Monday, June 30, 2014

BOMA San Francisco's Title 24 Briefing

BOMA San Francisco Members:

BOMA's Codes and Regulations Committee members recently held a FREE briefing on California's Title 24 energy code changes, effective on July 1, 2014.

The event focused on the changes that will affect commercial construction. The amendments are part of the Title 24 energy efficiency codes and will dramatically increase potential costs to all tenants and owners who build or renovate commercial properties and interior tenant spaces. The intent of the code update is to reduce energy consumption.

Speakers (pictured):
  • Ross Farris with Glumac
  • J'e Kelper-Korn with Siemens 
  • Kimberly Huangfu with Buchalter Nemer
  • Julia Grinberg with Pacific Gas and Electric Company
Key Topics Covered
  • The fundamental changes to the Title 24 Energy Codes affecting commercial real estate.
  • How these code changes may impact areas outside your new or existing tenant built spaces.
  • Considerations that must be addressed in your leases for new or existing space that will factor in these new code changes.
  • The impact of the Title 24 changes on PG & E’s rebate programs.
Please click here to review each presentation and reference the links below for more information from PG&E.  

Title 24 Frequently Asked Questions
Rebates Incentives and Resources
2014 Business Rebate Application
Lighting Rebate Catalog
Customized Retrofit Incentives
Retrocommissioning (RCx) Program

AB 1103: California's Nonresidential Building Energy Use Disclosure Program - Lessons Learned

By Zach Brown, Sustainability Manager with CBRE and former Chair of BOMA San Francisco's Energy & Environment Committee.

California Assembly Bill 1103: Nonresidential Building Energy Use Disclosure Program, commonly known as AB 1103, promised forward-thinking, game-changing regulations intended to bring non-residential energy use transparency to the market. Unfortunately, six months into the initial compliance period and a whopping seven years after the initial draft of the bill, stakeholders are looking back and seeing mostly frustration and missed opportunities in the rearview mirror.

AB 1103 is triggered by a real estate transaction (an entire building being sold, refinanced or leased). This law can become increasingly complicated as in addition to the two the buyer and seller, a real estate transaction in California now involves – at a minimum - brokers, attorneys, lenders, and escrow agents as part of the energy disclosure duties. Because of this explosion of stakeholders now gathered around benchmarking duties, it is more important than ever to know and master to nuances of AB 1103 as to not encumber a multi-million dollar real estate deal.

The San Diego Energy Desk website ( has a well-worded, concise criticism of AB 1103 titled “AB 1103: Too Little Too Late” available here: I encourage you all to read it.

Despite its many shortcomings, AB 1103 is the law, so we must learn how best to comply. If needed, please review the essential mechanisms of the ordinance before reviewing my lessons learned after 6 months of active compliance by visiting the AB 1103 FAQ available here.

Lessons Learned:
  • The ordinance is not about energy efficiency. AB 1103 is about transparency of energy data.
  • There is still confusion; do not be surprised if you encounter unexpected resistance due to lack of understanding.
  • The exact moment one must disclose the Data Verification Checklist is 24 hours prior to the execution of the sales contract; however, anticipate that an eager buyer might request disclosure by an earlier deadline.
  • Start early! Given that buyers might be eager to receive the required documentation, you certainly do not want to encumber the sale of your asset! 30 days before the anticipated execution of the sales contract is the minimum timeframe; it is never too early to begin benchmarking and collecting the necessary energy data.
  • Even though tenants are not legally obligated by AB 1103 to disclose proprietary energy data to the building owner, they are becoming increasingly open to sharing data; it never hurts to ask!
  • Utilities (PG&E in-particular) are requiring tenants to authorize the release of proprietary data to the building owner in order to comply with AB 1103. If a tenant approves of sharing data, use this as an opportunity to excel in tenant engagement by helping them complete the online authorization form. As all of the necessary information is readily available on the tenant’s utility invoice, simply request one recent invoice and complete the online form on their behalf. To learn more, visit and read about PG&E’s Web Services Data Authorization Form.
  • Document everything. Save all requests for data (whether from tenants or utilities) as well as all responses. This back-up should be included in the disclosure documentation to both the transactional counterparty as well as California Energy Commission.
  • It is not necessary to have a licensed professional stamp the Data Verification Checklist. There is no need to fill it out it in any way beyond simply generating it and providing a copy to the counterparty and CEC.
  • Do not forget to find and select the appropriate 'property contact' and 'property owner' from the pull-down menus in step 4, 'Select Contacts for Report' when generating the Data Verification Checklist. If the appropriate contacts cannot be found in the pull-down menus, print-out a copy of the Data Verification Checklist and write-in the appropriate information; the California Energy Commission will not accept the documentation without these two pieces of information.
  • Though it is not a necessary component of the ordinance, draft a cover letter clearly identifying the property (or properties) being disclosed, all enclosed back-up documentation showing good faith attempts to gather data, and (if applicable) where estimates were applied and how they were determined.
  • Make your voice heard and keep informed! Subscribe to the AB 1103 listserv at to remain updated of new developments as well as opportunities to offer feedback and criticism.
  • Shift your perspective. Use this mandate as an opportunity to benchmark for performance, rather than simply regulatory compliance
For more information, please visit


The San Diego Energy Desk website (

We Need YOU! Are You Ready to Volunteer for BOMA’s Emergency Preparedness Event of the Year?

BOMA San Francisco Members:

Annually, BOMA’s Emergency Preparedness Committee (EPC) members plan, organize and execute a full scale emergency preparedness drill at a BOMA San Francisco member building. The event provides an environment where all stakeholders - the building owner, property management team, engineering and security teams, tenants, and San Francisco’s emergency responders - participate in a jointly planned drill.

The objective: To test each stakeholders’ emergency response plan to determine the best practices and lessons learned.  For example, if a tenant in a BOMA building has a preparedness plan that is in conflict with the property management’s plan, it would be important to know how that variance would affect life safety in an actual emergency situation. Our drills test for this and much more.

For 2014, we are honored to partner once again with the San Francisco Police Department; our last two drills with San Francisco’s finest were back in 2010/2011 (our 2012/2013 exercises were with the San Francisco Fire Department). 

This year's drill will simulate an active shooter situation at 100 First Street and we need member volunteers to help with evaluating and 'victim' actors as the drill is happening. No experience is necessary and our committee members will brief you on your activities the day of the drill.  

In short, we need your eyes, ears, expertise, and, if you're so inclined, acting abilities to cogitate what you’re seeing. This is a really unique opportunity to witness the SFPD do what they do best: protect San Francisco citizens.

Email John Bozeman at if you’re interested and/or have any questions.

Friday, June 20, 2014

Free Workshop on August 11, 2014: Mandatory Seismic Retrofit Program for Wood Framed Buildings

UPDATE - June 20, 2014

BOMA San Francisco Members:

The San Francisco Department of Building Inspection will be hosting a Q&A session on the City's Soft Story Program on August 11, 2014 at the Koret Auditorium, San Francisco Public Library from 3:00-5:00 p.m.

The purpose of the gathering is to assist those property owners that qualify for the Mandatory Seismic Retrofit Program for Wood Framed buildings (details in our previous blog post, below) in completing their screening forms prior to the September 15, 2014 compliance deadline. Please pass along this information to your friends and colleagues who may be affected or who may be interested in attending to learn more about the program and its requirements.

RSVP by clicking here.

For more information on the Soft Story Program visit

Original Post - April 18, 2013

BOMA San Francisco Members:

UPDATE - April 18, 2013

The Mandatory Seismic Retrofit Program for Wood Framed (soft story) Buildings legislation was signed by Mayor Ed Lee this morning - the anniversary of the 1906 earthquake.  We thank the City and County of San Francisco for its continued leadership in earthquake resiliency.


UPDATE - March 18, 2013

BOMA supports the Mandatory Seismic Retrofit Program for Wood Framed Buildings, or Soft Story Building Legislation, that is scheduled to be heard at the San Francisco Board of Supervisors' Land Use and Economic Development Committee.  This measure derives from CAPSS, Community Action Plan for Seismic Safety, an effort that BOMA San Francisco Codes and Regulations Committee members have been involved with since its inception.

This legislation, which includes sensible phase-in provisions for owners of residential/mixed-use properties, is a step in the right direction for the City and County of San Francisco to improve housing resiliency in the event of a major earthquake in the region.

UPDATE - December 19, 2012

If you are interested in attending a CAPSS meeting, the next gathering will be on Monday, January 28, 2013 from 10:00 a.m. to 11:30 a.m. at San Francisco City Hall, Room 34.  

BOMA San Francisco Codes and Regulations Committee member Will Grogan will be in attendance and will provide a report on the CAPSS meeting discussion at the February 27, 2013 Codes meeting.

Original Post - November 26, 2012 

The CAPSS/Earthquake Safety Implementation Program continues to work toward a more resilient San Francisco. Here is a very brief update on their activities:
  • Patrick Otellini appointed Director of Earthquake Safety
  • Soft-story building program final review
  • Private School Earthquake Safety Working Group progress
  • Upcoming CAPSS/Earthquake Safety Implementation Program Public Meeting

A Message from Laurence Kornfield

Dear Friends,

Big news! The Mayor has appointed Patrick Otellini to be San Francisco’s Director of Earthquake Safety. We are fortunate to have such a qualified and enthusiastic new Director. Patrick comes to the CAPSS/Earthquake Safety Implementation Program from the private sector where has spent over a decade working across the spectrum of San Francisco’s building community – he is intimately familiar with the City’s permit approval and inspection processes, building owner and user concerns, the pragmatic construction issues of costs, scheduling, and financing. He has been closely engaged in the CAPSS earthquake safety work, including serving as a committee chairperson on the 2010 Mayor’s Soft Story Task Force. Patrick, who will be working directly under City Administrator Naomi Kelly, brings passion, vitality and commitment to the position of Director of Earthquake Safety. I am thrilled that we are fortunate enough to get Patrick Otellini in this role.

I will continue to work on the CAPSS/Earthquake Safety Implementation Program (ESIP) both on our ongoing programs and as an advisor to Patrick and his staff, as we embark on our challenging 30-year implementation program. I am extraordinarily grateful to have Patrick join me in the leadership of our crucial earthquake safety programs. Patrick’s commitment, the overwhelming support of the City leadership, and your continued involvement mean that we will succeed in making San Francisco a safer and more resilient city.

With much thanks,

Laurence Kornfield

Click here to download the Mayor’s Office press release.

Soft-Story Building Final Review

All of the pieces are now in place to move forward with a program to dramatically improve the safety of many of San Francisco’s most hazardous buildings. Over the next few months the Earthquake Safety Working Group will work to determine the best ways in which to implement the proposed regulations for earthquake upgrade of vulnerable soft-story buildings, focusing on buildings having five or more dwelling units and three or more stories (ESIP Task A.3.a). Much of the groundwork for these regulations was laid under the 2010 Mayor’s Soft Story Task Force. The CAPSS team is looking forward to a collaborative, consensus-based effort to make San Francisco’s housing stock more resilient and safer. More details on this in the near future.

Private Schools Earthquake Safety

A Private Schools Earthquake Safety Working Group, under volunteer chairperson Laura Samant, is studying the technical and policy issues related to the earthquake risk of private schools in San Francisco, and will propose ideas for how the City may best address private school safety (ESIP Task A.6.f). The group is exploring challenging issues such as community expectation for school safety, evaluation of earthquake risk, and potential building improvement opportunities. A report on the findings of this Working Group is to be delivered to the City Administrator and the Mayor in late 2013. If you would like to receive information about the activities of the Working Group by email or to participate in the Working Group, please contact Micah Hilt,

The next meeting will be in City Hall, Room 370, on December 6, 9:00 a.m. until 11:00 a.m. Click here to download our notice to the private schools.

Upcoming CAPSS/Earthquake Safety Implementation Program Public Meeting

December 10, 11:00 a.m. until 1: 00 p.m. at City Hall, Room 370.

Please join the CAPSS team for an update on their many CAPSS/Earthquake Safety Implementation programs. This will be an opportunity to ask questions and to learn how you can get further involved in their activities.

Building Rating Systems

The CAPSS recommendations for improving San Francisco’s earthquake resilience were founded on an ability to evaluate or rate building earthquake performance and to effectively communicate about building performance with the public (ESIP Task A.6.h). Building rating systems for buildings of all types, from older homes to new high rises, are now being developed. The CAPSS/Earthquake Safety Implementation Program staff is working with the groups preparing these rating systems to assure that proposed rating systems will meet San Francisco’s needs. Expect to see one or more rating system proposals within the next few months.

Update to the Community Safety Element Adopted

The Board of Supervisors, following the lead of the Planning Commission, unanimously adopted an update to the Community Safety Element of San Francisco’s General Plan that incorporates many earthquake resilience goals, including those outlined in the CAPSS work. Thank much to Planning Department and Department of Emergency Management staff for their help in preparing this document.

Shelter-in-Place and Neighborhood Support Center update

The Shelter-in-Place and the related Neighborhood Support Center concepts focus on keeping San Franciscans in their homes, in their neighborhoods, and informed and supported after an earthquake. This will empower communities, reduce the demand for emergency housing, and facilitate a more rapid recovery. The Department of Emergency Management, SF SAFE, the Neighborhood Empowerment Network, SPUR, CAPSS/Earthquake Safety Implementation Program and many other groups and agencies have worked together to prepare demonstration programs, work which is actively continuing (ESIP Task A.4.b). More details on this coming soon!

A few of the other CAPSS/ Earthquake Safety Implementation Program programs underway:

  • Demonstration of one- and two-family home earthquake improvements (ESIP Task A.6.b)
  • Focus on earthquake improvements for economically-disadvantaged San Franciscans (ESIP Task A.6.e)
  • Provide information and assistance about renter’s insurance and other insurance (ESIP Task A.1.b)

Thank you for your continued support of CAPSS and our Earthquake Safety Implementation Program.

Laurence Kornfield
Special Assistant to the City Administrator

Patrick Otellini
Director of Earthquake Safety

Micah Hilt
Earthquake Safety Implementation Program

 Click to follow the CAPSS Program on Facebook!

Tuesday, June 17, 2014

San Francisco's Better Market Street Update - BOMA Members Get Involved

Mechanics Monument Plaza gets an upgrade

UPDATE - June 17, 2014

BOMA San Francisco Members:

Did you know that Kathy Mattes, BOMA San Francisco's Political Action Committee Chair and member of our Government Affairs Committee, is the BOMA representative for the Better Market Street Community Advisory Committee?

Kathy has offered her time to attend a series of meetings to be sure that our member interests - specifically those building owners along Market Street - have a voice in the planning process.  Any updates from Kathy will be delivered to you via future blog posts.

If you happen to work near Mechanics Monument Plaza, take a look at the improvements (see image above) to the public amenities - including a charging station for your electronic gadgets!


UPDATE - December 6, 2013

BOMA San Francisco Members:

The BOMA members from the Government and Public Affairs Committee (GAPAC) met recently with Simon Bertrang, Project Manager for the Better Market Street (BMS) project; Kelli Rudnick, BMS Assistant Project Manager; and, Marlo Issac, Market Street Project Manager with the San Francisco Planning Department.

The presentation included the following BMS updates:
  • Schedule
    • Environmental review 2013-2015 
    • Design 2015-2017
    • Construction 2017
  • Design Concepts
    • There are three options that will be going into the environmental review process.
      • All options include substantial improvements to pedestrian conditions, cycling facility, transit service and stops, invitations for street life, various levels of private car restrictions.
  • Project Area Limits
    • Market Streets from the Embarcadero to Octavia Street.
    • Also includes Mission Street from Van Ness to the Embarcadero.
  • Pedestrian Improvements
  • Transit & Bicycling Improvements
  • The Six Market Street Districts
    • Click on the image at right to enlarge.
  • Next Steps
    • CEQA and NEPA Process formal start in January 2014
    • Analyze potential environmental impacts 
    • Disclose impacts for public review 
    • Support policy decision 
    • Proposed Project will include all 3 Options:
      • Boost Transit Travel Speeds and Reliability 
        • This includes studying the option of loading zone time of day restrictions
      • Transportation Task Force Funding
      • Federal Transportation Funding 
      • Improve Pedestrian Safety 
      • Add Bicycle Capacity 
      • Build Civic Destination 
      • Activate Streetlife Zones and Plazas.
  • Make Your Market Street
    • Goal: Open Market Street to new use by the public by bringing new activity, energy and people to Market Street’s sidewalks.
    • The City wants to partner with Community Benefit Districts (CBD)to support creative/ innovative/commercial/public use of the sidewalks.
      • The new Make Your Market Street team is now working with a number of CBDs that border Market Street to help with the development of the BMS endeavor, specifically the major plazas along the thoroughfare.

The information exchange at this meeting was invaluable.  BOMA San Francisco members will be involved in the BMS project via the Better Market Street Community Advisory Committee and Make Your Market Street effort representing the Financial District section of Market Street.  If you're interested in participating in the Community Advisory Committee, please click here to submit your application by January 8, 2014.  

Click here to review the full presentation and email with any questions.


Original Post - October 30, 2012

The BOMA San Francisco Government and Public Affairs Committee (GAPAC) met recently with Kris Opbroek, Project Manager for the Better Market Street project. Note that multiple San Francisco City Departments are a part of this update to Market Street.

BOMA members would like to be continue to be a partner with the Better Market Street team in helping to identify the best practices to improving Market Street and help find solutions to issues of concern going forward. Special thanks to GAPAC Department/Commission Outreach Subcommittee Chair, Warren Mead for organizing this meeting.

Discussion Points

This a long-term project (breaking ground in 2016, at the earliest), and BOMA members discussed near-term concerns for the various department staff to consider as they move forward in the information gathering phase of this effort:
  • The homeless population. How can you improve Market Street (adding parklets, nodes and general public gathering spaces) without considering the existing homeless population? 
  • Impact of future design and construction on the ground-floor businesses that line and/or are immediately adjacent to Market Street. 
  • Maintenance costs after build out – who pays? 
  • All forms of conveyance should be considered when improving Market Street.  North/south travel across Market should be carefully reviewed. 
  • Continuous outreach to the business community and other stakeholder groups to be sure that the City understands the issues of concern before final design consideration and construction. 
BOMA San Francisco members live and/or work in the City and County of San Francisco and they care deeply about improving the social and economic prospects for all San Franciscans. To help Market Street should not only benefit our members; the improvements should be a boon to all who work, live and visit this great city.

We look forward to working with Kris as this project moves forward. If you have any comments, please send them to and

BOMA California Advocacy Update: 2014 California Commercial Real Estate Summit

BOMA San Francisco Members:

Recently, the annual California Commercial Real Estate Summit (CCRES) was held in Sacramento and attended by over 100 real estate leaders - including BOMA San Francisco members - who converged on California’s Capitol to advocate on behalf of the commercial, retail, and industrial real estate industry.  Fifteen teams of real estate advocates met with half of the state Legislature to talk about split roll property tax, building liens, and electric vehicle charging station legislation.

The focus of this year’s CCRES was support for Proposition 13 and opposition to moving forward with proposals to allow a split roll property/parcel tax.  Reports back from members who met with Legislators ranged from support of Proposition 13, to vague understanding of its provisions, to downright hostility.  The objective of each team was to explain the day-to-day realities of the real estate industry and how protections from unfettered property tax increases has meant the difference between success and failure.  Members also tried to explain how the state’s stable tax structure benefits our tenants and the state’s small businesses.

The goal of the California Commercial Real Estate Summit is to increase public policy and political awareness of state issues impacting commercial, industrial, and retail real estate, and to foster collaborative efforts among business leaders from all sectors of California and their representatives in the State Legislature.

Thank you to those BOMA San Francisco members who attended.

About the California Business Properties Association

CBPA is the designated legislative advocate for the International Council of Shopping Centers (ICSC), NAIOP of California, the Commercial Real Estate Developers Association (NAIOP), the Building Owners and Managers Association of California (BOMA), the Retail Industry Leaders Association (RILA), the Institute of Real Estate Management (IREM), the California Downtown Association (CDA), the Association of Commercial Real Estate – Northern and Southern California (ACRE), the National Association of Real Estate Investment Trusts (NAREIT) and the California Association for Local Economic Development (CALED). CBPA currently represents over 10,000 members, making it the largest consortium of commercial real estate professionals in California.

UPDATE - BOMA Bay Area Innovative EARTH Award Entrants' Summaries

UPDATE - June 17, 2014

BOMA San Francisco Members:

Click here to review the full list of BOMA Bay Area Innovative EARTH Award entrants, winners and the 'motivational' video shown at the awards ceremony in April.  Thank you to the BOMA San Francisco and BOMA Oakland East Bay members who participated in this contest.

Original Post - April 24, 2014

BOMA’s Bay Area EARTH Award has been renamed the Innovative EARTH Award and on April 24th, two days after Earth Day, BOMA members from both San Francisco and Oakland/East Bay awarded those building owners and managers that have implemented the best environmentally sustainable innovations.

L to R: Jessica Handy, Jenna Hattersley and Laurie Rummelhart

Thank you to the leaders of BOMA San Francisco's Energy & Environment Committee for planning and producing this event.

2014 Winners - Congratulations! 

By shifting the focus of the contest to innovations only, this dynamic new contest allowed BOMA members the opportunity to highlight the innovative measures BOMA San Francisco and BOMA/Oakland East Bay members are implementing in pursuit of environmental sustainability in the commercial real estate industry.

Thank you to our sponsors for their generous support of this event: