UPDATE: San Francisco's 100% Renewable Electricity Requirement for Commercial Property Owners Now Effective

UPDATE - November 6, 2019

This ordinance was approved by Mayor London Breed in October and is now effective. Note the compliance dates below and detailed in the ordinance. Please email johnb@boma.com with any questions you may have.

Thank you again to our Energy & Environment Committee leaders for their expertise in helping to make this measure feasible to implement.

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UPDATE - September 20, 2019

The San Francisco Board of Supervisors recently - and unanimously - approved this ordinance. It will be heard again at their meeting next Tuesday and will then move to Mayor London Breed's desk for her consideration.

The legislation calls for the City’s largest commercial buildings to procure 100 percent renewable electricity from any of the City’s electricity providers by 2022. Then, starting in 2024, additional buildings will be subject to the requirement, eventually encompassing all commercial buildings 50,000 square feet or larger. The requirement is currently phased-in chronologically to ensure adequate renewable electricity is available for procurement:

• 2022 – commercial buildings over 500,000 square feet;
• 2024 – commercial buildings over 250,000 square feet; and,
• 2030 – commercial buildings over 50,000 square feet.

Since 1987, BOMA San Francisco has supported and promoted a more sustainable built environment generally through voluntary means as opposed to mandates. Measures addressing energy efficiency, water savings, resource usage reduction or any other environmental concerns should be well-vetted, realistic and cost-efficient.

With regard to this ordinance, our BOMA San Francisco Energy & Environment Committee leaders sincerely appreciate collaborating and working with those at San Francisco's City Hall early in the process to determine the feasibility of implementing a well-intended policy objective. Indeed, there were a number of possible issues at the onset that would have made the requirements of the ordinance, without key amendments, difficult to implement if not for our member feedback and the understanding of City and County of San Francisco stakeholders.

They include the ability for the San Francisco Department of the Environment to determine compliance if:

• The lack of GHG-free or renewable energy market resources available to meet demand, and/or;
• The cost of all available 100% GHG-free or renewable electricity options is more than 5% of each provider’s default program offering, and/or;
• And language that addresses long-term energy contracts.

Please email johnb@boma.com with any questions you may have.

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

Original Post - July 19, 2019

San Francisco's ordinance requiring 100% Renewable Energy for commercial property owners ordinance is now moving through the legislative process at City Hall and will likely be heard at the Land Use and Transportation Committee soon.

Please click here to review the measure and us know if you have any feedback at johnb@boma.com

BACKGROUND

You can read Mayor London Breed's press release on this topic. Breed announced the proclimation on Earth Day in April 2019.

UPDATE: November 5, 2019 Election Results

UPDATE - November 6, 2019 at 9:45 a.m.

As anticipated, the turnout for yesterday's election was low - around 23% - and provided predictably known and unknown results. Here is the synopsis of what we know, so far, as there are a number of ballots to count that will determine the outcome of key races important to BOMA San Francisco members. They will require more time, a few days perhaps, to determine the winners of those close contests. 

Based on recommendations from the BOMA SF-PAC Voter Guide, below, and the latest results from the San Francisco Department of Elections, here's where we stand at present:

Local Propositions

Proposition A - Affordable Housing Bond

• Requires 2/3rds voter approval and the measure is at approximately 69.5%. 

Proposition D - Traffic Congestion Mitigation Tax

• Requires 2/3rds voter approval and the measure is at approximately at 66.6%.

Candidates - San Francisco

 VOTER APPROVED 

 London Breed - Mayor

Dennis Herrera - City Attorney

Jose Cisneros - City Treasurer 

INDETERMINATE (Incredibly Close!)

Vallie Brown - District 5 Supervisor

Suzy Loftus - District Attorney 

More updates daily - email johnb@boma.com for any questions you may have.

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Original Post - October 10, 2019 

BOMA San Francisco's Political Action Committee's Voter Guide
November 5, 2019 Election

The BOMA SF-PAC is looking forward to the November 5, 2019 election. Our members have endorsed candidates for elected office and taken positions on the following propositions. If you are a registered voter in San Francisco, please reference this guide when you vote!

If you have any questions, contact John Bozeman, BOMA San Francisco's Director of Government and Industry Affairs, at johnb@boma.com.

Local Propositions

Click here to review the San Francisco Voter Guide for more information on each Proposition.

SUPPORT - Proposition A: Affordable Housing Bond

Proposition A is an ordinance put on the ballot by Mayor London Breed and the Board of Supervisors that would allow the City to borrow up to $600 million by issuing general obligation bonds. The City would use this money to build, buy and rehabilitate affordable housing in the City.

Please review the details starting on page 44 of the Voter Guide.

SUPPORT - Proposition D: Traffic Congestion Mitigation Tax

Starting Jan. 1, 2020, Proposition D would impose a business tax on commercial rideshare companies for fares generated by rides that start in San Francisco as follows: 

• 1.5% on a shared-ride fare; and 
• 3.25% on a private-ride fare

The same business tax would also apply to driverless vehicle companies. The City would impose these taxes on fares charged by these companies until Nov. 5, 2045.

Candidates - San Francisco

Mayor, City and County of San Francisco

London Breed

San Francisco Board of Supervisors - District 5

Vallie Brown

San Francisco District Attorney

Suzy Loftus 

San Francisco City Attorney

Dennis Herrera

San Francisco Treasurer

Jose Cisneros

San Francisco Wireless Emergency Alert System Test - October 17th at 5:30 p.m.

Today, October 17th at approximately 5:30 p.m. The San Francisco Department of Emergency Management will be conducting a citywide test of the Wireless Emergency Alert System. That means everyone with a digital or smart phone who is in San Francisco at that time will receive an emergency alert (this is the same system more frequently used for “Amber Alerts”). 

Please visit www.sf72.org for more information.

BOMA San Francisco's Voter Guide for the November 5, 2019 Election - Learn More About Propositions and Candidates for Elected Office

BOMA San Francisco's Political Action Committee's Voter Guide
November 5, 2019 Election

The BOMA SF-PAC is looking forward to the November 5, 2019 election. Our members have endorsed candidates for elected office and taken positions on the following propositions. If you are a registered voter in San Francisco, please reference this guide when you vote!

If you have any questions, contact John Bozeman, BOMA San Francisco's Director of Government and Industry Affairs, at johnb@boma.com.

Local Propositions

Click here to review the San Francisco Voter Guide for more information on each Proposition.

SUPPORT - Proposition A: Affordable Housing Bond

Proposition A is an ordinance put on the ballot by Mayor London Breed and the Board of Supervisors that would allow the City to borrow up to $600 million by issuing general obligation bonds. The City would use this money to build, buy and rehabilitate affordable housing in the City.

Please review the details starting on page 44 of the Voter Guide.

SUPPORT - Proposition D: Traffic Congestion Mitigation Tax

Starting Jan. 1, 2020, Proposition D would impose a business tax on commercial rideshare companies for fares generated by rides that start in San Francisco as follows: 

• 1.5% on a shared-ride fare; and 
• 3.25% on a private-ride fare

The same business tax would also apply to driverless vehicle companies. The City would impose these taxes on fares charged by these companies until Nov. 5, 2045.

Candidates - San Francisco

Mayor, City and County of San Francisco

London Breed

San Francisco Board of Supervisors - District 5

Vallie Brown

San Francisco District Attorney

Suzy Loftus 

San Francisco City Attorney

Dennis Herrera

San Francisco Treasurer

Jose Cisneros

SF72: Bay Area Public Safety Power Shutoff Information

From our partners at the San Francisco Department of Emergency Management:

Bay Area Public Safety Power Shutoff: San Francisco is not currently projected to experience an electric outage due to potential Public Safety Power Shutoff (PSPS) affecting many other Bay Area counties. For specific locations and updated information about the possible PSPS event, visit: https://www.pge.com/en_US/safety/emergency-preparedness/natural-disaster/wildfires/public-safety-power-shutoff-faq.page

Although San Francisco is not directly impacted, people are encouraged to check on family and friends that may be in the affected areas. People that are dependent on electricity for their medical needs are especially vulnerable during power outages.

The San Francisco Department of Emergency Management is actively monitoring the potential PSPS event and is maintaining communications with PG&E, regional partners and City and County of San Francisco agencies. City Departments are accessing their continuity plans to ensure essential city functions can continue if city employees who live outside of San Francisco are impacted due to the PSPS event.

Text your zip code to 888-777 to sign up for emergency alerts including notices of potential electric outages in San Francisco.

UPDATE: Electric Vehicle Charging in Commercial Parking Garages Requirement by January 1, 2023

UPDATE - September 30, 2019

An ordinance requiring commercial parking lots and garages with more than 100 parking spaces to install electric vehicle charging equipment passed out of the Board of Supervisors Land Use and Transportation Committee today, unanimously, and will be heard by the full Board next week. 

The measure, if enacted, will require beginning January 1, 2023 any commercial parking lot or garage with more than 100 parking spaces to provide 10% of the parking spaces with Level 2 charging stations OR a lower number of fast charging stations (Level 3) OR by install functionally equivalent electric vehicle charging services such as battery swapping technology. 

Key to BOMA member interests is the waiver process that will allow the San Francisco Department of Environment to determine the actual number of charging stations based on:

• Whether the existing local utility infrastructure is unable to supply sufficient electrical capacity;
• Whether, due to site conditions it is technically infeasible to install, maintain, and operate charging stations;
• OR, if there is a good faith effort by the garage operator/owner to engage at least two companies that install, maintain and operate EV charging stations to install the infrastructure at minimal or no cost to the garage owner but the companies declined because of financial infeasibity.

Background

BOMA supports a more sustainable built environment generally through voluntary means as opposed to mandates. Indeed, since 1987, BOMA San Francisco members have been leaders in recycling and environment stewardship of the commercial high-rise office building stock. Measures addressing energy efficiency, water savings, resource usage reduction or any other environmental concerns should be well-vetted, realistic and cost-efficient.

With regard to this ordinance, we sincerely appreciate elected leaders and their staff of informing us and our BOMA San Francisco Energy & Environment Committee leaders of this measure to determine the feasibility of implementing a well-intended policy objective. There were a number of possible issues that would have made the requirements of the ordinance difficult to execute if not for the explanation of the waiver process from City and County of San Francisco stakeholders and the understanding of that process from our members.

BOMA San Francisco members with parking garages/parking garage operator members, in general, have had Level 2 (or higher) charging stations for many years. The feedback received indicates that, due to a precipitous drop in those who drive to these structures on a daily basis, the usage for existing electric vehicle charging stations has diminished as well. What occurs is that those who do drive electric cars to San Francisco, either for work or to visit, can make it to the building garage and back home at the level of charge the vehicle has at the time they arrive. Also, charging a vehicle that has minimal depletion of a full charge, e.g., a Tesla 3 with 310 mile range, when it arrives to a garage means that the current electric vehicle charging stations can swap electric cars multiple times and adequately handle the vehicles that need to be recharged.

Even so, the ordinance as drafted is future-focused, as are our members. With more electric vehicles coming online and autonomous electric vehicles around the corner, this measure seems flexible enough to allow for private garage adaptability as EV chargers/battery swapping technology and need evolves.

If you have questions about the waiver process as detailed in the ordinance, please email johnb@boma.com.

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Original Post - July 19, 2019

Mayor Breed and Supervisors Rafael Mandelman and Aaron Peskin have introduced an ordinance that will require any commercial parking lot or garage – including the City and County of San Francisco – with more than 100 parking spaces to provide 10% of them for Level 2 charging stations for electric vehicles. The requirement will need to be completed by 2023.

Please click here to review the ordinance and let us know if you have any comments at johnb@boma.com. 

Click here to read a recent story on the issue from the San Francisco Chronicle.

UPDATE: San Francisco's 100% Renewable Electricity Requirement for Commercial Property Owners Passes Unanimously

UPDATE - September 20, 2019

The San Francisco Board of Supervisors recently - and unanimously - approved this ordinance. It will be heard again at their meeting next Tuesday and will then move to Mayor London Breed's desk for her consideration.

The legislation calls for the City’s largest commercial buildings to procure 100 percent renewable electricity from any of the City’s electricity providers by 2022. Then, starting in 2024, additional buildings will be subject to the requirement, eventually encompassing all commercial buildings 50,000 square feet or larger. The requirement is currently phased-in chronologically to ensure adequate renewable electricity is available for procurement:

• 2022 – commercial buildings over 500,000 square feet;
• 2024 – commercial buildings over 250,000 square feet; and,
• 2030 – commercial buildings over 50,000 square feet.

Since 1987, BOMA San Francisco has supported and promoted a more sustainable built environment generally through voluntary means as opposed to mandates. Measures addressing energy efficiency, water savings, resource usage reduction or any other environmental concerns should be well-vetted, realistic and cost-efficient.

With regard to this ordinance, our BOMA San Francisco Energy & Environment Committee leaders sincerely appreciate collaborating and working with those at San Francisco's City Hall early in the process to determine the feasibility of implementing a well-intended policy objective. Indeed, there were a number of possible issues at the onset that would have made the requirements of the ordinance, without key amendments, difficult to implement if not for our member feedback and the understanding of City and County of San Francisco stakeholders.

They include the ability for the San Francisco Department of the Environment to determine compliance if:

• The lack of GHG-free or renewable energy market resources available to meet demand, and/or;
• The cost of all available 100% GHG-free or renewable electricity options is more than 5% of each provider’s default program offering, and/or;
• And language that addresses long-term energy contracts.

Please email johnb@boma.com with any questions you may have.

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

Original Post - July 19, 2019

San Francisco's ordinance requiring 100% Renewable Energy for commercial property owners ordinance is now moving through the legislative process at City Hall and will likely be heard at the Land Use and Transportation Committee soon.

Please click here to review the measure and us know if you have any feedback at johnb@boma.com

BACKGROUND

You can read Mayor London Breed's press release on this topic. Breed announced the proclimation on Earth Day in April 2019.

SURVEY REMINDER: San Francisco Hazards & Climate Resilience Plan Workshop for Business and Commercial Property Stakeholders

UPDATE - September 5, 2019

Last week to participate in the SF
Hazards and Climate Resilience Survey!

Please  participate in this brief online survey. Your help will ensure that the City and County of San Francisco hears from a wide range of San Franciscans - including BOMA San Francisco members.

Anyone who lives or works in SF can participate, which is available in SIX languages! This survey will help the City understand how San Franciscans are preparing for and responding to natural hazards and climate change.

You can access the survey through the links below: 

English          Spanish (Español)          Chinese (中文)

Filipino          Korean (한국어)          Russian (русский язык) 

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Original Post - July 1, 2019

The City and County of San Francisco (CCSF) is hosting five workshops with key stakeholders to inform the strategies and implementation of the updated San Francisco’s Hazards and Climate Resilience (HCR) Plan. The HCR Plan presents how community members and San Francisco neighborhoods will be impacted by specific hazards and identifies how CCSF will prepare for and should respond to natural hazards (including earthquake, fire, extreme heat, and flooding) when they occur.

BOMA San Francisco members are invited to participate in a meeting with representatives of businesses and commercial properties located in CCSF to provide feedback on HCR strategies and implementation. This is also an opportunity to build relationships with CCSF agencies and other businesses to share information and coordinate efforts to strengthen the resilience of our community.

During this interactive two hour workshop, you will:

• Learn about hazard issues (including earthquakes, flooding, and extreme heat events) and their impacts on the City & County of San Francisco, as well as existing and planned work to increase resilience.
• Share your experience with hazard events to inform how the government agencies and community groups can improve responses to hazards.
• Provide feedback on draft Hazards & Climate Resilience Plan strategies and how they could be implemented in partnership with residential property owners and managers as well as with other housing stakeholders.

Please RSVP by registering here.

Refreshments will be provided.

FAQs

How do I get to Bluxome Center?

It is 1 block away from the SF Caltrain station and 2 blocks from the K/T and N MUNI lines' stop at 4th & King Streets. There is no dedicated parking onsite, but there are plenty of metered parking spots on Bluxome Street.

Who is coordinating the Hazard & Climate Resilience Planning Process?

The Office of Resilience and Capital Planning is leading this effort in partnership with Department of Emergency Management, Department of Public Health, Department of the Environment, and SF Planning.

Have questions about the purpose or scope of the Hazards & Climate Resilience (HCR) Plan? 

Please contact Jim Buker, HCR Plan Project Manager, at (415) 554-4939

FEEDBACK REQUESTED - Electric Vehicle Charging in Commercial Parking

Mayor Breed and Supervisors Rafael Mandelman and Aaron Peskin have introduced an ordinance that will require any commercial parking lot or garage – including the City and County of San Francisco – with more than 100 parking spaces to provide 10% of them for Level 2 charging stations for electric vehicles. The requirement will need to be completed by 2023.

Please click here to review the ordinance and let us know if you have any comments at johnb@boma.com. 

Click here to read a recent story on the issue from the San Francisco Chronicle.

FEEDBACK REQUESTED: San Francisco's 100% Renewable Electricity Requirement for Commercial Property Owners

San Francisco's ordinance requiring 100% Renewable Energy for commercial property owners ordinance is now moving through the legislative process at City Hall and will likely be heard at the Land Use and Transportation Committee soon.

Please click here to review the measure and us know if you have any feedback at johnb@boma.com

BACKGROUND

You can read Mayor London Breed's press release on this topic. Breed announced the proclimation on Earth Day in April 2019.

San Francisco Hazards & Climate Resilience Plan Workshop for Business and Commercial Property Stakeholders - July 9th

The City and County of San Francisco (CCSF) is hosting five workshops with key stakeholders to inform the strategies and implementation of the updated San Francisco’s Hazards and Climate Resilience (HCR) Plan. The HCR Plan presents how community members and San Francisco neighborhoods will be impacted by specific hazards and identifies how CCSF will prepare for and should respond to natural hazards (including earthquake, fire, extreme heat, and flooding) when they occur.

BOMA San Francisco members are invited to participate in a meeting with representatives of businesses and commercial properties located in CCSF to provide feedback on HCR strategies and implementation. This is also an opportunity to build relationships with CCSF agencies and other businesses to share information and coordinate efforts to strengthen the resilience of our community.

During this interactive two hour workshop, you will:

• Learn about hazard issues (including earthquakes, flooding, and extreme heat events) and their impacts on the City & County of San Francisco, as well as existing and planned work to increase resilience.
• Share your experience with hazard events to inform how the government agencies and community groups can improve responses to hazards.
• Provide feedback on draft Hazards & Climate Resilience Plan strategies and how they could be implemented in partnership with residential property owners and managers as well as with other housing stakeholders.

Please RSVP by registering here.

Refreshments will be provided.

FAQs

How do I get to Bluxome Center?

It is 1 block away from the SF Caltrain station and 2 blocks from the K/T and N MUNI lines' stop at 4th & King Streets. There is no dedicated parking onsite, but there are plenty of metered parking spots on Bluxome Street.

Who is coordinating the Hazard & Climate Resilience Planning Process?

The Office of Resilience and Capital Planning is leading this effort in partnership with Department of Emergency Management, Department of Public Health, Department of the Environment, and SF Planning.

Have questions about the purpose or scope of the Hazards & Climate Resilience (HCR) Plan? 

Please contact Jim Buker, HCR Plan Project Manager, at (415) 554-4939

IMPORTANT - PG&E's Public Safety Power Shutoff Program

As part of PG&E's Community Wildfire Safety Program, PG&E is implementing additional precautionary measures to help reduce the risk of wildfires. If extreme fire danger conditions threaten a portion of the electric system serving your community - including San Francisco, it may be necessary for them to turn off electricity in the interest of public safety. This is called a Public Safety Power Shutoff (PSPS).

The PSPS Program now includes all electric lines that pass through high fire-threat areas – both distribution and transmission.

While customers in high fire-threat areas (based on the CPUC High Fire-Threat District) are more likely to be affected, a public safety power outage could impact any of the more than 5 million customers who receive electric service from PG&E, including BOMA San Francisco members. This is because the energy system relies on power lines working together to provide electricity across cities, counties and regions.

The Program will affect proactively turning off electric power for safety when extreme fire danger conditions are forecasted. The forecast can arise from high winds, high heat, low humidity, or other factors that contribute to a Red Flag warning. PG&E aims to notify those affected ahead of time, when possible, with a series of texts, social media updates, and other forms of communication that customers may sign up for. They will also utilize the AlertSF system.

What does the PSPS Program mean for BOMA San Francisco Members?

PG&E could decide to shut off power to San Francisco and/or the Bay Area as part of the PSPS Program. 

 Even if San Francisco is not subject to a wildfire, transmission lines that feed San Francisco and run through a shut off area could be affected, thereby turning off electricity to San Francisco. The transmission lines feeding the city primarily run from the east (roughly along Highway 92) and from the south up the Peninsula. The power shutoff could run for the duration of the Red Flag warnings which could last several days.

Many tenants believe that since their building has an 'emergency generator' they will be able to continue business as usual in their office space. Property owners and managers should consider planning for such an event and inform their tenants accordingly.

BOMA San Francisco members and the public can sign up for PG&E notifications to ensure they are on the notification list by going to the PG&E website:

https://www.pge.com/en_US/safety/emergency-preparedness/natural-disaster/wildfires/public-safety-power-shutoff-faq.page

The contact information PG&E currently has probably does not include your company’s emergency management team, but rather an administrative contact in the billing department during normal business hours. Make sure to get your emergency contacts into their 24/7 notification database!

Notifications can also be obtained by signing up for emergency messages from the San Francisco Department of Emergency Management at https://sfdem.org/PUBLIC-ALERTS. A useful website for planning for Red Flag warnings is National Weather Service - California Fire Weather Map https://www.wrh.noaa.gov/fire2/cafw/

Building owners, property managers, engineers and security professionals should all consider the issues that may occur during a Public Safety Power Shutoff.

A special thanks to BOMA San Francisco's Emergency Preparedness Committee members who contributed to this update for the benefit of the commercial real estate community and for all San Franciscans.

Salesforce Transit Center - Opening Date Announced

A Message from Mohammed Nuru, Board Chair

Transbay Joint Powers Authority

Salesforce Transit Center: Safe. Strong. Sustainable.

In September 2018 the Salesforce Transit Center was temporarily closed as a precaution after fissures were found in two beams on the bus deck of the new, four-block-long, one million-square-foot facility. I am happy to report that the problem has been fixed and we can move forward with reopening the facility, which independent experts have deemed to be safe, resilient and ready to resume operations to serve the Bay Area.

Our Commitment

We committed to reopening the facility only after determining the cause of the fissures, repairing the affected area, performing a facility-wide review, and fully cooperating with an independent review. I am happy to report that all of these steps are now complete and the Salesforce Transit Center will reopen to the public on July 1. Local bus service out of the street level bus plaza will resume in early July and regional bus service from the third level bus deck will resume later this summer.

Independent Review

Public safety is at the core of our work. I would like to apologize to our transit riders and to the public for the inconvenience they experienced due to the closure. As a taxpayer-funded project, we are held to a high standard in design, engineering, and construction excellence. We know we let you down. Be assured that the problem was addressed with thorough, proper, and independent oversight and all have concluded that the issue was localized to the Fremont Street location. I would like to thank San Francisco Mayor London Breed and Oakland Mayor Libby Schaaf for requesting the regional Metropolitan Transportation Commission’s independent review. The Metropolitan Transportation Commission has affirmed that the center can now reopen. We are thankful for the expert, independent review.

Moving Forward

The transit center is a safe, strong and sustainable facility and we are eager to welcome you back. From our five-acre world class rooftop park complete with year-round free events and activities to our acclaimed public art program to efficient and reliable transit options, there are many reasons to come to Salesforce Transit Center.

With Appreciation

For information about park activities, new services, hours of operation, and the temporary closure, please go to salesforcetransitcenter.com. Again, thank you for your patience as we carried out all of the steps necessary to reopen the transit center and welcome you back.

Best regards,

Mohammed Nuru
Board Chair, Transbay Joint Powers Authority

SFPUC Onsite Water Reuse Program - Networking Event on June 25th

The SFPUC is holding an upcoming event to provide the development, design, engineering, and building communities with more information about their Onsite Water Reuse Program.

Details

Click on the image to enlarge

Background

In September 2012, the City and County of San Francisco adopted the Onsite Water Reuse for Commercial, Multi-family, and Mixed Use Development Ordinance. Commonly known as the Non-potable Water Ordinance, it added Article 12C to the San Francisco Health Code, allowing for the collection, treatment, and use of alternate water sources for non-potable applications in individual buildings and at the district-scale.

The SFPUC is working on state and national efforts to establish guidance and policy frameworks to help local jurisdictions overcome barriers for onsite water reuse. The National Blue Ribbon Commission was established to craft model state policy and develop resources to demonstrate how onsite non-potable water systems can help utilities meet One Water goals.

SF72: Heat Advisory for the Bay Area on Sunday June 9 from 10:00 a.m. to 9:00 p.m.

From our partners at the San Francisco Department of Emergency Management (SFDEM and SF72):

The National Weather Service has issued a Heat Advisory for the Bay Area on Sunday June 9 from 10:00 a.m. to 9:00 p.m. In San Francisco, temperatures may reach high 80s to low 90s. If you are traveling to inland parts of the Bay Area temperatures may exceed 100 degrees.

Keep heat safety in mind as temperatures rise:

• Drink plenty of water, wear a hat if you go outside and apply sunscreen.
• Never leave kids/pets in a vehicle for any reason for any length of time. Temperatures will rapidly rise to dangerous levels. If headed to the beach, remember that rip currents are always a danger.
• Check on neighbors, friends and family that may be sensitive to heat. Call 9-1-1 immediately if you or someone you know is having a medical emergency.

Sign up for emergency alerts by texting your zip code to 888-777.

More information can be found by clicking here.

Public Hearing Regarding the Adoption of Regulations for the Refuse Separation Ordinance - June 13, 2019; Written Comments Due by June 12th

UPDATE - June 4, 2019

Click here for an announcement for regulations drafted by the Department of the Environment to address adequate capacity of zero waste facilitators in the Refuse Separation Ordinance (RSO).

Written comments are due June 12th at 5:00 p.m. to RSOCompliance@sfgov.org, and there will be a public hearing on these regulations on June 13th at 10:00 a.m. at Room 412 at San Francisco's City Hall.

The Refuse Separation Ordinance was signed by Mayor London Breed on December 21, 2018 and is effective on July 1, 2019. The RSO amends Environment Code Chapter 19 (Mandatory Recycling and Composting Ordinance No.100-09). The Director of the Department of the Environment promulgates these regulations pursuant to the Director’s authority to adopt forms, regulations and guidelines under the Environment Code Section 1909(a) to implement that Chapter. Any section numbers in these regulations refer to Environment Code Chapter 19.

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

UPDATE - April 10, 2019

A law was enacted recently that affects large refuse generators (LRGs) in San Francisco. LRGs are those that have a roll-off compactor or at least 40 cubic yards of uncompacted refuse (recyclables, compostables, and trash) per week. When any type of compactor is used, the volume of compacted refuse shall be multiplied times three to determine actual volume collected.

The measure mandates that LRGs will be subject to visual inspection audits of their refuse not less than every three years. The Director of the Department of Environment would issue to those large refuse generators found non-compliant a notice and order to comply with the Mandatory Recycling and Composting Ordinance (details below).

This ordinance will also require such non-compliant LRGs to appoint or otherwise engage staff or contractors whose exclusive function is to serve as zero waste facilitators, for a minimum of 24 consecutive months, upon receiving a Director’s notice and order. A zero waste facilitator is a person serving exclusively in the capacity to manage refuse material sorting and movement. After 24 consecutive months of compliance with the Director’s notice and order, a large refuse generator would be subject to a follow-up audit.

Most BOMA San Francisco members are considered LRGs and should review the ordinance thoroughly. Imperative and helpful information is available via our partners at the Department of the Environment and Recology. 

Questions, please reach out to johnb@boma.com

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BOMA San Francisco Members:

UPDATE - April 6, 2011

Please click here to review the final Commercial Office Building Recycling and Composting Program Guidelines.  Also please click here to review the Commercial Office Building Compliance Toolkit.

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Original Post - June 11, 2010

As we have posted on the blog previously, San Francisco now has a city-wide mandatory recycling and composting requirement. There are five mandatory areas that property managers need to address in the ordinance:

• Sign-up and pay for adequate recycling, composting and trash service.
• Have the appropriate number, color and size containers placed close together in convenient locations at your site.
• Educate and train tenants and employees on the program.
• Work with the hired janitorial staff or contractors to create an effective program.
• Make sure your building is participating in separating materials.

There could be fines for buildings that do not provide an adequate program (#1-4 above), but there will not be fines for buildings that do not properly separate all materials until at least July 1, 2011.

Please click here to review the ordinance and here for FAQs.  Contact the San Francisco Department of the Environment at (415) 355-3768 if you need assistance in starting a recycling and composting program to comply with the new law.

BOMA San Francisco's Trip to Hetch Hetchy Reservoir & San Francisco's Annual Water Quality Report

Click on the image for more pictures of the trip.

BOMA San Francisco member leaders were treated to a tour of the San Francisco Hetch Hetchy water system recently. Click here to here to review the 2018 Annual Water Quality Report.

The San Francisco Public Utilities Commission (SFPUC) manages a complex water supply system stretching from the Sierra to the City and featuring a complex series of reservoirs, tunnels, pipelines, and treatment systems. Two unique features of this system stand out: the drinking water provided is among the purest in the world; and the system for delivering that water is almost entirely gravity fed, requiring almost no fossil fuel consumption to move water from the mountains to our tap.

The SFPUC is the third largest municipal utility in California, serving 2.7 million residential, commercial, and industrial customers in the Bay Area. Approximately one-third of the delivered water goes to retail customers in San Francisco, while wholesale deliveries to 27 suburban agencies in Alameda, Santa Clara, and San Mateo counties comprise the other two-thirds.

Click on the image to enlarge.

About Hetch Hetchy Power

The San Francisco Public Utilities Commission (SFPUC) owns and operates the Hetch Hetchy Power System. Our facilities have been generating some of the cleanest energy available in California since 1918. Water flows downhill as it travels 167 miles from Yosemite to 2.7 million people throughout the Bay Area, and we put it to work by harnessing the natural forces of gravity-driven water to generate 100% greenhouse gas-free hydroelectric power.

This clean Hetch Hetchy Power, along with renewable power that we generate locally from solar and biogas facilities, energizes vital San Francisco services as well as a growing number of residential and commercial customers. All in all, we provide about 17% of San Francisco’s total electricity.

BOMA California Advocacy Update: Lactation Rooms, Wayfair Bill/Online Sales Tax, Possible Increase in Property Taxes

Please take a moment to review this advocacy update from BOMA California.

AB 142 – LACTATION ROOMS; PASSES SENATE

Once again, we are dealing with a bill in the legislature that mandates expanded access to Lactation Rooms in commercial buildings. The bill, AB 142 by Senator Weiner from San Francisco, is very similar to a bill he carried last year that was vetoed by Governor Brown. The new version passed another major hurdle this week when the Senate voted 26-9 in favor of the measure.

As an industry our main concerns with the bill is that it brings building owners and managers into the middle of an employer-employee relationship in which we do not belong.

In terms of building code issues, the bill is very owner-occupied-centric. The issues we have mainly occur with multi-tenant situations where responsibility for tenant improvements may be 100% on the owner, 100% on the tenant, or some combination thereof, but as the bill is written it ignores how leases are written and agreed upon.

Also, this bill assumes that all real estate markets across the state are the same – akin to those in coastal cities – and will be much more difficult to comply with in areas where tenants have less capital to work with.

Over the past two months we have been working with our legislative committee, the author, and his staff to identify our specific issues and try to resolve them. Here they are, and you are encouraged to share this information with local legislators:

ISSUE 1. The entity responsible for making modifications should be who is responsible for providing the space (it is common for tenants to control their own space). This is how it is in S.F.’s ordinance.

SOLUTION: Clarify the entity triggering the law is the responsible party for the accommodation (that may be a building owner, manager, or tenant).

ISSUE 2. Currently the bill triggers a Tenant Improvements in spaces thats not part of the qualifying event. An improvement in one tenant’s Premises should not trigger requirements in other Premises in building/center. Shifts cost and/or requires use of common space that may not exist.

SOLUTION: Clarify this only applies to the space triggering the law.

ISSUE 3. If no reasonable space within Premises and no need to provide space elsewhere in building/center if no room in Premises. This commonly occurs in an industrial campus setting where each company has its individual space. SOLUTION: Provide an exemption for properties that do not have common space/office space.

ISSUE 4. Number of employees at one location instead of companywide. Bill currently could trigger based on company employees not the actual number on site.

SOLUTION: Clarify occupancy load pertains to the onsite employees only.

ISSUE 5. Technical issue. “Daily occupancy” language is not a common term used in law. There are fire marshal standards for max occupancy but there are not statewide standards for occupancy load.

SOLUTION: Work with the Local Building Officials Association to determine now local building officials would determine how many employees will be on premises daily.

ISSUE 6. Technical/Governance issue. We think the building code references are unneeded. The provision of lactation accommodation is a “service” as opposed to a physical occupancy. Meaning that the “service accommodation” will be triggered at some point post-initial construction and will be dependent on the staffing needs of individual tenants in the building. So, the appropriate response to this will be the provision of lactation accommodation by the employer (as opposed to the building owner).

SOLUTION: Strike the building code references and provide direction through the Labor Code and or to local government inspectors.

We are suggesting a simpler way to write the bill would be to take the Labor Code provisions in current law and just require as part of that accommodation the table, chair, refrigerator, etc. be available. We will keep you posted.


WAYFAIR BILL SIGNED INTO LAW – ONLINE SALES TAX

Last year the United States Supreme Court handed down a decision in a case we have been closely following and, in California, have helped drive much of the discussion. The South Dakota v. Wayfair decision overturns the outdated Quill decision from 1992 and clears the way for states to collect sales taxes from retailers that do not have a physical presence in their state.

This was a massive win for companies that own buildings that provide shopping services to the public and corrects a decades-long loophole that allowed online retailers to avoid charging sales tax just like physical retailers, which created a perverse incentive to not build in certain states.

At the national level we congratulate both International Council of Shopping Centers and the Retail Industry Leaders Association (RILA) for their years of dogged work on this issue.

However, in California we had to write implementing legislation. That bill, AB 147 (Burke; D-Los Angeles) was recently signed into law, in another victory for the commercial real estate industry. AB 147 establishes a comprehensive and more equitable set of post-Wayfair tax collection rules that make sense for consumers, small businesses, and the state.

This bill is designed to modernize California law consistent with the holding in Wayfair, which allows California to impose a use tax collection duty on retailers with specified levels of economic activity in California, even though they do not have a physical presence here.

This bill also seeks to ensure that small businesses are not unduly burdened by the default expansion of the duty to collect use tax resulting from Wayfair's interaction with California's long-arm statute. Finally, this bill recognizes the realities of today's e-commerce economy by requiring marketplace facilitators (e.g., Amazon and eBay) to collect sales and use tax (SUT) on behalf of their third-party retailers. For those remote retailers that sell to California consumers exclusively through these platforms, this provision will alleviate the need to collect and remit SUT on their facilitated sales.


PROP. 13 WOULD BE GUTTED BY SCA 5

A bill that will gut the Proposition 13 protections property owners have in this state was has moved through two policy committees on party line votes and just passed off the Senate Suspense File.

We strongly Oppose SCA 5, a bill which would allow school districts to increase property taxes with a 55 percent approval of the voters participating in the election – instead of a two-thirds vote of the district’s electorate as currently required under the State Constitution – if the proposition is approved by the school governing board and includes certain requirements, as specified. The measure also would facilitate various local tax increases by lowering the minimum voter approval to a percentage of the voters participating in the election instead of the district’s qualified voting electorate.

This bill would gut Prop 13 by removing the longstanding protections of that landmark measure that requires a 2/3 vote to increase property taxes for certain activities.

UPDATE: Building Facade Inspection and Maintenance Ordinance - Reminder

UPDATE - May 28, 2019

A friendly reminder that this ordinance is in effect. Details here. San Francisco Existing Building Code Chapter 4E requires that building façades undergo initial and subsequent inspections according to a schedule based on the original construction date of a building. These inspections, as well as reporting and maintenance, are to be done as detailed in this Administrative Bulletin and in accordance with the San Francisco Existing Building Code.

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

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UPDATE - August 1, 2017

The San Francisco Façade Inspection and Maintenance bulletin that will implement the recently passed legislation requiring that building facades be inspected and maintained in a safe manner is now available.

Click here to review the draft requirements.

This San Francisco Department of Building Inspection Administrative Bulletin should be of particular importance to members who own or manager older buildings that may have historic facades.

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Original Post - May 31, 2017

On May 6, 2016, Mayor Ed Lee signed into law the Building Facade Inspection and Maintenance Ordinance. BOMA San Francisco Codes and Regulations Committee members were part of the working group that helped shape this new law.

Click here to review the new law.

This legislation requires the facades of certain buildings having five or more stories undergo initial and subsequent inspections according to a schedule based on the original construction date of a building. The program was developed from extensive community and design professional input aimed at reducing the risk to the public and the City’s resilience from façade failure. The legislation provides clarification to the existing requirements of SFBC Section 3401.2 and brings San Francisco up to the national standard of required regular inspection and maintenance. Buildings will be safer leading up to an inevitable earthquake and provide for clear requirements for buildings after the earthquake.

We have received inquiries from our members regarding the compliance timeline for the new law. The San Francisco Department of Building Inspection is in the process of writing the guidelines for buildings owners to comply and it is expected that they will be available later this year.

One Richmond San Francisco

BOMA San Francisco members met with San Francisco District 1 Supervisor Sandra Fewer recently. It was a wonderful meeting discussing issues of concern to the industry, the City and County of San Francisco, and more importantly District 1.

District 1 in San Francisco includes the neighborhoods of Inner Richmond, Central Richmond, Outer Richmond, Lone Mountain, Golden Gate Park, Lincoln Park, University of San Francisco, and the Farallon Islands.

Supervisor Fewer mentioned the One Richmond campaign - an effort to unite all of the Richmond District:

One Richmond is an identity developed by residents of the Richmond to unify the community and to cultivate neighborhood pride centered on taking care of one another, taking care of the Richmond, and supporting our local businesses.

Led by Supervisor Sandra Lee Fewer and with support from The Richmond Neighborhood Center, and the Office of Economic and Workforce Development, One Richmond aims to build and strengthen community among our Richmond District residents and businesses.

It's important that BOMA members - especially those who live in the District, consider signing up for this campaign to improve upon what already is a wonderful place to live, work and support each other. 

More information about One Richmond can be found here.

BOMA International's Political Action Committee (BOMAPAC) Needs Your Support

BOMAPAC is BOMA International’s political action committee. It enables BOMA International’s advocacy team to raise money to re-elect political candidates for federal office who know and understand – and support – commercial real estate issues.

Whether or not you are politically aware, there is no better way to support the candidates and the issues that impact your professional and personal lives. Your contribution, combined with the donations from your BOMA colleagues from across the U.S., will help ensure that BOMA International has the power to back those members of Congress who show leadership and commitment to commercial real estate issues. So let your voice be heard!

Help BOMA San Francisco Advocacy Leader, Jim Collins (pictured above), as he spearheads the effort for BOMA San Francisco to ensure that congressional seats are held by individuals who understand real estate’s issues and challenges and can have a positive impact on your livelihood.

Can we count on you to send a check or fill out this form with your credit card information? Members typically donate $100 to $250, but any amount would help the cause. Checks or credit card information should be sent to:

BOMA San Francisco
Attention to: John Bozeman (johnb@boma.com)
233 Sansome Street, Suite 800
San Francisco, CA 94104

Your support of the BOMA International PAC enables them to pursue their vital effort to protect and enhance our industry in the following ways:

• BOMAPAC is the only voice solely representing multi-tenant office building owners and managers in Washington, DC.
• BOMA has been the lead organization in pressing for a permanent 15 year Leasehold Depreciation schedule with Congress.
• BOMA has been a key leader in promoting tax credits for energy efficiency upgrades to commercial real estate.
• BOMA was one of the key groups who lobbied Congress to renew the Terrorism Risk Insurance Act coverage for commercial property owners, which was recently passed.
• BOMA continues to lobby to retain the so-called carried interest tax obligation on real estate developments as a capital gains tax item rather treating it as ordinary income. 
• BOMA International is the only commercial real estate organization that is active and effective in the international building codes writing and adoption process. New codes or amended existing codes can have a huge and long-lasting impact on our industry.

*Federal law requires political action committees to report the name, mailing address, occupation and employer of each individual who contributes in excess of $200 in a calendar year. Contributions are not tax deductible. Corporate contributions or contributions by foreign nationals are prohibited.

Save the Date: Tall Buildings Safety Strategy Summit on Tuesday, June 18th

BOMA San Francisco Members:

Please save the date and join City officials, staff, and invited experts Tuesday, June 18, for a review and discussion of San Francisco’s Tall Buildings Safety Strategy. Download a copy of the report.

Your participation is paramount.

This half-day forum will be held at City Hall’s North Light Court, 8:30 a.m. to 12 p.m., with programming beginning at 9:00 a.m. RSVP for the event and reserve your seat for one of the breakout sessions.

The first of its kind in the nation, the Tall Buildings Safety Strategy is San Francisco’s roadmap to enhance public safety before the next big earthquake, improve the City’s emergency response, and shorten recovery time after an earthquake.

June’s event will be an opportunity to engage in conversations around the recommendations set forth by the Tall Buildings Safety Strategy and help prioritize the City’s next steps to address the unique seismic risks of these complex structures.

The City welcomes the conversations to come as the entire City comes together to support a safe, resilient, and vibrant San Francisco:

Naomi Kelly, City Administrator

Mary Ellen Carroll, Executive Director of the Department of Emergency Management

Tom Hui, Director of Department of Building Inspection, S.E., C.B.O.