry, the largest technology industry in the San Francisco, grew 18% in twelve months through March 2015. While tech growth had slackened somewhat during 2013, the second half of 2014 saw its employment growth return to levels seen in the early stages of the area's economic recovery.
  • Class A office rents have followed the same trend. According to JLL, asking rents grew 15% over the past 12 months, after growing only 6% from March 2013 to March 2014. Class A vacancy has dropped from 11.3% to 9.9% by March of this year.
  • Across all industries, private non-farm employment grew 5.1% annually through March, somewhat slower than the rates seen in 2012. However, five years into a period of economic expansion, current rates of employment growth remain very high by historical standards.
  • On the other hand, while housing prices are still rising rapidly, growth has slowed. According to Zillow, the city's median housing value rose by 11%. In 2013, prices were growing at a 20% annual clip.

Thursday, June 18, 2015

Bay Area Transportation and Traffic Advisories for Friday June 19th, 2015: City Hall Centennial, Golden State Warriors Parade, and President Obama


BOMA San Francisco Members:

As you may be aware, the Bay Area will be holding a number of celebrations on June 19th. They are summarized below and we strongly recommend that you take public transportation if you plan to join the celebrations.
  • San Francisco will be celebrating the City Hall Centennial on Friday, June 19, 2015 with a free party in Civic Center Plaza from 6:00-11:00 p.m. There will be several street closures on surrounding blocks including Grove and Carlton Goodlett (POLK). If you are  traveling to City Hall for this event or other business, we recommend you use the Van Ness Avenue or the Grove Street entrances and use public transportation.
  • The United States Conference of Mayors will be also held in San Francisco, beginning Friday, June 19, 2015. It is anticipated that access to City Hall will be limited to Van Ness and Grove Streets. Please try to avoid the area by taking public transportation or taxis.
  • President Obama is scheduled to be in San Francisco Friday to speak at the Mayors Conference and attend a fundraiser. This means there will be security and motorcades resulting in some temporary street closures.
  • The Golden State Warriors and the City of Oakland will host a parade and rally to honor the 2014-15 NBA Champion Golden State Warriors on Friday, June 19, 2015, beginning at 10:00 a.m. The parade will begin on Broadway at 11th Street, ending on Oak and proceeding to the Henry J. Kaiser Convention Center for a rally. For more information regarding AC Transit services, click here.  For information regarding BART, click here.  
Please plan accordingly.

Thursday, June 11, 2015

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




UPDATE  - June 11, 2015

On June 10th, Senate Constitutional Amendment 5 - a split roll property tax measure - was introduced. 

With a two-thirds vote of the Legislature, SCA 5 would to amend the California State Constitution to allow for regular reassessments of commercial and industrial property to their fair market value, starting with the 2018-19 fiscal year. However, the constitutionally mandated 1 percent tax rate would be retained, and Proposition 13 protections would continue to apply to residential rental property and agricultural property. 

The measure would also provide for a five-year phase-in of regular fair market value reassessments for certain commercial and industrial property owners; and exempt from personal property taxes $500,000 of tangible personal property used for business purposes, beginning January 1, 2019.

If approved by two-thirds of the California State Legislature, the measure would be placed on the November 2016 ballot. The Governor’s signature is not required. 

BOMA California members are coordinating with Californians to Stop Higher Property Taxes and allied groups such as the California Chamber, CalTax, and Howard Jarvis, to respond to this attempt to amend Proposition 13, through news media, social media, and direct contact with legislators. 

Regardless of what you may see or hear from the media, please know that BOMA California is pushing back. Click here for materials that can help you respond locally should you engage with the press or local opinion leaders.


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UPDATE - May 12, 2015

A new effort to change Proposition 13 protections for commercial real estate has manifested. 

Indeed, a group has formed to engender public opinion in support of changing Proposition 13 to include split roll and advance legislative efforts to introduce a bill in the California State Legislature to change existing property tax law. As leaders of the commercial real estate industry in California, please remain vigilant and conversant about the issue to help counter the political hyperbole. 

Sign-up for updates from Californians to Stop Higher Property Taxes - a BOMA California partner organization, to stay appraised of the latest news.

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Original Post - May 16, 2014

L to R: Asm. Ammiano; Asm. Bocanegra
California State Assemblymembers Tom Ammiano (San Francisco) and Raul Bocanegra (Pacoima), announced an agreement recently to amend the change of ownership rules under California’s Proposition 13 through Assembly Bill AB 2372. The amendments are supported by a diverse group of stakeholders including the California Business Roundtable, the California Chamber of Commerce, the California Business Properties Association, which includes BOMA California, and the California Tax Reform Association.

Over the years, a few complex property purchase deals have given the appearance of an attempt to avert  the Proposition 13 change of ownership rules.  The transactions have been highlighted and used to commove the reform proponents of the property tax law.  This current agreement between stakeholders is meant to update some of the laws implementing statutes to address this viewpoint.

Currently, a property is reassessed when it is sold and/or changes ownership.  However, if none of the purchasers acquires more than a 50% interest, reassessment may not necessarily be triggered.  AB 2372 will be amended to clarify that as long as 90% of a property is sold, a reassessment would be triggered, regardless of whether any individual buys more than 50% of the property.  Safeguards are being negotiated by your BOMA California advocates in Sacramento now to clarify that the change of ownership amendments do not apply to normal turnover of stock for publicly traded companies.

As our organizations have done in the past, BOMA San Francisco and BOMA California will continue to defend Proposition 13 - an initiative that protects both residential and commercial properties.  However, part of an effective defense of the property tax law is to recognize that the intent of the original language may need to be updated to assure the voter approved goals of the initiative are being met.  BOMA believes this agreement does just that.

Split Roll Measures Still Loom

For 2014, various members of the California State Legislature continue to pursue public policies that would undermine the intent of the property tax protections approved by voters under Proposition 13.  Indeed, there are upwards of nine California Constitutional Amendments seeking to lower voter thresholds to amend the initiative's tax protection on properties from 2/3rds (66.66%) to 55%.

Rest assured that your fellow BOMA California members are working hard to protect the industry's interest.  Stay tuned for updates in future blog posts.

BOMA San Francisco Drought Coverage: San Francisco Public Utilities Commission's Drought Update to BOMA Members




UPDATE - June 11, 2015

BOMA San Francisco's Energy & Environment Committee and Government Affairs Committee members met recently with San Francisco Public Utilities Commission (SFPUC) representatives for an update on the current drought conditions.

Please click here to review the presentation.

Email johnb@boma.com with any questions you may have.

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UPDATE - May 29, 2015

In response to the drought and to State-mandated outdoor water use restrictions the SFPUC implemented a Mandatory Irrigation Allocation Program in 2014 that required a 10% reduction in outdoor water use for all potable irrigation customers. This first mandatory reduction applied to all billing periods beginning on or after October 1, 2014 through June 2015 with water allocations determined using 2013 baseline water use data and is expressed as gallons per day (gpd).

Allocations from October 2014 – June 2015 will be totaled and compared against your actual usage during the mandatory reduction period. If total water use exceeds the total allocation, an Excess Use Charge of 100% of your applicable water rate will be charged for each unit of water exceeding the allocation. For the October 2014 to June 2015 restriction period, the Excess Use Charge is a one-time assessment that will be added to your July 2015 bill and will be in addition to normal charges.

Due to continuing drought conditions and the State's expanded outdoor water use restrictions, the SFPUC's Mandatory Irrigation Allocation Program will be extended through 2016 and require customers to reduce irrigation water use by 25%. The SFPUC will provide each irrigation customer with their water use allocations for the next restriction period including billing periods beginning on or after July 1, 2015 through February 2016. Water use allocations will continue to use 2013 as the baseline.

Additional information


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UPDATE - April 1, 2015

Following the lowest snowpack ever recorded and with no end to the drought in sight, Governor Jerry Brown Jr. announced actions that will save water, increase enforcement to prevent wasteful water use, streamline the state's drought response and invest in new technologies that will make California more drought resilient.

"Today we are standing on dry grass where there should be five feet of snow. This historic drought demands unprecedented action," said Governor Brown. "Therefore, I'm issuing an executive order mandating substantial water reductions across our state. As Californians, we must pull together and save water in every way possible."

High resolution photos of previous snow surveys are available here.

For more than two years, the state's experts have been managing water resources to ensure that the state survives this drought and is better prepared for the next one. Last year, the Governor proclaimed a drought state of emergency. The state has taken steps to make sure that water is available for human health and safety, growing food, fighting fires and protecting fish and wildlife. Millions have been spent helping thousands of California families most impacted by the drought pay their bills, put food on their tables and have water to drink.

Click here for the full executive order issued by the Governor.

Every Californian should take steps to conserve water. Find out how at SaveOurWater.com.

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UPDATE - August 4, 2014

In response to the ongoing severe drought, the State Water Resources Control Board recently passed emergency regulations beginning on August 1, 2014 to ensure all Californians reduce outdoor water waste or face potential enforcement. The SFPUC is continuing its ongoing and comprehensive water conservation programs and educational efforts to ensure that citations are issued only as a last resort.

Californians can be cited for:
  • Washing down driveways and sidewalks except when needed for health and safety purposes.
  • Watering outdoor landscapes in a manner that causes excess runoff. 
  • Using a hose, without a shut-off nozzle, to wash motor vehicles; and, 
  • Using drinking water in fountains or decorative water features unless the water recirculates. 
The State’s requirements are similar to water waste restrictions the SFPUC already has in place and are consistent with water saving tips and guidance we provide our customers rain or shine. 

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Image credit: Randall Benton, Sacramento Bee

Original Post - February 20, 2014

Like most businesses and households, BOMA San Francisco members are acutely aware of California's declared drought and are looking at ways to further conserve water during this unprecedented dry winter.  Indeed, BOMA members have been at the forefront of energy and water conservation for some time though our Energy and Environment Committee and the Commercial Water Conservation Ordinance.

BOMA San Francisco's Energy and Environment Committee (E&E)

BOMA's E&E Committee is one of the organization's most active member groups focused specifically on energy and environmental sustainability in commercial high-rise buildings.  At the committee's most recent meeting, San Francisco Public Utilities Commission (SFPUC) representatives presented on water-saving tips for commercial properties:
  • Determine how and where your water is used on site. If you need assistance, the SFPUC provides free Water-Wise Evaluations.
  • Assign a conservation champion to develop and monitor water conservation efforts.
  • Educate tenants and visitors about water conservation practices; put up signs encouraging water conservation in kitchens, restrooms, locker rooms, and other public areas.
  • Inform vendors that water efficiency is a priority (cooling tower maintenance, landscape, laundry and dishwasher)
  • Install water-efficient fixtures and plumbing devices, such as high efficiency toilets and urinals, faucet aerators, and pre-rinse spray valves. The SFPUC provides fixture rebates and free devices (details below).
  • Identify water conservation opportunities specific to your facility or business and prioritize no or low cost options. 
  • Use a broom, pressure washer, or hose equipped with an automatic shut-off nozzle to clean sidewalks, driveways and pavement.
  • Conduct preventative maintenance to ensure water-using fixtures are working properly.
  • Assess your irrigation system to identify inefficiencies such as leaks, broken sprinkler heads and run off. 
  • Track water consumption through meter reads or monthly water bills to measure water savings achievements and monitor for leaks.
There is not a mandatory water reduction for San Francisco at this time although there is a request from the SFPUC that businesses and households reduce their consumption voluntarily by 10%

Commercial Water Conservation Ordinance (2009)

Our members are fortunate to have had the foresight to work with the City and County of San Francisco on the Commercial Water Conservation Ordinance that applies to any commercial property owner.  The law requires that a building owner repair plumbing leaks and install water efficient plumbing fixtures to obtain a Certificate of Compliance either upon major improvements or by January 1, 2017.

Compliance

Inefficient plumbing fixtures manufactured and installed prior to 1994 must be replaced with efficient fixtures. The SFPUC offers financial incentives and technical assistance for the replacement of inefficient plumbing fixtures. The Ordinance established the following water efficiency guidelines for commercial properties:
  • All showerheads have a maximum flow of 2.5 gallons per minute (fpm);
  • All showers have no more than one showerhead per valve;
  • All faucets and faucet aerators have a maximum flow rate of 2.2 fpm
  • All water closets (toilets) have a maximum rated water consumption of 1.6 gallons per flush (gpf) or the flush volume set by updates to the San Francisco Plumbing Code. Effective July 1, 2011, new toilet fixture installations may not exceed 1.28 gallons per flush, the maximum rated water consumption established in the San Francisco Plumbing Code, Chapter 4, Section 402.2;
  • All urinals have a maximum flow rate of 1.0 gpf. Note: To achieve compliance with the Ordinance, new urinal fixture installations shall not exceed 0.5 gpf, the maximum rated water consumption established in the San Francisco Plumbing Code, Chapter 4, Section 402.3;
  • All water leaks have been repaired.
Click here for more information on how you can help to conserve our most precious resource.

Tuesday, June 9, 2015

San Francisco's District Attorney George Gascon Addresses BOMA San Francisco Members




BOMA San Francisco members' special guest was San Francisco District Attorney George Gascon at a recent member luncheon at the City Club of San Francisco. It was wonderful to welcome back DA Gascon since his last visit in 2011. Detailed information on his office and priorities at that time can be reviewed here.

Members may recall that our DA started in San Francisco as the Chief of the San Francisco Police Department. Here is BOMA's Executive Vice President (at left), Marc Intermaggio, formally meeting Chief Gascon at his swearing-in ceremony at City Hall in 2009.

At the recent luncheon, DA Gascon was jovial and spoke highly of the work his team does with minimal resources. Here are the highlights of his thoughtful conversation with BOMA members:

UPDATE: San Francisco Safer Market Street Representatives Speak to BOMA San Francisco Members




UPDATE - June 9, 2015

The City is one step closer to Vision Zero pending SFMTA Board Approval of the Safer Market Street project.

Market Street is the City’s premier civic and commercial corridor hosting hundreds of thousands of people arriving by means of transit, walking, biking or driving. More bikes travel down Market Street than vehicles, making it one of the busiest bikeways west of the Mississippi.

High collision rates, however, also make Market Street a high-injury corridor, with four of the top 20 intersections for pedestrian-injury collisions and the top two intersections for bicycle injury collisions. Safer Market Street is one of over 24 Vision Zero projects being expedited to address the recent spike in fatalities along high-injury corridors such as Market Street. The proposed changes, including a package of turn restrictions, the extension of existing transit-only lanes and supplemental safety treatments, will help the city reach its Vision Zero goal of eliminating all traffic fatalities by improving safety conditions for all users.

The team recently submitted its environmental documentation to the planning department and completed its third round of outreach, in which it met with community organizations and concerned property owners to inform them of the proposed changes and address any questions or concerns.

Years of analysis and outreach to the community have informed the proposed changes and pending the approval of the SFMTA Board of Directors June 16, 2015 construction can begin within the month. The turn restrictions would be unveiled as a package once complete later this fall.

Question or concerns please contact Kate Elliott at kate.elliott@sfmta.com

Date, time and location of SFMTA Board of Directors Meeting:

City Hall Room 400, June 6, 2015 1:00 pm
1 Charles B. Goodlett Drive
San Francisco, CA 94102


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

UPDATE - May 20, 2015

BOMA San Francisco Members:

BOMA's Government Affairs Committee members have been meeting with public officials to represent your interests.
Recently, representatives from the SFMTA Safer Market Street initiative spoke to our members about the project. Please click here to review the project fact sheet and here for the presentation.

Questions or concerns? Feel free to contact Kate Elliott at kate.elliott@sfmta.com or at (415) 701-2483.

--------------------
Original Post - March 4, 2015

The Safer Market Street team is planning changes to the way various modes of transportation move up and down on Market Street.  These updates will commence in the Spring/ Summer of this year and the San Francisco Municipal Transportation Agency (SFMTA) is hosting a public hearing next Friday March 6 to solicit public feedback on the project.

Safer Market Street is one of over 24 projects to be expedited to address the disproportionately high number of severe and fatal collisions along high-injury corridors such as Market Street. Safer Market Street will help achieve the Vision Zero goal of eliminating all traffic fatalities citywide by improving safety across all transportation modes. The extension of transit-only lanes and turn restrictions between 3rd Street and 8th Street on Market will reduce conflicts between pedestrians, bicyclists and motorists.

To date they have held two Community Workshops to receive feedback on the proposed transit-only lanes and turn restrictions as well as informational signage as you approach Market Street and potential new loading zones. Click here for the Public Hearing Notice that provides details on the location and conditions of the transit-only lanes, turn restrictions, loading zones and parking changes incorporating public and SFMTA feedback. Additionally, an updated fact-sheet can be found here with more details and graphics regarding the proposed conditions.

The Public Hearing is Friday, March 6, 2015 @ 10:00 am City Hall Room 416 (Hearing Room 4) 1 Dr Carlton B Goodlett Place.

Safer Market Street website

Questions? 

Kate Elliott
Public Information Officer
SFMTA | Municipal Transportation Agency
1 South Van Ness Avenue, 3rd Floor
San Francisco, CA 94103
Phone:  415-701-2483

Friday, May 29, 2015

BOMA San Francisco Drought Coverage: San Francisco Public Utilities Commission Orders Mandatory Water Reduction on July 1, 2015


UPDATE - May 29, 2015

BOMA San Francisco Members:

In response to the drought and to State-mandated outdoor water use restrictions the SFPUC implemented a Mandatory Irrigation Allocation Program in 2014 that required a 10% reduction in outdoor water use for all potable irrigation customers. This first mandatory reduction applied to all billing periods beginning on or after October 1, 2014 through June 2015 with water allocations determined using 2013 baseline water use data and is expressed as gallons per day (gpd).

Allocations from October 2014 – June 2015 will be totaled and compared against your actual usage during the mandatory reduction period. If total water use exceeds the total allocation, an Excess Use Charge of 100% of your applicable water rate will be charged for each unit of water exceeding the allocation. For the October 2014 to June 2015 restriction period, the Excess Use Charge is a one-time assessment that will be added to your July 2015 bill and will be in addition to normal charges.

Due to continuing drought conditions and the State's expanded outdoor water use restrictions, the SFPUC's Mandatory Irrigation Allocation Program will be extended through 2016 and require customers to reduce irrigation water use by 25%. The SFPUC will provide each irrigation customer with their water use allocations for the next restriction period including billing periods beginning on or after July 1, 2015 through February 2016. Water use allocations will continue to use 2013 as the baseline.

Additional information


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UPDATE - April 1, 2015

Following the lowest snowpack ever recorded and with no end to the drought in sight, Governor Jerry Brown Jr. announced actions that will save water, increase enforcement to prevent wasteful water use, streamline the state's drought response and invest in new technologies that will make California more drought resilient.

"Today we are standing on dry grass where there should be five feet of snow. This historic drought demands unprecedented action," said Governor Brown. "Therefore, I'm issuing an executive order mandating substantial water reductions across our state. As Californians, we must pull together and save water in every way possible."

High resolution photos of previous snow surveys are available here.

For more than two years, the state's experts have been managing water resources to ensure that the state survives this drought and is better prepared for the next one. Last year, the Governor proclaimed a drought state of emergency. The state has taken steps to make sure that water is available for human health and safety, growing food, fighting fires and protecting fish and wildlife. Millions have been spent helping thousands of California families most impacted by the drought pay their bills, put food on their tables and have water to drink.

Click here for the full executive order issued by the Governor.

Every Californian should take steps to conserve water. Find out how at SaveOurWater.com.

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UPDATE - August 4, 2014

In response to the ongoing severe drought, the State Water Resources Control Board recently passed emergency regulations beginning on August 1, 2014 to ensure all Californians reduce outdoor water waste or face potential enforcement. The SFPUC is continuing its ongoing and comprehensive water conservation programs and educational efforts to ensure that citations are issued only as a last resort.

Californians can be cited for:
  • Washing down driveways and sidewalks except when needed for health and safety purposes.
  • Watering outdoor landscapes in a manner that causes excess runoff. 
  • Using a hose, without a shut-off nozzle, to wash motor vehicles; and, 
  • Using drinking water in fountains or decorative water features unless the water recirculates. 
The State’s requirements are similar to water waste restrictions the SFPUC already has in place and are consistent with water saving tips and guidance we provide our customers rain or shine. 

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Image credit: Randall Benton, Sacramento Bee

Original Post - February 20, 2014

Like most businesses and households, BOMA San Francisco members are acutely aware of California's declared drought and are looking at ways to further conserve water during this unprecedented dry winter.  Indeed, BOMA members have been at the forefront of energy and water conservation for some time though our Energy and Environment Committee and the Commercial Water Conservation Ordinance.

BOMA San Francisco's Energy and Environment Committee (E&E)

BOMA's E&E Committee is one of the organization's most active member groups focused specifically on energy and environmental sustainability in commercial high-rise buildings.  At the committee's most recent meeting, San Francisco Public Utilities Commission (SFPUC) representatives presented on water-saving tips for commercial properties:
  • Determine how and where your water is used on site. If you need assistance, the SFPUC provides free Water-Wise Evaluations.
  • Assign a conservation champion to develop and monitor water conservation efforts.
  • Educate tenants and visitors about water conservation practices; put up signs encouraging water conservation in kitchens, restrooms, locker rooms, and other public areas.
  • Inform vendors that water efficiency is a priority (cooling tower maintenance, landscape, laundry and dishwasher)
  • Install water-efficient fixtures and plumbing devices, such as high efficiency toilets and urinals, faucet aerators, and pre-rinse spray valves. The SFPUC provides fixture rebates and free devices (details below).
  • Identify water conservation opportunities specific to your facility or business and prioritize no or low cost options. 
  • Use a broom, pressure washer, or hose equipped with an automatic shut-off nozzle to clean sidewalks, driveways and pavement.
  • Conduct preventative maintenance to ensure water-using fixtures are working properly.
  • Assess your irrigation system to identify inefficiencies such as leaks, broken sprinkler heads and run off. 
  • Track water consumption through meter reads or monthly water bills to measure water savings achievements and monitor for leaks.
There is not a mandatory water reduction for San Francisco at this time although there is a request from the SFPUC that businesses and households reduce their consumption voluntarily by 10%

Commercial Water Conservation Ordinance (2009)

Our members are fortunate to have had the foresight to work with the City and County of San Francisco on the Commercial Water Conservation Ordinance that applies to any commercial property owner.  The law requires that a building owner repair plumbing leaks and install water efficient plumbing fixtures to obtain a Certificate of Compliance either upon major improvements or by January 1, 2017.

Compliance

Inefficient plumbing fixtures manufactured and installed prior to 1994 must be replaced with efficient fixtures. The SFPUC offers financial incentives and technical assistance for the replacement of inefficient plumbing fixtures. The Ordinance established the following water efficiency guidelines for commercial properties:
  • All showerheads have a maximum flow of 2.5 gallons per minute (fpm);
  • All showers have no more than one showerhead per valve;
  • All faucets and faucet aerators have a maximum flow rate of 2.2 fpm
  • All water closets (toilets) have a maximum rated water consumption of 1.6 gallons per flush (gpf) or the flush volume set by updates to the San Francisco Plumbing Code. Effective July 1, 2011, new toilet fixture installations may not exceed 1.28 gallons per flush, the maximum rated water consumption established in the San Francisco Plumbing Code, Chapter 4, Section 402.2;
  • All urinals have a maximum flow rate of 1.0 gpf. Note: To achieve compliance with the Ordinance, new urinal fixture installations shall not exceed 0.5 gpf, the maximum rated water consumption established in the San Francisco Plumbing Code, Chapter 4, Section 402.3;
  • All water leaks have been repaired.
Click here for more information on how you can help to conserve our most precious resource.

Apture