DATE CHANGE: San Francisco's Better Market Street Project - Visual Mapping Survey This Saturday

UPDATE - December 31, 2015

Please note that the LiDAR survey will now take place on Saturday, January 2, 2016 between the hours of 2:00 a.m. - 6:00 a.m. 

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

UPDATE - December 30, 2015

This weekend, San Francisco Public Works and the San Francisco Municipal Transportation Agency will be performing a truck-mounted Light Detection and Ranging (LiDAR) survey of Market Street. This visual mapping survey is the first step in detailing design work for the Better Market Street project. The Departments will gather accurate information on the exact locations of features and utilities on Market Street – curbs, BART portals, light poles, building facades, trees, fire hydrants, sidewalk and street elevations and more -- that will enable them to move from conceptual to detailed designs and then on to construction.

They attempted to conduct this survey last November, but unexpected rain delayed the scan. 

The LiDAR survey will take place in the early morning hours of Sunday, January 3, 2016. To ensure an accurate and complete survey, please help us spread this important information about traffic restrictions and the Better Market Street LiDAR survey:

• The survey will take place between 3:00 a.m. – 5:00 a.m. on Sunday, Jan. 3, 2016.
• Stopping or parking on Market Street and the adjacent side streets is prohibited between midnight and 6:00 a.m. to ensure the street is clear for the survey. Tow-away signs have been posted.
• The survey truck will run along Market Street between Guerrero Street and Steuart Street four times in order to get an accurate representation of all the features. 
• The truck also will measure the street features along all the side streets in the project area.
• There are temporary tow-away signs posted along Market Street and in zones along all the cross streets in the vicinity so that vehicles don’t block the view of the curb. PLEASE OBEY THE TEMPORARY TOW-AWAY SIGNS. 
• The LiDAR truck will be escorted by a police motorcade as it cannot stop along Market Street for any reason as that will distort the data collection.
• Traffic on the cross streets will be momentarily stopped and required to wait up to 2 minutes while the survey motorcade passes. 
• The curb lanes will be momentarily closed due to the survey motorcade. Traffic in the curb lane will be shifted to the center lane as the survey motorcade passes. 
• Private cars, taxis, commercial vehicles, and bicyclists are encouraged to use adjacent parallel streets such as Mission Street during these pre-dawn hours. 
• The LiDAR truck will run against the flow of traffic in two of its four runs, so PLEASE STAY ALERT AND DRIVE SLOWLY.
• The SFMTA signal shop will place all traffic signals on Market Street between Guerrero and Steuart onto flashing red for all directions for everyone’s safety.

The LiDAR survey method is a quick, efficient, non-invasive surveying technique that is used around the world. The LiDAR method was chosen to get accurate information while minimizing travel impacts on one of the City’s busiest corridors. 

Stay tuned for more information on the status of the Better Market Street project and next steps on the project page here.

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

UPDATE - November 14, 2015

The LiDAR scan has been postponed until early December. There is a 100% chance of rain during the Sunday early morning hours that San Francisco staff members had planned to run the survey motorcade up and down Market Street. The team can’t get the information they need in the rain.

The San Francisco Department of Public Works and the San Francisco Municipal Transportation Agency are going to be taking down all of the NO STOPPING signs so that they don't impact loading and parking unnecessarily.

Click here for an article regarding the survey from the San Francisco Chronicle. 

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

UPDATE - November 12, 2015

This weekend, San Francisco Department of Public Works and the San Francisco Municipal Transportation Agency will be performing a truck-mounted Light Detection and Ranging (LiDAR) survey of Market Street. This visual mapping survey is the first step in detailing design work for the Better Market Street project. The Departments will gather accurate information on the exact locations of features and utilities on Market Street – curbs, BART portals, light poles, building facades, trees, fire hydrants, sidewalk and street elevations, and more -- that will enable them to move from conceptual to detailed designs and then on to construction.

The LiDAR survey will take place in the early morning hours of Sunday, Nov. 15, 2015. 

To ensure an accurate and complete survey, here is important information about traffic restrictions and the Better Market Street LiDAR survey: 

• The survey will take place between 3:00 a.m. – 5:00 a.m. on Sunday, Nov. 15. 
• Stopping or parking on Market Street and the adjacent side streets is prohibited between 1:00 a.m. and 6:00 a.m. to ensure the street is clear for the survey. Tow-Away signs have been posted. 
• The survey truck will run along Market Street between Octavia Boulevard and Steuart Street four times in order to get an accurate representation of all the features. 
• The truck also will measure the street features along all the side streets in the project area.
• There are Temporary Tow-Away signs posted along Market Street and in zones along all the cross streets in the vicinity so that vehicles don’t block the view of the curb. PLEASE OBEY THE TEMPORARY TOW-AWAY SIGNS. 
• The LiDAR truck will be escorted by a police motorcade as it cannot stop along Market Street for any reason, since that will distort the data collection. 
• The center lanes of Market Street will remain open to all vehicle traffic including commercial and private vehicles, transit and taxis. The curb lanes will be closed due to the survey motorcade. 
• The LiDAR truck will run against the flow of traffic in two of its four runs, so PLEASE STAY ALERT AND DRIVE SLOWLY. 
• The SFMTA signal shop will place all 26 traffic signals on Market Street onto flashing red for everyone’s safety and the safety of the LiDAR truck and police motorcade. 
• Bicycle riders are encouraged to take alternate routes. 

The LiDAR survey method is a quick, efficient, non-invasive surveying technique that is used around the world. The LiDAR method was chosen to get accurate information while minimizing travel impacts on one of the City’s busiest corridors.

Stay tuned for more information on the status of the Better Market Street project and next steps on their project page here.

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

UPDATE - September 15, 2014

BOMA SF-PAC Chair and Better Market Street BOMA member lead, Kathy Mattes 

On September 10, 2014, BOMA San Francisco's Government Affairs and Policy Advisory Committee (GAPAC) member (and BOMA SF-PAC Chair) Kathy Mattes led a discussion for BOMA San Francisco building owners and managers regarding the City and County of San Francisco's Better Market Street Project (BMS). As detailed in our previous blog posts, below, the BMS is a monumental effort to help make San Francisco's Market Street a more welcoming public space and effective transit corridor.

BMS Project Mangers Simon Bertrang and Britt Tanner

The scope this undertaking stretches from, primarily, Market and Mission Streets from the Embarcadero to Octavia Boulevard.  As such, numerous BOMA San Francisco building owners along or adjacent to the project area will be impacted.  This briefing was the first official BMS update to this BOMA member constituency.

The three primary elements to the BMS presentation were:

• Market Street Design
• Vehicular Restrictions
• Loading

Each of these aspects have proposed changes and require your review and feedback.  Please click here to review the BMS presentation and send your feedback to Kathy Mattes at kamattes@sbcglobal.net.

BMS Project Timeline

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

Mechanics Monument Plaza gets an upgrade

UPDATE - June 17, 2014

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

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 johnb@boma.com 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 wmead@lucasfilm.com and johnb@boma.com.

UPDATE: San Francisco's Better Market Street Project - Visual Mapping Survey This Sunday

UPDATE - December 30, 2015

This weekend, San Francisco Public Works and the San Francisco Municipal Transportation Agency will be performing a truck-mounted Light Detection and Ranging (LiDAR) survey of Market Street. This visual mapping survey is the first step in detailing design work for the Better Market Street project. The Departments will gather accurate information on the exact locations of features and utilities on Market Street – curbs, BART portals, light poles, building facades, trees, fire hydrants, sidewalk and street elevations and more -- that will enable them to move from conceptual to detailed designs and then on to construction.

They attempted to conduct this survey last November, but unexpected rain delayed the scan. 

The LiDAR survey will take place in the early morning hours of Sunday, January 3, 2016. To ensure an accurate and complete survey, please help us spread this important information about traffic restrictions and the Better Market Street LiDAR survey:

• The survey will take place between 3:00 a.m. – 5:00 a.m. on Sunday, Jan. 3, 2016.
• Stopping or parking on Market Street and the adjacent side streets is prohibited between midnight and 6:00 a.m. to ensure the street is clear for the survey. Tow-away signs have been posted.
• The survey truck will run along Market Street between Guerrero Street and Steuart Street four times in order to get an accurate representation of all the features. 
• The truck also will measure the street features along all the side streets in the project area.
• There are temporary tow-away signs posted along Market Street and in zones along all the cross streets in the vicinity so that vehicles don’t block the view of the curb. PLEASE OBEY THE TEMPORARY TOW-AWAY SIGNS. 
• The LiDAR truck will be escorted by a police motorcade as it cannot stop along Market Street for any reason as that will distort the data collection.
• Traffic on the cross streets will be momentarily stopped and required to wait up to 2 minutes while the survey motorcade passes. 
• The curb lanes will be momentarily closed due to the survey motorcade. Traffic in the curb lane will be shifted to the center lane as the survey motorcade passes. 
• Private cars, taxis, commercial vehicles, and bicyclists are encouraged to use adjacent parallel streets such as Mission Street during these pre-dawn hours. 
• The LiDAR truck will run against the flow of traffic in two of its four runs, so PLEASE STAY ALERT AND DRIVE SLOWLY.
• The SFMTA signal shop will place all traffic signals on Market Street between Guerrero and Steuart onto flashing red for all directions for everyone’s safety.

The LiDAR survey method is a quick, efficient, non-invasive surveying technique that is used around the world. The LiDAR method was chosen to get accurate information while minimizing travel impacts on one of the City’s busiest corridors. 

Stay tuned for more information on the status of the Better Market Street project and next steps on the project page here.

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

UPDATE - November 14, 2015

The LiDAR scan has been postponed until early December. There is a 100% chance of rain during the Sunday early morning hours that San Francisco staff members had planned to run the survey motorcade up and down Market Street. The team can’t get the information they need in the rain.

The San Francisco Department of Public Works and the San Francisco Municipal Transportation Agency are going to be taking down all of the NO STOPPING signs so that they don't impact loading and parking unnecessarily.

Click here for an article regarding the survey from the San Francisco Chronicle. 

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

UPDATE - November 12, 2015

This weekend, San Francisco Department of Public Works and the San Francisco Municipal Transportation Agency will be performing a truck-mounted Light Detection and Ranging (LiDAR) survey of Market Street. This visual mapping survey is the first step in detailing design work for the Better Market Street project. The Departments will gather accurate information on the exact locations of features and utilities on Market Street – curbs, BART portals, light poles, building facades, trees, fire hydrants, sidewalk and street elevations, and more -- that will enable them to move from conceptual to detailed designs and then on to construction.

The LiDAR survey will take place in the early morning hours of Sunday, Nov. 15, 2015. 

To ensure an accurate and complete survey, here is important information about traffic restrictions and the Better Market Street LiDAR survey: 

• The survey will take place between 3:00 a.m. – 5:00 a.m. on Sunday, Nov. 15. 
• Stopping or parking on Market Street and the adjacent side streets is prohibited between 1:00 a.m. and 6:00 a.m. to ensure the street is clear for the survey. Tow-Away signs have been posted. 
• The survey truck will run along Market Street between Octavia Boulevard and Steuart Street four times in order to get an accurate representation of all the features. 
• The truck also will measure the street features along all the side streets in the project area.
• There are Temporary Tow-Away signs posted along Market Street and in zones along all the cross streets in the vicinity so that vehicles don’t block the view of the curb. PLEASE OBEY THE TEMPORARY TOW-AWAY SIGNS. 
• The LiDAR truck will be escorted by a police motorcade as it cannot stop along Market Street for any reason, since that will distort the data collection. 
• The center lanes of Market Street will remain open to all vehicle traffic including commercial and private vehicles, transit and taxis. The curb lanes will be closed due to the survey motorcade. 
• The LiDAR truck will run against the flow of traffic in two of its four runs, so PLEASE STAY ALERT AND DRIVE SLOWLY. 
• The SFMTA signal shop will place all 26 traffic signals on Market Street onto flashing red for everyone’s safety and the safety of the LiDAR truck and police motorcade. 
• Bicycle riders are encouraged to take alternate routes. 

The LiDAR survey method is a quick, efficient, non-invasive surveying technique that is used around the world. The LiDAR method was chosen to get accurate information while minimizing travel impacts on one of the City’s busiest corridors.

Stay tuned for more information on the status of the Better Market Street project and next steps on their project page here.

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

UPDATE - September 15, 2014

BOMA SF-PAC Chair and Better Market Street BOMA member lead, Kathy Mattes 

On September 10, 2014, BOMA San Francisco's Government Affairs and Policy Advisory Committee (GAPAC) member (and BOMA SF-PAC Chair) Kathy Mattes led a discussion for BOMA San Francisco building owners and managers regarding the City and County of San Francisco's Better Market Street Project (BMS). As detailed in our previous blog posts, below, the BMS is a monumental effort to help make San Francisco's Market Street a more welcoming public space and effective transit corridor.

BMS Project Mangers Simon Bertrang and Britt Tanner

The scope this undertaking stretches from, primarily, Market and Mission Streets from the Embarcadero to Octavia Boulevard.  As such, numerous BOMA San Francisco building owners along or adjacent to the project area will be impacted.  This briefing was the first official BMS update to this BOMA member constituency.

The three primary elements to the BMS presentation were:

• Market Street Design
• Vehicular Restrictions
• Loading

Each of these aspects have proposed changes and require your review and feedback.  Please click here to review the BMS presentation and send your feedback to Kathy Mattes at kamattes@sbcglobal.net.

BMS Project Timeline

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

Mechanics Monument Plaza gets an upgrade

UPDATE - June 17, 2014

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

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 johnb@boma.com 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 wmead@lucasfilm.com and johnb@boma.com.

UPDATE: BOMA International's Historic Advocacy Victories for the Industry

UPDATE - December 21, 2015

BOMA International’s lobbying efforts have resulted in a series of historic advocacy victories for the commercial real estate industry with the passage of the Protecting Americans from Tax Hikes (PATH) Act of 2015 by the U.S. Congress. Included in the PATH Act are a permanent extension of the 15-year depreciation on qualified leasehold improvements, BOMA’s top tax priority; fixes to the Foreign Investment in Real Property Tax Act (FIRPTA); and a straight two-year extension of the energy efficiency deduction for commercial buildings.

Commercial building owners now have the economic certainty necessary to invest capital confidently knowing they will be able to depreciate tenant improvements over 15 years instead of 39, a timeline that more closely aligns with the life of an average lease. This will result in more tenant improvement projects, which will lead to more construction jobs and boost the U.S. economy. Over the past decade, the provision to reduce the depreciation timeline from 39 to 15 years had been extended, but often retroactively or at the last minute, not allowing building owners, managers or tenants to take full advantage of the law. Permanent 15-year depreciation is a big win for the health of both the commercial real estate industry and the economy.

The adjustments made to FIRPTA in the PATH Act will encourage more foreign entities to invest in America’s real estate, which will go a long way toward restoring economic vitality to the industry. The new law increases the withholding threshold for foreign investors to hold an interest in U.S. real estate without triggering unnecessary tax liability from five to 10 percent, and it exempts foreign pension funds from the tax penalty. These fixes come at a time when the country’s infrastructure needs are greater than ever, and they will help generate much-needed investment in real estate and infrastructure projects across the United States.

The two-year extension of the deduction for energy efficiency improvements for commercial real estate, also known as the 179D deduction, is a victory for building owners who are making investments in their properties to increase energy efficiency. BOMA International would like to see this deduction improved and enhanced to truly spur innovation in the commercial real estate’s market transformation towards greater efficiency in future legislation, but a two-year extension is a positive step in the right direction to incentivize building owners to invest in the efficiency of their buildings.

For more information on BOMA International’s federal advocacy efforts, visit the Industry Issues section of www.boma.org.

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

Original Post - December 17, 2015 

Congress Still Working on Tax Extenders

Recently, the U.S. Congress released a broad tax extenders plan that would make 15-year depreciation on qualified leasehold improvements permanent. The complete package—estimated to cost roughly $650 billion over the next decade—also would include a two-year extension of the energy efficiency tax deduction for commercial buildings (also known as section 179D of the tax code), as well as some fixes to the Foreign Investment in Real Property Tax Act (FIRPTA). Successful passage of the plan would be a huge victory for both the commercial real estate industry and BOMA. Making the 15-year timeline for depreciating leasehold improvements permanent has long been BOMA International’s number one tax priority.

While this heavily negotiated package is expected to pass soon, if the deal falls through, the likeliest outcome will be a straight two-year extension of the 52 tax provisions known as “extenders,” which is a now yearly ritual of tax provisions being extended in the days before the congressional holiday recess. Late last year, Congress passed a one-year extenders bill, retroactive for tax year 2014. On January 1, 2015, the depreciation period reverted to 39 years. Congress also is expected to pass an omnibus spending bill funding the government for the next two years and then recess until after the holidays.

BOMA International Advocacy Update: Congress Still Working on Tax Extenders

Congress Still Working on Tax Extenders

Recently, the U.S. Congress released a broad tax extenders plan that would make 15-year depreciation on qualified leasehold improvements permanent. The complete package—estimated to cost roughly $650 billion over the next decade—also would include a two-year extension of the energy efficiency tax deduction for commercial buildings (also known as section 179D of the tax code), as well as some fixes to the Foreign Investment in Real Property Tax Act (FIRPTA). Successful passage of the plan would be a huge victory for both the commercial real estate industry and BOMA. Making the 15-year timeline for depreciating leasehold improvements permanent has long been BOMA International’s number one tax priority.

While this heavily negotiated package is expected to pass soon, if the deal falls through, the likeliest outcome will be a straight two-year extension of the 52 tax provisions known as “extenders,” which is a now yearly ritual of tax provisions being extended in the days before the congressional holiday recess. Late last year, Congress passed a one-year extenders bill, retroactive for tax year 2014. On January 1, 2015, the depreciation period reverted to 39 years. Congress also is expected to pass an omnibus spending bill funding the government for the next two years and then recess until after the holidays.

UPDATE: San Francisco's Transportation Sustainability Program and Transportation Sustainability Fee

UPDATE - December 16, 2015

At their December 8, 2015 meeting, a majority of San Francisco Board of Supervisors voted to amend the Transportation Sustainability Fee (TSF) and increase the number to $21.04 per square foot for non-residential square footage over 99,999. It would also require non-residential projects that submitted an application before July 21, 2015, but have not received final approval, to pay 50% of the difference between the TSF and the Transportation Impact Development Fee.

The legislation has been referred back to Land Use and Transportation Committee and your BOMA Advocacy team will continue to monitor the measure's progress.

Please email johnb@boma.com and kenc@boma.com with your questions or concerns.

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

UPDATE - October 30, 2015

BOMA San Francisco members and staff continue to monitor this legislation.

A recent San Francisco Examiner article sums up the most recent discussion, earlier this month. At this point, it appears that commercial office developers with projects in excess of 100,000 square feet will see an increase of the fee from $18.04 to $19.04 per square foot.

Note that BOMA San Francisco's Government Affairs Committee members will meet with the San Francisco Municipal Transportation Agency (SFMTA) staff in charge of implementing this fee and program, as well as SFMTA Director, Ed Reiskin. The meeting will take place on November 4th, at 12 noon.

Please email johnb@boma.com if you are interested in attending this important gathering.

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

UPDATE - September 30, 2015

At a recent meeting of the San Francisco Board of Supervisors’ Land Use and Transportation Committee, there was a debate regarding the proposal to change the current Transit Impact Development Fee (TIDF) into a Transportation Sustainability Fee (TSF) and to apply it to all new developments except affordable housing projects.

The San Francisco Municipal Transportation Agency (SFMTA) proposal would increase fees for a majority of new developments - including commercial projects where the fee would increase from $12.06 per square foot to $18.04 per square foot. Activists feel that this fee should be higher and the proposal incorporate other changes. 

The suggested amendments include reducing the discount for projects already underway and not allowing the SFMTA to specify that 60% of the proceeds from the new TSF go to maintenance of San Francisco's transit system. The SFMTA is concerned that raising these fees higher than proposed, both for commercial, residential, and other projects could stymie the growth in San Francisco.

If you have any questions or concerns, please email kenc@boma.com and johnb@boma.com. BOMA developer members have been asked to provide their thoughts and we would appreciate your feedback if you feel that any increase in the TSF than what is proposed by the SFMTA, below, would affect your project - or future projects - adversely.

The SFMTA proposal will be heard again at the San Francisco Board of Supervisors’ Land Use and Transportation Committee on October 5th.

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

Original Post - September 24, 2015

BOMA staff met recently with representatives from the City and County of San Francisco regarding the upcoming Transportation Sustainability Program (TSP) and Transportation Sustainability Fee (TSF). 

The Transportation Sustainability Program is about keeping people moving as the City grows. Smart planning and investment will help ensure that San Franciscans are able to arrive safer and more comfortably at their destinations now and in the future.  

The proposed Transportation Sustainability Fee will help fund upcoming transportation changes (see below) by:

• Creating a citywide transportation fee on new development;
• Update to existing Transportation Impact Development Fee (TIDF) – expands applicability to include market-rate residential development and certain large institutions.

What Will the TSP Do?

The Transportation Sustainability Program is made up of three components:

• Enhance Transportation to Support Growth
• Fund citywide transportation improvements, like more Muni buses and trains, to help accommodate new residents and jobs. Find out more.
• Modernize Environmental Review
• Make the review process align with the City’s longstanding environmental policies by changing how we analyze the impacts of new development on the transportation system under the California Environmental Quality Act (CEQA). The new practices will be more reliable and emphasize travel options that create less traffic. Find out more.
• Encourage Sustainable Travel
• Make it easier for new residents, visitors and workers to get around through methods other than driving alone by integrating environmentally friendly travel into new developments. New practices will provide on-site amenities so people have better options than driving their car by themselves, such as car sharing and shuttle services. Find out more.

Representatives from the City and County of San Francisco will be presenting this information to BOMA San Francisco's Government Affairs Committee on November 4th. If you are interested in attending, please email johnb@boma.com for the meeting details.

Your Feedback is Requested: Child Care Requirements for San Francisco Office and Residential Projects

BOMA San Francisco Members:

A measure by Supervisor Norman Yee would increase the child care requirements for certain commercial and residential projects. The legislative digest is below. The funds generated from this impact fee may only be used to fund capital child care facilities.

Please email johnb@boma.com if you have any questions or concerns.

Bottom Line for CRE Developments

Currently new downtown commercial developments are charged a $1 per gross square foot in lieu fee. If this legislation passes, the fee would increase to $1.57 per gross square foot. Also, the requirement would extend to commercial projects citywide and apply to new projects and existing buildings proposing the net addition of 25k (it was 50k) or more gross square feet of office or hotel space.

The big changes are for residential developments.

Quick Read

Ordinance amending the Planning Code to increase the Child Care In Lieu Fee for office and hotel development projects of up to $1.57 per gross square foot and apply the Fee to projects of 25,000 or more gross square feet; to impose a tiered Child Care Fee for residential development projects of up to $1.83 per gross square feet; to allow developers the option to provide onsite Small Family Daycare Homes in lieu of the fee; affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1.

Existing Law

The Planning Code requires that office and hotel development projects of 50,000 or more gross square feet must meet certain Child Care Requirements, including the option to pay $1.00 per gross square feet. The Planning Code does not have a citywide requirement on residential development to meet Child Care requirements, but some Area Plans have community impact fees that include a fee for child care.

Amendments to Current Law

The Proposed Legislation will require that office and hotel development projects of 25,000 or more gross square feet meet certain Child Care Requirements and increases the in lieu fee to $1.57 per gross square feet. The Proposed Legislation will impose a new Child Care Fee for residential projects of $1.83 for projects containing 10 or more units and 50% of that amount or $0.91 for projects of up to 9 units. The Proposed Legislation provides for an option to provide on-site day care facilities and receive a full or partial waiver of the Fee. The Proposed Legislation also includes an option for a project sponsor who is already providing On- or Off-site Units under the Inclusionary Housing Ordinance to receive a full or partial waiver of the Fee if they designate one or more of those units as Designated Childcare Units that will be rented to a household operating a Small Family Daycare Home as defined in State law for at least 10 years. Background Information San Francisco conducted a Citywide Nexus Study dated March 2014 prepared by the consultant AECOM. The fee amounts in the Proposed Ordinance are based on the results of that analysis.

BOMA San Francisco's Nearly Perfect November 2015 Election Results

The BOMA San Francisco Political Action Committee (BOMA-SF-PAC) campaigns for candidates and issues that promote economic vitality and the health of the commercial real estate industry - and against those that would harm it. Click here to view their list of accomplishments.

With regard to the recent November 3rd election – the BOMA SF-PAC slate outcome was nearly perfect! Thank you for voting BOMA, your source for sensible political recommendations that benefit all businesses and residents in San Francisco.

BOMA-SF-PAC relies on contributions for funding. This is truly an investment in your future and the future of our industry. Contact kenc@boma.com for more information.

Election Summary

BOMA’s Political Action Committee was very involved in the November 3rd election representing the interests of San Francisco’s commercial property owners. With the exception of Supervisor Julie Christensen, who lost her seat as the District 3 supervisor, all of our endorsed candidates won,

Regarding the ballot measures, our The PAC aligned almost 100% with the voters. The only ballot measure that won (and BOMA opposed) was the Legacy Business Preservation Fund (Proposition J). Our BOMA PAC directors did not agree that the city’s taxpayers should subsidize failing businesses simply because they’d been around 20 or more years. BOMA was very supportive of the Affordable Housing Bond (Proposition A), which passed overwhelmingly, and very opposed to the Mission Moratorium (Proposition I).

The members of the BOMA SF-PAC will be very active in 2016 as there will be both a June and a November election. Supporting your BOMA SF-PAC means they can continue to be an important player in the political arena defending the interests of the commercial real estate industry. The 2016 BOMA SF-PAC Chair is Andrew Junius, Esq., (Reuben, Junius & Rose), with Jim Collins (Shorenstein) serving as Vice Chair, and Rick Buziak (Kilroy Realty) as Treasurer.

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BOMA San Francisco's Political Action Committee's Slate Card

November 3, 2015 Municipal Election

Candidates Endorsed

Edwin Lee for re-election as San Francisco Mayor

Vicki Hennessy for San Francisco Sheriff

Re-Elect Dennis Herrera for San Francisco City Attorney
Re-Elect George Gascon for San Francisco District Attorney

Re-Elect Jose Cisneros for San Francisco Treasurer

Alex Randolph for City College Board

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Julie Christensen for San Francisco District 3 Supervisor - LOST

San Francisco Propositions on the Ballot

Click here to learn more about the various measures

SUPPORT --- Proposition A - Affordable Housing Bond
SUPPORT --- Proposition C - Expenditure Lobbyists
SUPPORT --- Proposition D - Mission Rock
OPPOSE --- Proposition E - Requirements for Public Meetings
OPPOSE --- Proposition F - Short-Term Residential Rentals
OPPOSE --- Proposition G - Disclosures Regarding Renewable Energy
SUPPORT --- Proposition H - Defining Clean, Green, and Renewable Energy
OPPOSE --- Proposition I - Suspension of Market-Rate Development in the Mission District
SUPPORT --- Proposition K - Surplus Public Lands

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NO POSITION --- Proposition B - Paid Parental Leave for City Employees - PASSED

OPPOSE --- Proposition J - Legacy Business Historic Preservation Fund - PASSED

BOMA San Francisco Members Meet With Congresswoman Jackie Speier

BOMA San Francisco leaders met with Congresswoman Jackie Speier at the BOMA San Francisco office recently to discuss issues she is working on and the political climate in Washington D.C.

A number of BOMA issues were discussed:

• Congresswoman Speier said she would look into becoming a co-sponsor of the HR 765 that would make the 15-year leasehold depreciation schedule permanent, something BOMA International has sought for many years. 
• Speier was also very aware of the drive-by lawsuits for minor ADA violations and issupportive of finding ways at the Federal level to reduce them. As many know in California, we were able to pass several measures that put more restrictions on lawyers filing such lawsuits to make sure they are not frivolous or border on extortion. Consequently, many of these cases are now being filed in Federal court, rather than the state courts. Changes need to be made at the Federal level. To that end, HR 3765 has been introduced by Congressman Ted Poe (R, TX) entitled the ADA Education and Reform Act of 2015. 
• Lastly, we discussed the threat of repeal of the 1031 like-kind exchanges. Congresswoman Speier assured us in no uncertain terms that we did not need to worry about this as it was "not going to happen."

BOMA San Francisco leaders thank Congresswoman Speier for her time and we look forward to visiting her in Washington D.C. in February 2016.

SFPD and SFFD Chiefs Recognized as BOMA San Francisco's Public Officials of the Year

On occasion, when there are deserving candidates, BOMA San Francisco selects someone in government to be recognized as our Public Official of the Year. We’ve presented this award to elected officials, and sometimes we have recognized City Department heads or administrative personnel.  Recommendations for award recipients typically emanate through BOMA’s Governmental Affairs Policy Advisory Committee, or via our Political Action Committee.

This year we have chosen to recognize two individuals as BOMA’s 2015 Public Officials of the Year: San Francisco Police Department Chief, Greg Suhr and San Francisco Fire Department Chief, Joanne Hayes-White.

Of the many things that are important to our membership, public safety is at the top. The San Francisco Fire Department and Police Department are the two city agencies that have that responsibility and have been doing a splendid job at it. Indeed, the two Departments work well when they have talented leadership. Both have exhibited leadership, resourcefulness, and collaboration with our commercial real estate industry and we are grateful for it.

About Chief Greg Suhr

Greg Suhr is a 33-year veteran of the San Francisco Police Department who was selected as San Francisco’s 42nd Chief of Police on April 27, 2011. He firmly believes in the idea that the Police Department exists to serve the needs of our customers – those who live, work, visit and play in our beautiful city. That belief serves as the foundation for many of the changes Chief Suhr has implemented during his tenure, which began with allowing any member of the public access to the Chief’s Office. It is not enough to talk about being open and accessible, public officials must actually be open and accessible.

Chief Suhr was born and raised in this great city and feels that his success can be attributed to having caring adults around to provide guidance and support when he needed it. He believes that peace officers have a unique opportunity to help children growing up make good choices. The SFPD is dedicated to working closely with organizations that provide our children with positive opportunities – and that encourage young people to get an education, at least finishing high school. It is every officer’s duty to be there for children, both for their safety and for their future success.
About Chief Joanne Hayes-White

Joanne Hayes-White was sworn in by Mayor Newsom as the 25th Chief of the San Francisco Fire Department on January 16, 2004. San Francisco is the largest urban fire department in the world with a female chief. Chief Hayes-White oversees a department of approximately 1,500 members and an operating budget of $350 Million.

Hayes-White, a San Francisco native, came to the Department after graduating from the University of Santa Clara with a degree in business. She was hired as a firefighter in April 1990, promoted to the rank of Lieutenant in 1993 and to the rank of Captain in January 1996. In May 1996 she was made acting Battalion Chief with oversight of the Department's dispatch and communications systems. She oversaw the installation of the Computer-Aided Dispatch (CAD) system and automated information systems and by doing so, streamlined and improved the Department's dispatch and records management capabilities.

BOMA San Francisco's Government Affairs Committee Update: SFMTA Director Ed Reiskin & Support for Subway Master Plan

BOMA's Government Affairs Committee members have been meeting with public officials recently to represent your interests. Indeed, the group recently held a meeting to discuss transportation issues with San Francisco Municipal Transportation Director, Ed Reiskin, as well as SFMTA staff in charge of the Transportation Management Program and Fee.

The following topics were some of the topics discussed at the meeting:

• SFMTA Background
• MUNI Forward
• Vision Zero
• Transportation Sustainability Program and Fee

SUPPORT - Transportation Code - Subway Master Plan

The Government Affairs Committee members also reviewed and voted to support Supervisor Scott Wiener's proposal that would require the City to develop a Subway Master Plan with an update to that plan every 4 years. A good public transportation network is critical to the success of commercial real estate in San Francisco.

BOMA San Francisco Workshop: Psychological First Aid for Volunteer Response Staff

Susan Schmitz, SF CARD, Director of Program (standing) presents to BOMA SF members.

BOMA San Francisco's Emergency Preparedness Committee members organized a free workshop for those in the BOMA community recently. The topic was Psychological First Aid and it was incredibly informative thanks to our presenter, Susan Schmitz, SF CARD (a BOMA preparedness partner), Director of Programs.

If you would like to have Susan Schmitz present on this topic to your constituency, please feel free to email her at susan@sfcard.org.

About SF CARD

SF CARD – San Francisco Community Agencies Responding to Disaster – connects nonprofit, faith-based and private organizations with the network and knowledge they need to continue providing critical services after a disaster. We help organizations prepare for emergencies as small as a one-alarm fire all the way to a large-scale disaster affecting the entire region. SF CARD’s function is threefold, Preparedness, Response and Recovery.

BOMA California Advocacy Update: Lighting Control Reforms Adopted & Benchmarking Law Hearing Held - AB 802

Lighting Control Reforms Adopted 

After almost a year of working with the California Energy Commission (CEC), Docket No. 15-BSTD-01 was adopted to address issues related to the 2016 Building Energy Efficiency Standards Lighting Retrofit Code.

As California’s energy code has lead the way in the nation making sure that our buildings are the most efficient in the country, from time-to-time regulations may not work out in the real world as they do on paper. Even with thorough analysis and an inclusive stakeholder process, the lighting retrofit requirements in question have turned out to be more complicated and burdensome to implement than expected when the CEC adopted the package.

On behalf of the commercial, industrial, and retail real estate industry we worked with the CEC and other stakeholders on regulatory language that will still achieve the same, if not greater, energy savings by providing an alternative path to compliance, which will bring down the cost and complication of compliance in some instances and assure that fewer tenant improvements are stalled due to a cost effectiveness concerns.

BOMA California members thank the CEC and its staff for working through to a fix on this issue.

Here is part of a press release they sent on this topic:

The Energy Commission adopted nonresidential lighting standards that allow for several cost effective approaches to lighting upgrades. Compared to the 2013 lighting alteration standards, the newly adopted standards are expected to save an additional 112 gigawatt hours of electricity per year – equivalent to the annual electricity use in about 16,000 homes. Energy efficiency building standards are updated every three years. These nonresidential lighting standards are part of the broader 2016 Building Energy Efficiency Standards adopted in June.

Click here to read the new language and see the presentation.


Benchmarking Law Hearing Held - AB 802

AB 802, the bill that repeals AB 1103 and re-calibrates the regulatory process and addresses a number of complaints our industry has had about since AB 1103 was in the Legislature has already been reviewed at the California Energy Commission.

The regulations on this are on the fast-track because the CEC has already invested too much time and effort on AB 1103, many stakeholders, commission staff, and commissioners are all on the same page moving forward.

So far, representatives for the commercial, industrial, and retail commercial real estate industry are pleased with the direction of the discussion. Click here for a copy of the AB 802 scoping workshop presentation.

As a reminder, here is what has changed moving from the now repealed AB 1103 regulations:

• AB 1103 mandated ALL buildings must be benchmarked regardless of size or use; AB 802 states that buildings 50K s.f. and above must be benchmarked and allows the Energy Commission some discretion to exempt certain building types and situations (i.e. the CEC could decide that long-term empty buildings or buildings scheduled for razing need not be benchmarked).
• AB 1103 was a transaction based program – benchmarking was triggered by a sale/lease of whole building/refinance. The transaction based approach had many unintended consequences such as requiring actively managed building to be benchmarked more often than buildings that are not; put an unnecessary technical process in the middle of a real estate transaction; and required benchmarking be provided to parties that were not making management decisions (i.e. lenders); AB 802 allows the CEC to determine the best trigger for benchmarking – that could be transaction based or time certain, i.e.,  once every two years.
• Under AB 1103 many building owners were unable to get tenant energy information from local utilities; AB 802 clarifies that utilities are required to provide information; in an aggregated format if there are privacy concerns in multi-tenant buildings.
• AB 1103 treated income producing properties separately by only focusing on commercial; AB 802 – with the support of the Apartment industry - includes certain multi-family housing properties.
• AB 1103 provisions will be suspended as of the end of this year (until otherwise notified we recommend you comply with the current provisions of AB 1103 until then). AB 802 provisions will become operative on January 1, 2017 – the CEC will write regulations to implement in 2016.

There will be no statewide energy use disclosure requirement in 2016. During this time, Energy Commission staff will engage in a public process to develop regulations and establish the reporting infrastructure for the new program. 

BOMA California members MUST engage in this process.