Your BOMA San Francisco Advocacy Team Will Return on January 4, 2010

BOMA San Francisco Members:

Your BOMA San Francisco Advocacy Team is taking a few days off for the holidays and will resume posting news and information germane to the BOMA membership and the greater commercial real estate industry on Monday, January 4, 2010.

We wish all of our members a very happy and prosperous New Year!

BOMA California Engagement on Cap-and-Trade Regulations Under AB 32

BOMA San Francisco Members:

Please click here for a report issued recently from the law firm of Morrison & Foerster on the California Air Resources Board’s plan to establish a cap-and-trade program for carbon emissions in California, beginning in 2012. It is worth reviewing if you have an interest in this concept, and what it might mean to your company or property. Much of the details are still to be determined, but unless AB 32, the state’s landmark greenhouse gas reduction measure, is radically amended or repealed, we are going to have some kind of cap-and-trade system in the near future. BOMA San Francisco thanks Morrison & Foerster for pulling together much of the data and information on CARB’s proposal for a carbon cap-and-trade program and making it accessible in a well-written and annotated report.

Although some type of market-based program is indeed on the horizon, there is very little agreement of what it will look like, even amongst CARB officals.  There are several advisory committees currently working to suggest details of a cap-and-trade program, but the issues are extremely complex and the economic analyses vary widely.

BOMA California, in conjunction with several other real estate groups have been working on the myriad of issues that are involved with implementing a carbon cap-and-trade system.  Additionally, they are active participants of the AB 32 Implementation Group (AB32IG), which is a large coalition of employer, business, and taxpayer groups that are closely following the development of the AB 32 regulations.  As the voice of the commercial real estate industry in the state, BOMA California is asking that the regulations that are adopted to implement AB 32 be as efficacious and economic as possible, and don’t cause undue harm to the economy or the businesses in the industry.

Please click here for more information on AB32IG and here for a fact sheet that show depth, breadth, and complicated nature of implementing this type of program.

San Francisco Ordinance Prohibiting Smoking in Enclosed Areas and Certain Unenclosed Areas

Supervisor Eric Mar has introduced a measure that would, according to the legislative digest, amend the San Francisco Health Code to prohibit smoking in certain enclosed areas, certain unenclosed areas and sports stadiums, including:

• Business establishments and bars regardless of whether owner-operated;
• Unenclosed dining areas of restaurants;
• Service waiting areas;
• Areas outside entrances, exits and operable windows and vents of all buildings except at the curb of the nearest street, sidewalk or alley.

The ordinance, which you can read here, also establishes obligations for property owners and managers to:

• Prevent smoking in prohibited areas including the posting of clear and prominent "no smoking" signs in any area on the premises where smoking is prohibited and signs at each entrance to the premise that read '"Smoking is prohibited outside this building except at the curb or at least 15 feet away from exits entrances, and operable windows";
• Request that any person smoking in areas where smoking is prohibited under the ordinance refrain from smoking with the exception of those persons who are outside a business who are not patrons of the business;
• Remove any ashtrays from inside the premises; 
• San Francisco already requires businesses to place ashtrays or other receptacles outside of the premises at the curb or at least 15 feet away from the entrance or exit of a building and 20 feet from a bus stop.  If no room exists to meet this requirement, the ordinance allows property owners and managers to affix the ashtray outside the entrance or exit with a sign stating that "Smoking is only permitted at the curb."  Businesses that have permanently affixed ashtrays/receptacles will be required to post a sign on the receptacle that states: "Smoking is only permitted at the curb".

We welcome your feedback on the ordinance.  Please email Ken Cleaveland, Director of Government and Public Relations for BOMA San Francisco at kenc@boma.com with your comments.

Service Animals in Places of Business

BOMA San Francisco Members:

We've received a few questions from members regarding service animals in commercial buildings and places of business.  Please click here for the United States Department of Justice (DOJ) Technical Assistance document that addresses common questions regarding service animals; and here for California's definition of service animals and additional resources.

The following are other specific issues to consider in response to some of the questions/comments we've received:

• You can have a 'no pets' policy, but you must exempt service animals from the policy. A formal policy  that someone must 'check-in' their animal might be precarious. It's common to see signage that says 'No Pets Permitted' with 'Service Animals Permitted' in smaller type below.
• As the DOJ notes, you are permitted to ask if an animal is a 'service animal required because of a disability,' although you are prohibited from having an official policy of demanding proof that the animal is trained or certified.  The DOJ document does appear to leave a little wiggle room if an employee wanted to bring their animal on a regular basis, you might be permitted to ask them to provide the documentation (assuming some exists) in some reasonable time frame. 
• Service animal versus 'companion' animal: The DOJ's common questions regarding service animals explains the current definition and scope. An animal that solely provides 'companionship' does not appear to meet the current definition. However, with the development of a recent DOJ rule to adopt new guidelines--which have yet to be issued--there is the possibility of expanding the scope of both animals covered, and the types of  'service' they might provide. There is no clear answer as to how the DOJ will interpret the language.
• Regarding tenant safety and possible damages: On an animal-by-animal basis, you are permitted to exclude an animal that is a 'direct threat' to the health and safety of others. However, you can’t 'pre-judge' an animal. If any animal does cause any damage, you are permitted to seek payment assuming you would also seek payment from any customer/occupant who directly caused damage.
• California law addresses service animals under Civil Code Section 54.1(6) through 54.1(7)(b).  The law states that service animals are animals that are individually trained to perform tasks for people with disabilities such as guiding people who are blind, alerting people who are deaf, pulling wheelchairs, alerting and protecting a person who is having a seizure, or performing other special tasks. Service animals are working animals, not pets. 

San Francisco Existing Commercial Buildings Efficiency Task Force Recommendations

In February 2009, Mayor Gavin Newsom created the Existing Buildings Efficiency Initiative Task Force (Task Force) to recommend policies and actions to improve the energy efficiency of existing commercial buildings in San Francisco.  The Task Force continues the work of the 2007 Green Buildings Task Force that was convened by the Mayor to develop expanded green building standards for major new private construction projects in San Francisco.

Please click here to access the Task Force's recommendations for the existing commercial building stock in the City and County of San Francisco, released last week.  The city's goal is to reduce total energy consumption in existing buildings by 50% by 2030, or an average of 2.5% reduction per year. Seven areas were identified as key to accomplishing this:

Please pay particular attention to the Implementation Timeline (Page VI).

The Task Force is comprised of 19 key stakeholders from San Francisco's building ownership, developer, financial, architectural, engineering, legal, utility, and construction communities:

Co-Chairs

• Steven M. Ring RPA, CPM, LEED AP, Director of Client Solutions, Cushman & Wakefield of California 
• Member, BOMA San Francisco Board of Directors
• Laura Rodormer LEED AP, Green Consulting Services Manager, Swinerton Management & Consulting

Members

• Kari Aycock RPA, LEED AP, Property Manager, Hines
• Member, BOMA San Francisco Environmental Committee
• Robin Bass AIA, LEED AP, Associate and Design Team Leader, Huntsman Architectural Group
• Member, BOMA San Francisco
• James Cantrell CPM, Principal, Cantrell, Harris, & Associates
• Greg Cunningham AIA, LEED AP, Principal, Enovity
• Lisa Michelle Galley, Managing Principal and Founder, Galley Eco Capital
• Barry Giles, LEED Faculty Emeritus, CEO, Building Wise LLC
• Alexander Hamilton, Partner, MBV Law
• Member, BOMA San Francisco
• Peter Liu, Founder and Vice Chairman, New Resource Bank
• Jeff Palmer, Northern California Vice President, Able Engineering
• 2009 Chair, BOMA San Francisco Codes and Regulations Committee 
• James Smith, Chief Engineer of 455 Market, Cushman & Wakefield
• Raphael Sperry AIA, LEED AP, Green Building Consultant, Simon & Associates, Inc.
• Angelica Ting Steinmeier, Managing Director, Landmark Exchange Management
• Member, BOMA San Francisco
• Peter Turnbull, Principal Strategic Planner, Area 1, Pacific Gas & Electric Company
• Phil Williams PE, LEED AP, Vice President, Webcor Builders
• Member, BOMA San Francisco
• William A Young Sr., Manager of Engineering Services, Shorenstein Property Management & Construction
• Member, BOMA San Francisco

Technical Advisors

• Panama Bartholomy, Advisor to Commissioner Douglas, California Energy Commission.
• Kathy Diehl MSE, ENERGY STAR Program Manager, U.S. Environmental Protection Agency Region 9

BOMA San Francisco is very fortunate to have had such good participation from a variety of uniquely-talented members, all of whom appreciate the many challenges older, existing buildings face in trying to document and upgrade their properties for energy efficiency. THANK YOU.

We welcome your feedback on these recommendations.  Please email Ken Cleaveland, Director of Government and Public Relations for BOMA San Francisco, with your comments.  Legislation will follow that will implement many of these recommendations; we'll post the measure on the blog when it is introduced.

California DIR Elevator Unit Meetings - Fee Increase Discussion & Code Clarification

The California Department of Industrial Relations Division of Occupational Safety and Health, Elevator Unit, will be holding two meetings to discuss potential fee increases and code clarifications:

Stakeholders Meeting - Fee Increase Discussion

Where: Elihu M. Harris 1515 Clay Street Suite # 113, Oakland, CA. 94612 (In the Auditorium)

When: December 29, 2009, 11:00am

Discussion Meeting - Code Clarification, Scheduling Issues and Open Forum

Where: Elihu M. Harris 1515 Clay Street Suite # 113, Oakland, CA. 94612 (In the Auditorium)

When: December 29, 2009, 1:00pm-3:00pm

This will be a follow up to the September 29th meeting. the Elevator Unit would like to further provide clarification of the Code, answer your questions, resolve scheduling issues and have general open forum. Your attendance and participation are welcomed.

Also, please visit the Elevator Unit's re-launched website which offers a great deal more information and assistance here.

The News Links - December 17-21, 2009

Mayor Gavin Newsom's YouTube Update for the week ending December 18, 2009 can be viewed here.

San Francisco Chronicle: California has keen interest in Copenhagen.

Commercial Real Estate

• CMBS Activity: Passing heat wave or a lasting warming?
• U.S. commercial property falls to lowest in 7 years.
• Mayor Newsom's is concerned with San Francsico's commercial property tax reassessments.
• Commercial real estate on shaky foundation.
• Institutional investors opting to stay in real estate investments.
• Good thing the U.S. is getting into commercial real estate.
• Dramatic changes expected in lease accounting: Are you prepared? 

San Francisco

• SFPD Chief cracks down on overtime.
• Don't talk trash – compost, recycle, create jobs instead.
• Willie Brown's weekly column in the San Francisco Chronicle can be found here.
• Matier & Ross - York: Oakland beats S.F. as 49ers stadium site.
• Watching supes more closely.
• Settlement calls for $4M annual to build curb ramps.
• Sunday Streets to return with expanded schedule.
• What's your ideal San Francisco neighborhood?
• Examiner Editorial: SF schools can't even keep classrooms warm.
• Mayor Newsom taking new approach with budget.
• Ken Garcia: Spendthrift ideals reign.
• Melissa Griffin: Resolution creates a pointless scuffle.
• Street audit reveals city's dirt, grime.
• Sanctuary city policy doesn't have to change.
• Examiner Editorial: Open invitation to steal from San Francisco.

Marin/San Mateo/Sonoma

• Speier: Health care provision bad for state.

California

• Schwarzenegger video on CNN: 'Economy is coming back'.
• Round 3 of California's never-ending budget bout looms.
• Schwarzenegger has options for post-gubernatorial act.
• Lobbyists can't kill measure before it passes, judge says

The Economy

• Goldman: Prepare for the de-stimulus, when fiscal restraint turns into a GDP drag.
• Labor data show surge in hiring of temp workers.
• Bay Area consumers shopping for bargains.
• Zero inflation impacts tax rates, government benefits and tax breaks.
• U.S. Department of Labor Statistics' regional and state employment and unemployment summary can be found here.
• The Economist: Eroding the debt.
• Data shows that the stimulus package was a waste of money.

Green Issues

• Green underwriting standards proposed.
• Clean-Tech investment to climb in 2010.
• Copenhagen pact met with questions.
• China says "development right" key in climate talks.
• The ugly truth about Obama's "Copenhagen Accord".

General

• Time to privatize the Postal Service?
• Obama gets an 'A' for effort from Schwarzenegger.
• Productivity rises as workers do more with less.
• Another real estate bubble -- in China?
• Higher incomes, less happiness.

Tell Your Senators to Oppose a Tax Increase on ‘Carried Interest’

Last week, the U.S. House of Representatives voted 241–181 in favor of tax legislation that extends $31 billion in expiring tax cuts, including a one-year extension of the BOMA International-supported 15-year leasehold improvement depreciation timeline that is set to expire at the end of the year. Unfortunately, to partially offset the cost of these tax breaks, the bill also includes a tax increase on the ‘carried interest’ of a partnership increasing the tax from the 15 percent capital gains rate to that of ordinary income (almost 40 percent). During floor debate, House Republicans focused on the negative impact this would have on the commercial real estate industry and job creation.

The bill now heads to the Senate, where it is expected to have a difficult time getting through with carried interest included as a revenue raiser. BOMA will remain vigilant in opposition of this tax increase, while at the same time working to find a way to extend the 15–year depreciation timeline for leasehold improvements.

Contact your Senators today and tell them to oppose increasing the tax on carried interest.

BOMA California Government Affairs Representative Matthew Hargrove Talks with BOMA San Francisco Codes and Regulations Committee Members

Matthew Hargrove, Sr. Vice President of Government Affairs for BOMA California

Matthew Hargrove, Sr. Vice President of Government Affairs for BOMA California (which is federated with the California Business Properties Association) updated the BOMA San Francisco Codes and Regulations Committee members at the SPUR Urban Center last week on his efforts to protect the commercial real estate industry from egregious public policy at the state level.

Mr. Hargrove spoke to the BOMA San Francisco Government and Public Affairs Committee a week prior where he covered the same topics; click here to view the highlights from both meetings.  Also please click here for comments by the California Business Properties Association, California Building Industry Association, BOMA California and the Commercial Real Estate Development Association on the proposed Green Building Standards for Commercial Occupancies (Part 11, Title 24, California Code of Regulations) as proposed by The California Building Standards Commission. 

Proposed June 8, 2010 Charter Amendments

 
At yesterday's weekly board meeting, the San Francisco Board of Supervisors had their last opportunity to introduce amendments to the City Charter for the San Francisco electorate's consideration on the June 8, 2010 ballot.  Your BOMA San Francisco Advocacy Team will be monitoring the proposals, below, as they traverse through City Hall and detail the association's position and analysis on each proposed amendment in short order.

Mandate spending: Would allow the Board of Supervisors to designate certain appropriations as mandates to spend. Currently the mayor does not have to spend money the board appropriates. — Introduced by Supervisor John Avalos

52-hour work week for firefighters: Would eliminate the 48.7-hour limitation on the work week and establish a minimum of a 52-hour work week. It is meant to reduce overtime spending. — Introduced by Supervisor John Avalos

Zero tolerance for firefighters drinking on duty: Would make it unlawful in The City’s charter for any uniformed member of the Fire Department to consume or be under the influence of alcohol while on duty. — Introduced by Supervisor Chris Daly

Charter mandating a Film Commission: Would make the Film Commission a charter-mandated commission, take away mayor’s appointing power of all 11 members and allow the Board of Supervisors to appoint five of the 11 members. It would also grant the commission city permit powers. — Introduced by Supervisor Michela Alioto-Pier

Reducing employer retirement benefit costs: Would increase from 7.5 percent to 9 percent newly hired public safety workers’ contribution to pension costs, make the employee contribution rate no longer negotiable in labor contracts and establish a spending set-aside for pension or retiree health benefits. — Introduced by Supervisor Sean Elsbernd

Setting transit operator wages: Would eliminate a mandatory “floor” when setting the salaries of transit operators. — Introduced by Supervisor Sean Elsbernd.

The information above was retrieved from the San Francisco Examiner, here.

The News Links - December 15-16, 2009

SF Weekly: The worst run big city in the U.S....and you're living in it.

Commercial Real Estate

• Commercial real estate videos: Mort Zuckerman, Chairman of Boston Properties and Harvey Green, CEO of Marcus & Millichap
  
• AIA Billings Index: Decline reflects continued unease.
  
• Greener pastures for commercial real estate.
• Snail's pace recovery likely in store for retail in 2010.
  
• USPS possibly shuttering 170 post offices.
• No sign of slowdown in rising U.S. CMBS delinquency rates.
  

San Francisco

• S.F. employment expected to improve.
  
• San Francisco supervisors on Tuesday proposed a slew of charter amendments for the June ballot.
  
• San Francisco, Pentagon to meet on possible Treasure Island deal.
• City controller's report that tracks the performance of city services can be found, here. 
  
• Quake bond: $625M would update infrastructure.
• Workers start two-day protest at W Hotel.  
• Smoking ban moves forward.
  
• Police, firefighters face budget ax.
  
• BART carpets stink -- and BART management agrees.
  
• Engineer: Century-old pipes bursting from old age won't survive quake.
  
• Supe confronts unions, runaway health spending with ... MATH!
  
• Charter amendments ahoy! Supes' last chance to really tool around with city today.
  
• Tax break proposed for Healthy SF contributors.
  
• Newsom backs radiation labels on cell phones.
• The hottest new Bay Area night spot? A science museum.
  

Marin/Sonoma/San Mateo

• Marin pension system plays lead role in $15 million budget deficit.
  
• More San Mateo County school districts eye parcel taxes.
• San Mateo County sets elected officials’ salaries. 
• County kicks up budget timeline.
  
• First-time mayor sets priorities.
  

California

• Tax-loophole rollback measure hits the streets.
  
• Ballot watch: Chamber takes positions on proposed initiatives.
  
• CA SOS: Ballot measure update as of December 14, 2009.
• State's revenues running $1 billion below forecast.
• Dan Walters: California politicos bewail rising burden of debt.

The Economy

• Cautiously upbeat Fed set to keep policy on hold.
  
• MetroMonitor, a quarterly, interactive barometer of the health of America’s 100 largest metropolitan economies, can be found here.
  

Green Issues

• Why business leaders can ignore climate deniers.
  
• Green builders awaiting the green.
  
• Governor Schwarzenegger's big day in Copenhagen. His speech can be viewed, here.
• Developing nations derail Cophenhagen.
  

General

• Bruce Bartlett: Inequality - A problem?
  
• Out from under TARP, banks are now free to fail again.
  
• TIME's Person of the Year: Ben Beranke .
• Pelosi is runner-up for Time's Person of the Year.
  
• Why you won't want to rely on OPEC down the road.
  
• Sarah Palin is Public Enemy No. 1 in Democratic fundraising.
  

Department of Building Inspection Special Meeting on Smoke Control Systems - December 17

There will be a special meeting on Thursday, December 17, 2009, from 8:00 a.m. to 10:00 a.m. at 1660 Mission Street, Room 2039 to discuss and make recommendations on AB–047, the City’s Administrative Bulletin that covers the process and requirements for establishing and verifying smoke control systems in buildings.

The meeting of the Fire/Life Safety Subcommittee--of the City’s Code Advisory Committee--will discuss and possibly take action on this 15th draft of the bulletin with the intent of forwarding it to the full Code Advisory Committee and ultimately to the Building Inspection Commission.

All BOMA San Francisco building managers and engineers should be familiar with these requirements. Please click here for a copy of the latest draft bulletin, and here for the meeting agenda.

San Francisco Government Economic Barometer for October 2009

 

The Office of the Controller has released the local Government Economic Barometer for October 2009.  You can access the full report, with analysis, here.

San Francisco Police Department Online Incident Tracking

BOMA San Francisco Members:

Please note that the San Francisco Police Department, in conjunction with the Omega Group, has introduced an interactive website called CrimeMapping.com. This site enables citizens of San Francisco to query and to map calls for police services to incidents near an address. CrimeMapping.com also includes a Crime Alerts service that allows users to receive reports regarding incidents of crime near the subscriber’s home or business via e-mail.  You can access this new site by clicking here.

CrimeMapping.com is the third of three online sites that are available to the public. Members of the public are invited also to visit CrimeReports.com and EveryBlock.com. All three sites allow the public to access San Francisco Police Department Computer Aided Dispatch (CAD) crime information for a particular address based on a radius the user selects. Each site has its own manner of presentation, but supplies essentially the same information.

Please click here for BOMA San Francisco's Emergency Preparedness Committee website were we continually update the BOMA membership on safety, security, emergency preparedness and incident prevention practices in the commercial property field.  BOMA San Francisco recently hosted the San Francisco's new Police Chief, Chief Gascón, at our November 19, 2009 luncheon.  Please click here for our blog post on his visit!

The News Links - December 11-14, 2009

Mayor Gavin Newsom's recent YouTube address regarding the second week of December in City Hall can be found, here.

 

The Money Game: Bureaucrats have way better benefits than you.

San Francisco Examiner: A push for energy efficiency.

Commercial Real Estate

• CB Richard Ellis to market $2 billion in state buildings.
• Controversy changing how pension funds invest in real estate.
• Second non-TALF commercial mortgage bond sold.
• State hopes to woo developers, businesses with new database. 
  

San Francisco

• Solar panels imperil firefighters.
  
• S.F. Water main rupture symptomatic of trillion-dollar national problem.
  
• Eyes on the street: Powell Street parking lane becomes trial sidewalk.
• Beloved Palace of Fine Arts moves into final phase of renovation.
• Examiner Editorial: More doomed attempts to gouge SF drivers.
• The cost behind a bright idea.
• Matier & Ross' latest article can be found, here.
  
• Willie Brown: Pelosi's vocal cords give out, Newsom's in gear.
• Ken Garcia: Toll hikes yield little for locals.
  
• A new spokesman for Newsom.
  

Marin/San Mateo/Sonoma

• Garbage contract might finish early.
  
• Retail numbers up, but Sonoma County consumers remain cautious.
  

California

• Dan Walters: California's cities feel budget pinch as well.
  
• Republican Tom Campbell insists "I'm in the governor's race".
  
• Cal's budget problem far from the worst.
  
• Poizner antes up $15 million for gov race.
  
• CA SOS: Ballot measure update as of December 10, 2009.
  
• Ballot intiative aims to end two-thirds budget vote rule.
  
• California budget: Almost like breaking even.
• Recession slows Californians' move to other states.
  

The Economy

• Goldman Sachs: State and Local Update - The Drag Persists.
• Greenspan: Bernanke is out of bullets, now inflation is the big risk.
  
• Restaurant industry remains in the doldrums.
  
• Economic reports raise hopes for global recovery.
  
• Surprise! U.S. consumers are crawling back up the ropes.
  
• The TARPing of small business.
  
• Stores' dilemma: To deploy discounts now or hold the line.
  
• Forbes: Additional stimulus spending could do more harm than good.
  
• America’s job cuts could help boost its exports.
  

Green Issues

• What are green jobs? 
• U.S. vs. China: The rest is just details.
  
• Will big business save the Earth?

General

• Examiner Editorial: Bad economic times are good for bureaucrats.
  
• Cities look to foreign money for infrastructure financing.
  
• Lies, damn lies, and government statistics.
  
• Wall Street Journal versus New York Times: It is so on!
  
• Drug prices don't fall because Medicare isn't allowed to bargain.
  
• Recession for you; boom times for federal workers.
  
• Did NAFTA actually help Mexico?
  
• Congress can deal with jobs and deficit together.
  

Transamerica Pyramid Earns LEED Gold

Marc Intermaggio, BOMA San Francisco's Executive Vice President, addresses the media with Mayor Gavin Newsom (at right); Dan Geiger,USGBC-NCC Executive Director (to the left of the Mayor); and, the Cushman &Wakefield Management Team at the Transamerica Pyramid.

Marc Intermaggio, BOMA San Francisco's Executive Vice President, had the honor of participating in this morning’s ceremony to celebrate the Transamerica Pyramid's (now known as The Pyramid Center) momentous achievement of LEED Gold Certification.  Mayor Gavin Newsom acknowledged BOMA San Francisco's leadership in support of green codes and operating practices, and Jared Blumenfeld, currently the Director of the San Francisco Department of Environment, and next week taking the position as Western Regional Administrator with Environmental Protection Agency, gave BOMA kind remarks as well:  He citied the association's Commercial Recycler of the Year awards program that has evolved into the multidimensional Earth Awards Program, and noted the strong and long-existing partnership between BOMA and the city’s Department of Environment.  Blumenfeld said "BOMA San Francisco is at the absolute forefront of environmental leadership and education of its members”.  It was wonderful to hear the kudos from our local public sector leaders about the achievements of the BOMA San Francisco membership.

In his brief remarks to the media, Mr. Intermaggio took the opportunity to note that the majority of local office buildings registering for certification and/or obtaining a LEED rating are members of BOMA San Francisco, and one reason so many of the association's members are participating is that they are no strangers to the practice of performance improvement.  Indeed, BOMA has been benchmarking operational excellence for 90 years (through BOMA's Experience Exchange Report - EER).  Intermaggio acknowledged the United States Green Building Council (USGBC) for shining the light on what can be done in the arena of sustainability, and cited BOMA’s partnership with USGBC.

While it is relatively easier to design and build a new building to LEED standards, it can be a challenge to take an existing property, such as The Pyramid Center, to that level.  It is certainly doable, but it requires a committed owner/investor, some capital expenditure, effective implementation by the property management team, supportive vendors, and tenants who are willing to change some of their behaviors to help sustain the environment.

BOMA San Francisco congratulates Aegon and the Cushman & Wakefield Management Team for their outstanding achievement!

Measuring Operating Performance Matters More Than Ever

 
BOMA San Francisco Members:
 
Measuring Operating Performance Matters More Than Ever.

GSA Public Buildings Commissioner Bob Peck recently sat down with BOMA to discuss how the U.S.´s largest landlord uses BOMA´s Experience Exchange Report as a critical element of their office building benchmarking program. Click here to listen to his thoughts.

If you´re working to benchmark your building´s operating performance, the Experience Exchange Report (EER) can help. Here are 5 great ways to use it to improve your asset´s performance.

• Compare this year´s income and expenses with last year´s for an initial read on overall performance.
• The EER covers major expenses like cleaning, repairs/maintenance and security. Use the EER data to identify how your contracts compare to market averages and to guide any rebidding of major service contracts. 
• Use the EER to show your tenants and potential tenants how much lower your building´s operating expenses are. The EER covers more buildings than any other comparable study in the industry, and tenants recognize and appreciate that you´ve verified your operating expenses against the industry´s standard!  
• Track market NOI (net operating income) by sector, asset size, and asset type—correlated to occupancy information and see how well your building performs compared to its peers.  
• Drill down into the line item detail of every income or expense measure for more fine–tuned analysis of your asset´s efficiencies. 
  

The EER is More Affordable Than Ever Before

Buying the EER is more budget–friendly and flexible. Need one or two markets or reports for all available cities? No problem. Customize and buy your subscription based on your needs and your entire staff’s all in one easy transaction. The EER´s new online subscription format allows you to buy only the markets you need. Ask about group and company–wide subscriptions. Pay online with VISA, MasterCard or American Express and you´ll be ready to start measuring your building´s performance right away. Share Data. Improve Performance. Achieve Excellence. Put the EER to work for you. Purchase now.

The News Links - December 9-10, 2009

 NBC 7: Bay Bridge tolls could spell end to carpool culture.

San Francisco Chronicle: S.F. chief offers break to cops in trouble.

KQED Capital Notes:  Might redistricting process run out of cash?

Commercial Real Estate

• Commercial values begin to stabilize.
  
• Meredith Whitney on CNBC: CRE video update.
• CMBS: Back in business?
  

San Francisco

• Mellisa Griffin: Sanctuary Update & City technology is (hand-dragging down face) embarrassing.
• New life may be breathed into eviction-protection plan.
• SF drivers may be hit with fees.
• Daly & Elsbernd: The challenge is on.
• Coverup worse than crime? S.F. outspends other cities fighting graffiti.
• Bringing down a 'prolific vandal'

Marin/San Mateo/Sonoma

• Editorial: Grand jury adds fuel to hot debate over clean energy.
  
• New mayors in South San Francisco, Daly City.
• Assemblymember Jared Huffman to have 'mobile office' at cafe.
  

California

• Two public employee political funding initiatives enter circulation. 
• Calbuzz: Jerry Brown meets Sgt. York & Flavor Flav.
• Perez, De Leon reach truce over speakership.
  
  

The Economy

• Actually, America is massively slowing its debt binge.
  
• The Economist: Crash and carry.
  
• Small business confidence collapsed from October to November.
• The manufacturing collapse has resumed.
• Geithner letter to Pelosi on TARP exit strategy.
  

Green Issues

• Forbes: Climate change we can believe in.
  
• Report: Green jobs booming in California.
• Green productivity gains: What's the ROI from Indoor Environmental Quality?
• Windmills are a great way to cheat carbon credits.
• Oil's going to $225 by 2012, says analyst.
• Examiner Editorial: EPA ruling threatens congressional authority.
  
• The Copenhagen climate talks: Filthy lucre fouls the air.
  

General

• WSJ Opinion: For global finance, global regulation.
  
• About those TARP savings.
  
• Obama approval falls to new low, Quinnipiac University National Poll Finds; U.S. voters oppose health care plan by Wide margin.
• More bad news for Democrats in CNN poll.
  
• The dollar is a mess, but here's why the world can't ditch it.
• More on the politics of financial regulation.
• House votes to extend tax breaks, raise taxes.
• Saudi Arabia runs out of sand (you read that right)!

Destination-Based Elevator Control System Requirements

BOMA San Francisco Members:

Please find the latest iteration of the destination-based elevator controls administrative bulletin from the San Francisco Department of Building Inspection that will govern future installation of such elevators controls in San Francisco, insuring they are completely accessible to the disabled, here.

If you have any questions about this bulletin, please contact Ken Cleaveland, BOMA San Francisco's Director of Government and Public Affairs at kenc@boma.com.

SF Works - Helping San Francisco Employers Access Hiring Tax Credits

We've posted on the blog previously about the JOBS NOW! program; now, SF Works is helping San Francisco employers access hiring tax credits. These credits are significant, are available to all kinds of companies of all sizes, are triggered by all kinds of employees and can be retroactive.  Many companies are not accessing these credits or not fully accessing these credits, often because they don't know the amount of credit available or don't have the capacity to do the application.

SF Works partners with a leading tax credit service firm that processes the credits working with a company's finance lead and there is no cost to employers until they are realized. Working with SF Works to access your hiring tax credits provides a valuable community service; SF Works uses customary fees from this service to help lower-wage workers access community resources that can save them an average of $1,500 annually on everyday expenses such as healthcare, transportation or utilities and also connects them to resources such as free financial, legal and career services. 

SF Works has worked with many leading large and small San Francisco employers including Pet Camp, Recology and Rose Pistola.  To find out how you can be involved in saving money and multiplying those savings into assistance to your employees, please contact Thomas Peeks, tpeeks@sfworks.org or (415) 217-5192.

SF Works is a workforce support nonprofit housed in the San Francisco Chamber of Commerce, more information on SF Works and these tax credits can be found here.

The News Links - December 6-8, 2009

New York Times: Bloomberg drops an effort to cut building energy use.

New York Times: What makes cities great.

Retuers: U.S. greenhouse gas ruling sends message to world.

Commercial Real Estate

• First CMBS transaction through TALF offers hope.
• No escape from TARP for U.S. banks choking on real estate loans.
  

San Francisco

• Ken Garcia: Fix budget?  Nah.  Solve global catastrophe?  YES! 
• Chronicle Editorial: Marooning cops on desk jobs wastes $5M.
  
• The money hunt.
• SFMOMA expansion depends on lots of ifs. 
  
• Hotel Council urges Local 2 to avoid strike activity harmful to union members during the holiday season.
  
• Employee claims eat up millions.
• San Francisco Chamber of Commerce: We can’t tax our way out of budget problem.
  
• Mayor Gavin Newsom: Muni service modernization will improve efficiency.
• Willie Brown's weekly article can be found here.
  
• Matier & Ross: Spin cycle picks S.F.'s pocket coming and going.
• Fixing SF's parks, step by step.
• Assessor Ting stumps for ... the environment.
• A taxing situation.
  
  

Marin/San Mateo/Sonoma

• Marin grand jury calls 'clean energy' plan too risky.
  
• Sonoma County's stimulus tally more than $100 million.
  

California

• Capitol is losing its legislative luster
  
• Pay cut takes effect for state's top elected officials.
  
• Is California sold on Governor Meg Whitman?
• California Legislator voting record can be found here.
• Group wants California legislators to be part time.
• Democrats would do right to do right by Maldonado.
  

The Economy

• CEOs much more upbeat on rising sales, but few expect to boost hiring.
• Coming off healthy Black Friday, retailers crossing fingers for a strong finish to 2009.
  
• Four reasons that rosy November jobs report was even better than it seemed.
• Speaker Nancy Pelosi: President and Congress working on jobs package.

Green Issues

• Appraisers continue search for value in green buildings.
  
• CA Real Estate Journal's GREEN LEADERS 2009: Green leadership defined.
  
• LEED the way with sustainability: Go green without spending too much green.
  
• A row over climate change e-mails grows louder.
  
• In face of skeptics, experts affirm climate peril. 
  

General

• The most important number in politics today: 39
  
• Can the federal government really create jobs?
  
• Examiner Editorial: We need more jobs, not more government.
  
• Why Congress is furious at the Fed.
• Detroit: If this was a real city...
  

Flex Your Power - Best Practices Guide for Commercial Office Buildings

California businesses collectively spend more than $15 billion a year on heating, cooling, lighting and other energy uses. Much of this cost is unnecessary. While high and variable energy costs will continue to impact their bottom line, companies of all types and sizes can take action to reduce these impacts.

Organizations that implement energy-efficient measures outperform their competitors by as much as 10%. To remain profitable and gain a competitive edge, companies need to do more than just turn off unnecessary lights and adjust thermostats. They need to make energy efficiency an essential part of their business plan. By doing so, businesses lower their utility bills and help California ensure a reliable energy supply.

To this end, please take a moment to visit the California's Flex Your Power website for the Commercial sector, here; and the Best Practices Guide for Commercial Office Buildings (2005), here (or come by the BOMA San Francisco office for a tangible copy of the guide), for recommendations on how you can sustain the natural environment while saving some "green" at the same time!

BOMA San Francisco's Environment Committee, one of the largest and most active committees within the BOMA membership, is intimately involved in promulgating environmentally sustainable business practices in the commercial real estate industry.  In fact, BOMA has long been a leader in promoting sustainable practices in commercial office buildings:

• Our High Rise Recycling Program began in 1987 and helped bring the city to a nearly 70% waste diversion rate.
  
• BOMA created a green lease, written to engage tenants in taking more responsibility for conserving energy use within their leased premises. 
• BOMA’s Energy Performance Contract was developed in concert with the Clinton Climate Initiative designed to stimulate investment in energy saving equipment.
• BOMA’s 7-Point Market Transformation Challenge was designed to reduce energy consumption in commercial buildings 30% by 2012.
• The BOMA Energy Efficiency Program – a series of six courses, was developed in concert with EPA, designed to improve operating efficiency and to benchmark energy use.  
• BOMA San Francisco’s Earth Awards program grades building performance across critical domains such as Recycling, Composting, Waste Reduction, Toxics and Air Quality Management, Environmentally Preferable Purchasing, Energy Conservation, Water Conservation, Energy Efficient Transportation, and Tenant Education. 
• Our local partnership with the U.S. Green Buildings Counsel to encourage our members to obtain individual LEED Accredited Professional certification, as well as to get their buildings LEED Certified.
• Energy Crisis Assistance – During the 2002 energy crisis, BOMA San Francisco provided energy conservation tips to building owners and their tenants.  For its efforts, BOMA was honored with the Governor’s “Flex your Power” award for outstanding leadership in energy conservation.  To that end, BOMA  eveloped a web resource to provide energy conservation tips and information energy rebate and incentive programs. 
• BOMA helped craft and strongly supports the City’s Construction & Demolition Debris Recycling Ordinance. 

Post Montgomery Center Achieves USGBC LEED Gold Status

From left to right: Dan Geiger U.S. Green Building Council – Northern California Chapter; Matt Macko; Chris Levaggi, Recology; Clancy Simon, Pankow Special Projects; Jose Guevara, Cushman & Wakefield; Marc Intermaggio, BOMA San Francisco.

  Mary Hufnagel and Fred White with Cushman & Wakefield.

From left to right: Cyndi Soares, RETROCom Energy Strategies; Susan Court, Cushman & Wakefield; Stephany Cull, RETROCom Energy Strategies

Congratulations to Jose Guevara, Property Manager with Cushman & Wakefield, and the entire Cushman and Wakefield management team for their recent USGBC LEED Gold Certification at the Post Montgomery Center. 

The Post Montgomery Center management team has constantly taken a strong pro-active approach to resource conservation, waste diversion, environmental protection, energy efficiency, and ecologically friendly purchasing practices. Their efforts have been recognized via the following awards:

• Energy Star Recognition Award annually since 2001.  Post Montgomery Center is one of only five buildings nationwide that has received this recognition since the inception of the Energy Star Program.

• BOMA’s Commercial Recycler of the Year award in the large office building category in 2002, 2003, 2004, 2005 and 2006.

• BOMA San Francisco's Earth Award in the large office building category in 2007, 2008 and 2009 for ongoing commitment to conservation, recycling and sustainable operating practices.

• American Lung Association’s Clean Air Award.

• BOMA International's Pacific Southwest Region’s Office Building of the Year Award.

• Business Energy Coalition’s Energy Efficiency Program Award and Incentive in 2006, 2007 and 2008.

• LEED Gold Certification in 2009.