UPDATE - Legislation Introduced by Supervisor David Chiu: ADA, POPOS, On-Site Water Reuse and Drinking Fountains

BOMA San Francisco Members,

BOMA San Francisco's Government and Public Affairs Committee (GAPAC) members met with Supervisor David Chiu recently to discuss a number of legislative issues his office has been working on.

Please review the following information and send and email to kenc@boma.com and johnb@boma.com with any questions or concerns.  Thank you!

Disability Access (ADA) Improvements for Small Businesses and Landlord Obligations

The last meeting our members had with Mr. Chiu was in February 2012. Supervisor Chiu has amended his legislation to inform prospective tenants of accessibly issues rather than mandate upgrades for first floor commercial tenants.

Specifically, this ordinance will require the commercial property owner to inform the prospective tenant of any disabled access deficiencies in the space, and to work out any agreement with that tenant on the upgrades or corrections that may be necessary. It does not ban leasing of spaces that aren’t accessible, but it does require the owner to inform the tenant of that fact.

New Signage Requirements for Privately Owned Public Open Spaces (POPOS)

BOMA has stressed with the Supervisor that this proposed new set of signage requirements should only apply to new buildings with public amenity spaces. However, the Mr. Chiu would like to see the existing POPOS be better advertised onsite than some are currently. We are not sure where this will go at this point. Buildings with POPOS should weigh in on what they consider adequate signage directly to the Supervisor.

On-Site Water Reuse for Commercial, Multi-Family and Mixed Use Developments 

The Supervisor has agreed to amend this legislation to make it clear that this ordinance is optional for both existing and new developments. If a developer or owner does opt to do onsite water recycling, then these requirements, primarily administered through the city’s Health Department, will apply.

Requiring New and Remodeled Buildings That Have Drinking Fountains to Provide Bottle Filling Stations 

This ordinance will be amended to only apply to new installations or major rehabs that impact existing drinking fountains.

What is an ASHRAE Audit? - How to Comply with the Existing Commercial Building Energy Performance Ordinance

BOMA San Francisco Members:

BOMA San Francisco is hosting this new seminar on Monday August 13th at the Pacific Energy Center with PG&E as the sponsor.  Click here to register!

The San Francisco Existing Commercial Building Ordinance sets energy efficiency goals for commercial buildings; sets reporting standards and methods for commercial properties, and defines deadlines for meeting goals and reporting a building's energy performance. Stage 1 involves the requirement for commercial buildings to be energy benchmarked using the EPA's Portfolio Manager site, Stage 2 involves the additional requirement for commercial buildings to get ASHRAE audits, and for the reporting of those audits results.

This seminar will provide commercial building owners, managers and operational staff an understanding of the ASHRAE Level Energy Efficiency audit requirement under the San Francisco Existing Commercial Buildings Energy Performance Ordinance. ASHRAE audits are detailed surveys of a building's energy costs and efficiency. The audit identifies energy savings and provides a cost benefit analysis of recommended energy conservation measures. The ordinance requires owners of commercial buildings over 10,000 sq. ft. to perform ASHRAE energy audits every five years and the first of the assigned deadlines is quickly approaching.

At the completion of the seminar, participants will have the knowledge they need to confidently decide what level of ASHRAE audit to conduct, who should perform the ASHRAE audit, what resources will need to be dedicated and what steps to take after an ASHRAE audit report is completed. An overview of a retro-commissioning study, which can be submitted for compliance in lieu of an ASHRAE audit, will also be provided.

Agenda 

• 9:00 a.m. - 9:30 a.m. : What is required by the San Francisco Existing Commercial Buildings Energy Performance Ordinance
• 9:30 a.m. - 10:30 a.m.: Description of the levels of ASHRAE audits and how to get the most out of the audit
• 10:30 a.m. - 10:45 a.m.: Description of retro-commissioning as an alternative to an ASHRAE audit
• 10:45 a.m. - 11 a.m.: Q and A and wrap-up discussion

Emergency Amendments to California Disabled Access Code Requirements - Effective August 1, 2012

BOMA San Francisco Members:

UPDATE - July 26, 2012

Please note that there will be emergency amendments to California Disabled Access Code requirements effective August 1, 2012.   Tom Dusza with RJA Group mentioned this fact at a recent Codes and Regulations Committee meeting.

The nine changes to the state’s disabled access codes are being adopted in a short time frame. As such, it is important that all design professionals and property managers be immediately apprised of these new requirements.

Click here to review the code changes.

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Original Post - July 5, 2012

BOMA San Francisco Codes and Regulations Committee members - Gordon L'Estrange, Senior Associate at Lionakis and staff from the San Francisco Department of Building Inspection -  have identified and summarized the following issue for your consideration.  

In California, we are regulated by two 'codes' that identify the minimum technical construction guidelines required to ensure commercial buildings are accessible to those with disabilities: the 2010 California Building Code Chapter 11B, and the Federal 2010 ADA Standards for Accessible Design (which is a part of the overall Americans with Disabilities Act of 1990 [ADA]).


The next code adoption cycle for the California Building Code (CBC) is mid-year 2013, going into formal effect January 2014. The Division of the State Architect is currently working on revisions to the CBC in anticipation of this new adoption cycle but there are some interesting timing issues with this process that will potentially cause interpretation issues and confusion for BOMA members.


The CBC requirements are generally aligned with the Federal ADA Standards but there are some examples where one or the other code is more stringent. Typically, the approach has been to apply the stricter of the two and, thus, both codes are satisfied. However, with the adoption of the new Federal 2010 Standards, there are a limited number of cases where compliance with one will be a violation with the other. The Division of the state Architect recently attempted to pass emergency legislation that would amend the 2010 California Building Code to bring it into line with the Federal ADA Standards and remove this potential ambiguity but, the legislation failed at the California Building Standards Commission.

Most of these items can be addressed with careful design during renovations. The items in conflict that could potentially affect BOMA members include:

• Tactile signage mounting height and character requirements;
• Baby changing tables in restrooms;
• Toilet paper dispensers within accessible stalls in restrooms; 
• Drinking fountain spout location and water flow requirements;
• Door hardware mounting height.

The findings of the emergency legislation can be reviewed by clicking here and here.


The Division of the State Architect is attempting to revise the entire California Building Code Chapter 11B regulations for accessible design so that they reconcile with the 2010 Federal ADA Standards and the existing California-specific Standards. They are currently holding a series of day-long access code forums around the State, between now and the end of July, to gather stakeholders’ input in the formatting of the revised code.  Participation is available to everyone and agendas and the draft proposed language of the revised code is available here.

San Francisco Business Tax Proposal - Gross Receipts Tax

BOMA San Francisco Members:

The Mayor, Board of Supervisors and the business community have reached an accord on reshaping the current business tax program for the City and County of San Francisco.  The current format is based on payroll. The new tax model will be based on gross receipts. BOMA San Francisco members and staff have been deeply involved in the discussions and have advocated for a fair tax rate for the commercial real estate industry.

Click here to review a summary of the business tax changes;

Click here to review the Legislative Digest for the ordinance;

Click here to review the ordinance.

Abstract

This proposal, if passed by the San Francisco electorate in November, will gradually move the City's business tax system over five years from one based on payroll to one based on gross receipts, starting in 2014.  Please note that the new tax model will also include these items:

• An updated annual business licensing fee schedule that will be effective beginning in 2013.
• Funds allocated to an affordable housing trust fund;
• This new model of gross receipt taxation is less any real estate or parking taxes paid by the property. BOMA is neither supportive or opposed to this tax measure.

Details

The current payroll tax is 1.5% on payrolls that exceed $250,000 annually. The proposed gross receipts tax rate for real estate is .285% on the first $5 million in revenues, and .30% on revenues above $5 million. The gross receipts tax applies only to revenues collected on properties located in the City and County of San Francisco. The rate for real estate revenues above $25 million will increase to .325% in 2020. The new annual business licensing fees will climb from $25 - $500/year to $90 - $35,000 annually.


The rates proposed for the business licensing fees (with the exception of retail and wholesale, which have a slightly lower rate) are as follows:

$0 - $100K = $90

$100K - $250K = $150

$250K - $500K = $250

$500K - $750K = $500

$750K - $1M = $700

$1M - $2.5M = $300 

NOTE: Firms with less than $1M in annual revenues will not pay a gross receipts tax, but will pay a slightly higher annual business licensing fee.  This is why the fee is lower for firms with gross receipts between $1M and $7.5M.

$2.5M - $7.5M = $500

$7.5M - $15M = $1,500

$15M - $25M = $5,000

$25M - $50M = $12,500

$50M - $100M = $22,500

$100M - $200M = $30,000

$200M+ = $35,000

UPDATE - San Francisco Eastside Recycled Water Project

BOMA San Francisco Members:

Recently, the San Francisco Public Utilities Commission (SFPUC) staff have been reaching out to specific neighborhoods in areas of San Francisco where possible facility sites may be evaluated and considered for the recycled water project.

The SFPUC has had representatives in these areas asking for input and providing Eastside Recycled Water Project information. The comments provided will help the Department to determine a suitable location for new facilities and inform them as to important principles and priorities expressed by neighborhood residents and members of the community regarding this project.

Now, the SFPUC wants YOUR input on the Eastside Recycled Water Project!  They have posted a survey and here.  Please take part in the survey as your responses and comments will help inform the Department as they continue the planning process. 

Please contact me at sgautier@sfwater.org if you have any questions or would like more information about the Proposed Eastside Recycled Water Project.

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Original Post - November 16, 2011

Please join the San Francisco Public Utilities Commission (SFPUC) for an open house session to learn about the benefits of recycled water.

Thursday, Nov. 17, 2011

6:00 pm - 7:30 pm

Mission Bay Visitor Center

255 Channel, San Francisco

Click the image to enlarge.

SFPUC staff will be on hand to answer all questions regarding the Recycled Water Ordinance and how it can impact any new buildings built on the East side of San Francisco (South of Market/ AT&T Park Area/ the beginning and end of Third Street.)   

Staff will also discuss the possibilities and potential for using clean, highly treated recycled water instead of drinking water for non-drinking purposes, e.g., irrigation and toilet flushing in new buildings built with dual systems. 

The open house will give BOMA members a chance to ask questions about recycled water dual systems, talk one-on-one with SFPUC staff engineers and project managers, and how to get involved in the planning if one of their buildings may be impacted.   

Please feel free to contact Ken Cleaveland at kenc@boma.com and John Bozeman at johnb@boma.com with any questions you may have.  The SFPUC contact for the open house is Suzanne Gautier, sgautier@sfwater.org or (415) 554-3204.

Join the BOMA SF-PAC for a Reception Honoring Endorsed Candidate for California Assembly - Michael Breyer

Michael Breyer and BOMA SF-PAC Chair Jim Christian

BOMA San Francisco Members:

Please consider joining the BOMA San Francisco Political Action Committee (BOMA SF-PAC) for a reception to honor Michael Breyer on August 23rd.  Mr. Breyer has been endorsed by the BOMA SF-PAC for the 19th District of the California Assembly.  Be sure to follow Mr. Breyer on Twitter and 'Like' him on Facebook!

Elect Michael Breyer 2012

Please join The Building Owners and Managers Association of San Francisco for a reception in support of

Michael Breyer 

Candidate for California State Assembly, District 19

Thursday, August 23, 2012

5:00PM – 7:00PM

The Executive Offices of Seligman Western

Transamerica Pyramid

600 Montgomery Street, 40th Floor

San Francisco, CA 94111

Contribution Levels: Sponsor: $1,000 Co-Host: $500 Guest: $100

Please RSVP to Thielson Da Silva at (415) 692-3556 or email thielson@calgroupinc.com

Click here to access the remit form and additional information.

About Michael Breyer

Mr. Breyer is a San Francisco Library Commissioner, the son of U.S. Supreme Court Justice Stephen Breyer and is a Stanford University graduate.  He is a firm believer in the spirit of entrepreneurship as he is the co-founder of Courtroom Connect.  Mr. Breyer is also the founder of the Draft Ed Lee campaign.  

In the Assembly seat Mr. Breyer will focus on:

• Stimulating economic growth in the great State of California;
• Bringing innovation in the school system;
• Statewide pension reform;
• And, much more!

BOMA Bay Area EARTH Awards Innovations - Electric Vehicle Charging Station at Post Montgomery Center

By BOMA Energy & Environment Committee Members Zachary Brown (CBRE) and Jessica Robinson (Zipcar)

The 2012 BOMA Bay Area EARTH Awards may have come and gone, but the Energy and Environment Committee is already hard at work using BOMA member feedback to shape next year’s program.

The EARTH Awards recognize member buildings in San Francisco and Oakland that are leading the way in areas of sustainability like commercial recycling, energy and water conservation, and support for alternative transportation. Vanguard developments in these categories actuate the EARTH Award program, and 2013 will be the most innovative yet!

Indeed, your fellow BOMA members are redefining what environmental stewardship means to the industry, and it is the ethos of the 2013 EARTH Awards. Over the coming months, the Energy and Environment Committee will share profiles of EARTH Award applicant buildings to highlight the range and variety of ways members are pushing the proverbial envelope. 

To kick things off, Energy and Environment Committee members sat down with Jose Guevara, Property Manager for Cushman & Wakefield at the Post Montgomery Center. A repeat winner of the EARTH Awards, the Post Montgomery Center took home top honors in the large office building category between 2007 and 2011 and has received ENERGY STAR® recognition annually since its inception in 2001. With the numerous energy efficiency innovations employed at the building, Jose has lately been asked about the Electric Vehicle (EV) charging stations launched in January 2011.

Post Montgomery Center was the first commercial building in the United States to install EV charging stations, and it took some convincing at first to get installer Coulomb Technologies on board with the idea - commercial properties weren’t even on their radar at the time. But since the charging stations went online at the Center, there hasn’t been a day where they have gone unused. Early adoption was spurred by existing tenants in the building who already owned EVs, and now other EV drivers seek out the garage as a charge-up point when they are downtown – a win for parking revenue and for the retailers in the Crocker Galleria which anchors the Post Montgomery Center. From a leasing perspective, the chargers are a key selling point and are featured prominently in the building’s environmental marketing and outreach..

Installing EV charging stations not only positively impacts the building’s carbon footprint, but also has an easily-overlooked benefit of improving the health of the valet attendants who work in the garage. Each EV represents an improvement in the air that they breathe every day.

Quick Facts: Electric Vehicle Charging Stations at Post Montgomery Center:

• Two commercial dual output Level 1/Level 2 stations capable of simultaneously charging 4 vehicles.
• Installation cost: $5600. The building used funds awarded by a Department of Energy grant to offset the costs which would have totaled around $25,000 for the chargers, electrical upgrades, and installation. 
• The property is part of the ChargePoint America program which publicizes all partner charging stations through their website and mobile apps. 
• The building offers free charging but bills for the time a vehicle is parked in the garage. Valet attendants manage when the vehicles are plugged in to ensure everyone gets a charge-up. 
• Jose has put together an Electrical Vehicle Charger Installation Guide to address for other commercial properties to reference. If you would like additional information, he may be contacted at jguevara@cwpmc.com. 

If you know of an innovation that you think deserves praise or want to share additional feedback about the EARTH Awards, please email Committee Chair Zach Brown at zachary.brown@cbre.com.

BOMA's Policy Position on Changes to Lease Accounting Standards

BOMA San Francisco Members:

BOMA International's Government Affairs Committee recently announced BOMA’s new policy position on lease accounting standards. The policy states:

BOMA International opposes altering the current lease accounting standards in such a way that will negatively impact the real estate industry and economy as a whole by requiring businesses to unnecessarily burden their balance sheets with additional liabilities that do not recognize true economic reality.

Background

Earlier this year the Financial Accounting Standards Board (FASB) and International Accounting Standards Board (IASB) issued a joint exposure draft that, if implemented, will completely revamp the way leases are accounted for by both lessees and lessors.

Generally speaking, the proposed changes would move the cost of operating leases from a disclosure in the footnotes onto the balance sheet. Ramifications of the proposed changes could prove harmful to the commercial real estate industry.  The ultimate intent of the change is to bring additional “sunshine” to lease accounting to items not currently on the balance sheet. BOMA International along with others believe FASB/IASB need to take more time to ensure the final standard is sound and thoroughly vetted.

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From a May 10, 2012 blog post

Coalition Urges Re–Exposure of Final Lease Accounting Standard

In an April 26 letter, BOMA International, along with 27 other industry groups, urged the Financial Accounting Standards Board (FASB) and the International Accounting Standards Board (IASB) to, among other things, fully re–expose the final proposed leasing standard for comprehensive public input and comment. In addition, the letter expressed concerns over the Boards’ handling of lessees’ accounting for costs of leases formerly classified as operating leases and requested that an economic impact study be conducted prior to implementation. In a process that began nearly two years ago, FASB and IASB continue consideration of a new standard for lessees of commercial property and continue delaying the final standard, making it difficult to speculate when this process will be concluded.

BOMA International Advocacy Update - The Fiscal Cliff, Code Development and Energy Efficiency

Congress Likely to Face "Fiscal Cliff" at Year’s End – BOMA’s Grassroots to Respond

Should it fail to act prior to the November elections, Congress will have to address what has become known as the "fiscal cliff" during a lame duck session, as a wide array of temporary tax rates will expire and a variety of spending cuts will take effect that together total roughly $7 trillion. In addition, Congress must also consider how to handle the tax "extenders," most of which expired at the end of 2011, including the 15–year leasehold depreciation provision. Among the tax provisions set to expire include the Bush era tax cuts, reduced rates on dividends and capital gains, the payroll tax break, reduced rate and exemption levels for the estate tax, and the patch to the alternative minimum tax (AMT). On the spending front, Congress must decide how to address automatic cuts to defense and domestic programs that were triggered as a result of the failed Super Committee as well as reductions in Medicare reimbursements for doctors and emergency benefits for the long–term unemployed that will run out.

ICC Board Establishes IgCC Code Development Cycle in 2014

The Board of Directors of the International Code Council recently voted to move the International Green Construction Code (IGCC) into a separate development cycle in 2014. The ICC "family" of model codes are developed on a three–year publication cycle with the next editions due in 2015. Because of the large volume of code change proposals ICC must process for each of their thirteen codes during the publication cycle, ICC divided the codes into two groups, each with a one–year development process, starting in 2012. The third year of the publication cycle was initially expected to allow for publication of the new editions along with development of Commentaries and other field aids for each code, but the expected crush of proposals to modify the IgCC forced the Board to institute an additional development cycle in the third year.

BOMA advocates are heavily involved in the current 2012 cycle processing changes for the commercial building, plumbing, mechanical, fuel gas and private sewage disposal codes. The 2013 cycle will now process change proposals for the energy, existing commercial buildings, fire, property maintenance, residential, swimming pool, wildland–urban interface and zoning codes. The IgCC will be the only code processed in the 2014 cycle. 

ASHRAE releases Second Existing Building Energy Efficiency Guide

The Energy Efficiency Guide for Existing Commercial Buildings: Technical Implementation is the latest in the series of advanced energy efficiency guidelines wwwed by the American Society of Heating, Refrigerating and Air–Conditioning Engineers, and the second existing building guidebook in the series. BOMA co–sponsored the development of the publication and will make the book available in the BOMA Store. This guide focuses on increasing energy efficiency through measuring and tracking efficiency and implementing a plan. It provides practical, easy to understood technical guidance for energy upgrades, retrofits and renovations to help building engineers and managers achieve at least a 30 percent improvement in energy performance.

BOMA also co–sponsored ASHRAE’s previous publication of the Energy Efficiency Guide for Existing Commercial Buildings, the Business Case for Building Owners and Managers. This guidebook provides the rationale for making economic decisions related to improving and sustaining energy efficiency in existing buildings. BOMA was significantly involved in the development of both of these existing building guidelines, serving on the steering committee overseeing the project and working to ensure the business case for the actions suggested was rigorously applied.

Mayor's Office of Housing Director Olsen Lee Speaks to BOMA Members

L to R: Hal Brownstone, Chair of the GAPAC and Olsen Lee

BOMA San Francisco Members:

The Mayor's Office of Housing Director, Olsen Lee, kindly spoke to members of BOMA San Francisco's Government and Public Affairs Committee recently.

It was a pleasure to welcome Mr. Lee to the GAPAC due to our members' recent involvement - per the request of Mr. Lee - with the Mayor's Housing Trust Fund Working Group (HTF). The HTF was tasked with designing a ballot measure that would create a permanent source of revenue to fund the creation of housing that is affordable to low income, moderate income and middle-class households in San Francisco.  "There is a real need for housing in the City for the 100 percent," said Lee.

The HTF process was a collaborative one where all stakeholders from the real estate community were asked to sit at the table and express their perspectives. The goal for this new measure was that it be revenue neutral  (this issue of funding is still under consideration).

The Charter Amendment ballot measure is moving through the legislative process at City Hall, now.  You can access and review the measure here.

About Olsen Lee

Olson Lee serves as Director of the Mayor’s Office of Housing (MOH) which is the local administrator of the federal Community Development Block Grant and HOME programs and is the successor Housing Agency for the San Francisco Redevelopment Agency (the “Agency”).

Prior to MOH, Mr. Lee served as Deputy Executive Director of the Agency for 15 years, prior to its dissolution. Mr. Lee was responsible for the administration of the Agency’s housing programs, including the use of tax increment housing funds within Agency project areas and throughout the City, the administration of the Housing Opportunities for Persons with AIDS program, the oversight of housing project development, the administration of tax-exempt mortgage revenue bond financing, the administration of land dispositions, and the oversight of owner participation agreements. Since 1989, the Agency’s tax increment housing program provided over $500 million in loans and grants leveraging in excess of $1.9 billion to assist over 11,000 units and beds. The Agency assisted an additional 2,500 units from other funding sources. The Agency had an outstanding portfolio of $670 million in tax-exempt multifamily bonds. The Agency’s last annual housing budget was approximately $70,000,000 of which approximately $8 million were federal HOPWA funds. Mr. Lee has been appointed to the Oversight Board of the successor to the Agency.

Prior to the Agency, Mr. Lee worked for six years as Chief Housing Finance Officer at MOH. Prior to his initial position at MOH, Mr. Lee worked for nine years as Senior Multifamily Field Service Officer for the Neighborhood Reinvestment Corporation now known as NeighborWorks America.

Mr. Lee graduated from the University of California, Berkeley and the University of Maryland, College Park. 

About the Mayor's Office of Housing

MOH coordinates the efforts of the City to maximize housing opportunities for low income households and individuals. MOH administers a variety of programs for housing finance funded by federal, state, and local sources. They also work closely with federal, state and other local agencies to coordinate their efforts with MOH.

The mission of the Mayor’s Office of Housing is to provide financing for the development, rehabilitation and purchase of affordable housing in San Francisco. MOH also guides and coordinates the City's housing policy. MOH administers a variety of programs to finance the development of affordable housing by non-profit and for profit developers, provides financial and educational assistance to first-time homebuyers, and finances housing rehabilitation costs for low-income homeowners. MOH is also responsible for monitoring and ensuring the long-term affordability and physical viability of the City's stock of affordable housing.

ADVISORY: Peak Day Pricing Today - July 9, 2012

BOMA San Francisco Members:

Today is a Peak Day Pricing (PDP) event day. If your building participates in PDP, please conserve electricity during the hours of 2:00 p.m. - 6:00 p.m. You can help ensure grid reliability, reduce greenhouse gas emissions and save money on overall electric bills!

Ways YOU can help save:

• Turn off non-essential lights and use task lighting instead;
• Turn air conditioning down or turn off by pre-cooling areas;
• Turn off decorative features.

For more ways to save energy or information about Peak Day Pricing and other Demand Response Programs, please visit: www.pge.com/office or call at 1-800-987-4923. Thank you for your participation.

BOMA California Legislative Update - ADA Reform, Prop. 13 Split Roll & Tax Proposals and Loan Program for Energy Efficiency

BOMA San Francisco Members:

Please take a moment to review the following update from our advocates at BOMA California.

Americans with Disabilities Act (ADA) Reform Effort – SB 1186 

This measure continues to move forward in the legislature. On behalf of the commercial real estate industry, the California Business Properties Association (CBPA) is involved in weekly meetings on reaching a consensus to end ADA demand letters and find a way around technical issues versus accessibility issues. This bill provides the best chance we have had in years to reduce the plethora frivolous lawsuits.

Proposition 13 Split Roll & Tax Propositions

Efforts continue on a variety of fronts but BOMA California continues to have success in holding back efforts to establish a split roll tax in California. The upcoming November election has three major tax proposals on the ballot: the Governor’s proposal, which would raise sales & income taxes; the Munger Proposal, which would raise virtually all income taxes; and a third proposal which would increase taxes for 'green building' projects for five years, then be re-directed to the General Fund.

Loan Program for Energy Efficiency – SB 1130 

BOMA California advocates have been working with the Brown administration, treasurer, and/or controller over the past three years to design a program that uses the bonding ability of the state to provide an option for property owners to tap into low cost loans for energy efficiency. The bill is in the second house and continues to move forward.

Business Improvement District Restrictions on Management -- AB 2265 

Many retail facilities are in a local BID and pay substantial amounts of fees for services provided by these quasi-public entities. This bill would limit who could be hired to manage the districts, restricting our ability to pick the most qualified individual/firm. After a big push by the California Downtown Association to educate lawmakers about the damaging impacts of this policy, the legislation was withdrawn from committee and is dead.

NERT Disaster Preparedness Training Scheduled in Financial District - August 1 and 8

BOMA San Francisco Members:

The San Francisco Fire Department's Neighborhood Emergency Response Team (NERT) is holding a FREE disaster preparedness training in the Financial District on August 1st and 8th 2012 (details below).  BOMA San Francisco Emergency Preparedness Committee members participate in the NERT program and have been working with the intrepid Lt. Erica Arteseros, NERT Program Coordinator, on establishing a NERT for the Financial District in San Francisco in the future.  The upcoming training are good first step in realizing that goal and  BOMA San Francisco members should take full advantage of this unique opportunity to learn what individuals can do in an emergency situation.

About NERT

NERT is a free training program for individuals, neighborhood groups and community-based organizations in San Francisco. Through this program, individuals will learn the basics of personal preparedness and prevention. The training also includes hands-on disaster skills that will help individuals respond to a personal emergency as well as act as members of a neighborhood response team.

FREE NERT Disaster Preparedness Training - Financial District

Paramount Group, Inc., Suite 375

55 Spear Street @ One Market Plaza

8:30am – 5:30pm

Wednesdays August 1 AND 8 2012*

RSVP to sffdnert@sfgov.org, call 415-970-2024 or register online.

TRAINING COURSE OUTLINE

August 1

Class Session 1

• Earthquake Awareness, Preparedness and Hazard Mitigation

Class Session 2

• Basic Disaster Skills; Fire Extinguishers; Hazardous Materials; Utilities Shut-offs

Class Session 3

• Disaster Medicine

August 8

Class Session 4

• Light Search and Rescue

Class Session 5

• Team Organization and Management; Terrorism & NERT

Class Session 6
Hands-On Training; Skills Development and Application

*Please note that it is very important for participants to attend all sessions in order to gain the full scope and benefit of the training. New students may not join on the second day of training as too much material has already been covered.A Certificate will be issued. Make ups may be approved within 6 months.

California State Disabled Access Code Regulations

BOMA San Francisco Members:

BOMA San Francisco Codes and Regulations Committee members - Gordon L'Estrange, Senior Associate at Lionakis and staff from the San Francisco Department of Building Inspection -  have identified and summarized the following issue for your consideration.  

In California, we are regulated by two 'codes' that identify the minimum technical construction guidelines required to ensure commercial buildings are accessible to those with disabilities: the 2010 California Building Code Chapter 11B, and the Federal 2010 ADA Standards for Accessible Design (which is a part of the overall Americans with Disabilities Act of 1990 [ADA]).

The next code adoption cycle for the California Building Code (CBC) is mid-year 2013, going into formal effect January 2014. The Division of the State Architect is currently working on revisions to the CBC in anticipation of this new adoption cycle but there are some interesting timing issues with this process that will potentially cause interpretation issues and confusion for BOMA members.

The CBC requirements are generally aligned with the Federal ADA Standards but there are some examples where one or the other code is more stringent. Typically, the approach has been to apply the stricter of the two and, thus, both codes are satisfied. However, with the adoption of the new Federal 2010 Standards, there are a limited number of cases where compliance with one will be a violation with the other. The Division of the state Architect recently attempted to pass emergency legislation that would amend the 2010 California Building Code to bring it into line with the Federal ADA Standards and remove this potential ambiguity but, the legislation failed at the California Building Standards Commission.

Most of these items can be addressed with careful design during renovations. The items in conflict that could potentially affect BOMA members include:

• Tactile signage mounting height and character requirements;
• Baby changing tables in restrooms;
• Toilet paper dispensers within accessible stalls in restrooms; 
• Drinking fountain spout location and water flow requirements;
• Door hardware mounting height.

The findings of the emergency legislation can be reviewed by clicking here and here.

The Division of the State Architect is attempting to revise the entire California Building Code Chapter 11B regulations for accessible design so that they reconcile with the 2010 Federal ADA Standards and the existing California-specific Standards. They are currently holding a series of day-long access code forums around the State, between now and the end of July, to gather stakeholders’ input in the formatting of the revised code.  Participation is available to everyone and agendas and the draft proposed language of the revised code is available here.

We Need Your Feedback! On-Site Water Reuse and Bottle Filling Station Ordinances

BOMA San Francisco Members:

Supervisor David Chiu has introduced two measures at the Board of Supervisors that may impact our industry by regulating water use in buildings and we need your feedback:

• On-Site Water Reuse for Commercial, Multi-Family and Mixed Use Developments.  Click here for the Legislative Digest.
• This ordinance outlines the requirements to obtain a permit to use recycled water.
• Requiring New and Remodeled Buildings That Have Drinking Fountains to Provide Bottle Filling Stations (Drink Tap Ordinance).  
• This measure would affect new and existing drinking fountains and would require the addition of a bottle filling station.

Please review each of them and give us any feedback that you feel is necessary to kenc@boma.com and johnb@boma.com.  Thank you!

San Francisco's Sewer System Improvement Program

BOMA San Francisco Members:

Representatives from the San Francisco Public Utilities Commission  presented an overview of the Sewer System Improvement Program (SSIP) to BOMA San Francisco's Codes and Regulations Committee members.

Please click on the weblinks, below, to review the SSIP program:

• Overview;
• Background materials.

About the Sewer System Improvement Program 

The Sewer System Improvement Program (SSIP) is a collection of capital improvements that will help us meet the endorsed levels of service goals for regulatory permit compliance, system reliability and functionality, and sustainable operations of the City’s sewer system. The SSIP is the culmination of seven years of Sewer System Master Plan (SSMP) planning efforts and SSIP Commission workshops to develop system improvements that address the following system-wide challenges:

• aging infrastructure and poor condition of existing facilities;
• seismic deficiencies and lack of structural integrity;
• limited operating flexibility and lack of redundancy; and
• an ongoing need to protect the environment and public health, meet regulatory challenges, and conserve resources

Upcoming Better Market Street Project Workshops

BOMA San Francisco Members:

The City of San Francisco is in the early planning stages to redesign Market Street via the Better Market Street Project to make it safer for pedestrians and bicyclists.  Two workshops and one webinar have been scheduled in July. Your input will help all San Franciscans build a better Market Street.

The workshops are your opportunity as a member of the public to share your thoughts and priorities about transit, safety, accessibility, and other improvements such as street furniture, trees, and cafes. Consider participating in one of the following ways: 

• Workshop on Tuesday July 17th,2012 from 6:00 p.m. to 8:30 p.m. at the SFMTA located at One South Van Ness Ave in the 2nd Floor Atrium. 
• Workshop on Saturday July 21st, 2012 from 10:00 a.m. to 12:30 p.m. at the SFMTA located at One South Van Ness Ave in the 2nd Floor Atrium. 
• Can't make it to either of the workshops? You can still participate in a webinar on Thursday July 19th, 2012 from 12:00 p.m. to 1:00 p.m. 2012. Register online.

About the Better Market Street Project

The goal of the Better Market Street Project is to revitalize Market Street from Octavia Boulevard to The Embarcadero and reestablish the street as a premier cultural, civic, transportation and economic center of San Francisco and the Bay Area. At the last series of workshops, they heard the community's desires and dreams for Market Street. During the upcoming July workshops, the Better Marker Street organizers will discuss ideas to improve the way people move and spend time along the street and ask for feedback on their approach.

How can we, together, make the street safe and efficient to walk, bike and take public transportation? How can we make the sidewalks and public spaces inviting places to shop, linger, experience the arts and enjoy the vibrancy of San Francisco?

Join the Better Market Street Project team to: 

• Share your thoughts with urban planners and other transit, bike, and pedestrian mobility experts. 
• View initial ideas for a Better Market Street.

The Better Market Street Project is led by the SF Department of Public Works in collaboration with the SF Planning Department, SF Municipal Transportation Agency, SF County Transit Authority, and the Office of Economic and Workforce Development.

For more information on the Better Market Street Project, call (415) 558-4045, or visit www.bettermarketstreetsf.org