Ken Cleaveland
Director
Government & Public Affairs
kenc@boma.com
IN THIS ISSUE

BOMA SAN FRANCISCO's PAC POSITIONS ON THE NOVEMBER 3RD BALLOT MEASURES

DON'T MISS THE BOMA SAN FRANCISCO EARTH AWARDS WORKSHOP ON NOVEMBER 3!

BOMA SAN FRANCISCO IS CO-HOSTING A FUNDRAISING RECEPTION FOR SCOTT WIENER - NOVEMBER 10TH

WARFIELD THEATRE OWNER DAVID ADDINGTON ADDRESSES BOMA ON PROPOSITION D

TOM CAMPBELL TALKS TO ENVIRONMENTAL DEFENSE FUND AND SAN FRANCISCO BUSINESS LEADERS

SUBSCRIBE TO BOMA SAN FRANCISCO’S NEW ADVOCACY BLOG!

COMPLIANCE MANUAL FOR 2008 CA BUILDING ENERGY EFFICIENCY STANDARDS

GOVERNOR SCHWARZENEGGER'S FINANCE DIRECTOR SPEAKS AT THE SAN FRANCISCO CHAMBER OF COMMERCE ABOUT CALIFORNIA TAX REFORM

REMINDER: MANDATORY RECYCLING AND COMPOSTING ORDINANCE

ILLUMINATE YOUR BUILDING (RED)™ TO HELP THE FIGHT AGAINST AIDS

USGBC LEED EBOM CREDIT FOR TMASF MEMBERS

HELP UC BERKELEY’S STUDY ON BUILDING INFORMATION VISUALIZATION

VOLUNTARY CERTIFIED ACCESS SPECIALIST PROGRAM (CASp)

THE BOMA 2009 ONLINE EXPERIENCE EXCHANGE REPORT IS AVAILABLE NOW!

DEPARTMENT OF BUILDING INSPECTION: 10 MOST COMMON ERRORS DURING PLAN CHECK

SAN FRANCISCO BUILDING CODES – NOW ONLINE!

SFPUC’S FREE WATER-WISE EVALUATION


Direct all inquiries regarding
The BOMA San Francisco
ADVOCATE to:

Ken Cleaveland
415/362-2662 x111
kenc@boma.com

October 30, 2009                       Volume 15, Number 10
This Issue of the BOMA San Francisco Advocate Is Brought To You By:


SIEMENS

BOMA NEWS

BOMA San Francisco is co-hosting a fundraising reception for Scott Wiener, 2010 candidate for San Francisco Democratic County Central Committee (the governing body for the SF Democratic Party in the City) and the Board of Supervisors, District 8—which encompasses Noe Valley, The Castro, Glen Park, Diamond Heights, Duboce Triangle, Dolores Park & San Jose / Guerrero, and Buena Vista Heights neighborhoods—on Tuesday, November 10th at the Infusion Lounge located at 124 Ellis St  from 6:00 p.m. to 8:00 p.m.  Scott wants to move San Francisco forward with our local government leadership being less about personality and rigid ideology and more about common sense, collaboration, and finding cost-effective solutions to the many day-to-day issues confronting our city. Scott is a practical and thoughtful leader. He is a former Chair of the SF DCCC, a Harvard graduate, a former co-chair of the Alice B. Toklas LGBT Democratic Club, and currently serves as Assistant City Attorney working for Dennis Herrera.

We hope you will take time out of your busy schedules to drop by and help Scott win re-election to the SF DCCC and make a donation to his campaign. This is the first step on his path to the Board of Supervisors!

To learn more about Scott or to make an online contribution for his campaign for DCCC, click
here.  To contribute by check, please print out the form below, fill it out, and mail it with a check made payable to “Scott Wiener for DCCC” to the BOMA office or bring it to the event. Corporate checks are acceptable, and there are no contribution limits.

If you'd like to attend this event, please contact BOMA San Francisco's Legislative Assistant, John M. Bozeman at johnb@boma.com or (415) 362-2662 x 116.

 

WARFIELD THEATRE OWNER DAVID ADDINGTON ADDRESSES BOMA ON PROPOSITION D

David Addington addressed BOMA San Francisco's Political Action Committee on October 27th detailing his hopes behind Proposition D, a measure he personally drafted and funded to obtain the required number of signatures to place on the November 3, 2009 city ballot. The ordinance is entitled the "Mid-Market Arts Revitalization and Tourism Special Sign District" and will apply to only two blocks, between 5th and 7th Streets on Market Street. It will create an exception to Prop. G, the 2002 citywide measure that banned all new signs in San Francisco.

Please click
here to read our blog post on the meeting.

 

 

Your BOMA Advocacy Team, along with other business organizations, met recently with California Republican gubernatorial candidate, Tom Campbell.  The following are  highlights from the meeting:

  • Mr. Campbell supports a carbon tax on business but only if they are coupled with a reduction in ordinary business taxes so there is a “net zero” tax impact. He believes a carbon tax would give businesses in California greater flexibility, and is “committed to making it work.” He also thinks a national carbon tax would be preferable to a national cap and trade program.
  • He was supportive of higher gas taxes if they would keep teachers from being laid off, or keep the Pell grants (student loans) from being eliminated. He did believe professors, researchers, and scientists in California’s state universities should be able to retain the patent rights over any discoveries they might make as an incentive to keep the best such professionals in our colleges and universities. (Currently, the schools own any patents that are the result of discoveries of its teaching, or research personnel.)
  • On taxes, Campbell favors a business net receipts tax (BNRT), one of several key recommendations recently released by the Commission for a 21st Century Economy’s, as it simplifies the state’s tax structure, reduces the number of income tax categories from 6 to 2, and reduces the over-dependence on high income individuals, whose income taxes now pay an inordinate amount of the total state tax revenues and are highly volatile. He also believes in lowering the cap gains tax in CA, at least to the current (15%) Federal cap gains tax levels. He did not, however, think the state Legislature will do anything with these tax reform recommendations.

Please click here to read our blog post on the rest of the meeting.  

SUBSCRIBE TO BOMA SAN FRANCISCO’S NEW ADVOCACY BLOG!

Your BOMA San Francisco advocacy team has a new web-based tool to keep you in the loop on up-to-the-minute updates in the wild world of San Francisco politics: The all-new
BOMA SAN FRANCISCO ADVOCACY BLOG!   The new blog will allow you to stay in touch with BOMA’s advocacy work as it happens. We are updating the blog with information and pictures from our meetings with San Francisco politicians, and the movers and shakers in City government departments, as well as cover the issues that impact the commercial real estate industry.  We encourage every BOMA member to sign up to automatically receive our blog updates via ONE daily email or news reader on our blog’s website.  Plug into the BOMA blog today!

  


GENERAL NEWS

ATTENTION BOMA SAN FRANCISCO MEMBERS - ENERGY STAR INFORMATION DISCLOSURE!

Many of you know that the State of California is the first in the nation with a law, AB 1103, mandating disclosure of Energy Star information upon any major financial transaction of a non-residential property.  The disclosure requirement had been scheduled to go into effect on Jan. 1, 2010.  However, for a variety of reasons, including the inability of utility companies to overcome questions related to privacy if they released a building’s energy usage information, and our concern that many BOMA members would not be able to fully comply by the original date, our state advocates (CA Business Properties Assn.) sponsored a bill this year to delay the implementation of AB 1103.  

That bill, AB 531 (Saldana) has been signed into law by Governor Schwarzenegger, lifting the hard and fast mandate to benchmark buildings by January 1.  Our advocates are now working through the regulatory rule writing process and believe that the regs will kick in, at the soonest, for commercial buildings 50K s.f. and larger on 01/01/2011, but that has not been finalized.  Smaller buildings will follow, and we are asking that buildings that are not within the target constituency of Energy Star (such as industrial buildings) be exempted.

A major issue has arisen in the regulatory process, pertaining to the state agency staff attempting to unnecessarily expand the scope of the law via regulations.  CA Energy Commission staff has written regulations that would require you use both Energy Star, and a yet to be written California-specific benchmarking program and that you would be compelled to share all energy data with the CEC by authorizing access to Portfolio Manager.  Although we support this law as written, using Energy Star and disclosing the data during the due diligence process to potential buyers or full building tenants, BOMA Cal is strenuously resisting this unauthorized expansion and data collection grab by the CEC.  Even the bill’s author agrees with our position.

Click
here for a link to a Commercial Real Estate Journal story that explains the issue very well.  Please let Ken Cleaveland, BOMA San Francisco's Director of Goverment and Public Affairs, know if you have any questions, comments, or need more context, or would like to read the letter referenced in the article.  He can be reached at kenc@boma.com.

If you would like to personally discuss this with our state advocate, please contact Mr. Matthew Hargrove, Sr. VP., Governmental Affairs, CBPA, 916-443-4676 or via email at mhargrove@cbpa.com.

COMPLIANCE MANUAL FOR 2008 CA BUILDING ENERGY EFFICIENCY STANDARDS

The Nonresidential Compliance Manual for the for the 2008 Building Energy Efficiency Standards is now available on the CEC website.  The new Standards will be in effect as of January 1, 2010.

Please notify anyone in your companies/networks responsible for management of energy, construction, or property management issues.  We hope to make sure this is distributed widely as compliance is important for your bottom line, but also to help our industry meet AB 32 goals.

Our industry helped shape and ultimately supported the adoption of these standards.  National groups are using this as model for promulgated national guidelines and other states’ codes.

GOVERNOR SCHWARZENEGGER'S FINANCE DIRECTOR SPEAKS AT THE SAN FRANCISCO CHAMBER OF COMMERCE ABOUT CALIFORNIA TAX REFORM.

Your BOMA San Francisco Advocacy Team attended a meeting held by the San Francisco Chamber of Commerce recently to listen to Mike Genest, Governor Schwarzenegger's Finance Director, talk about the recent recommendations from the Commission on the 21st Century Economy on proposals to reform California's tax system.

Please click
here to read our blog post on the meeting.
 

REMINDER: MANDATORY RECYCLING AND COMPOSTING ORDINANCE

As we have
posted on the blog previously, San Francisco now has a city-wide mandatory recycling and composting requirement effective October 21, 2009. 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.

Please 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. Your business may also qualify for the Department's Mini-Grant program that can help offset the costs of meeting the City's new refuse requirements. Please click here
for more information and to apply.

 

ILLUMINATE YOUR BUILDING (RED)™ TO HELP THE FIGHT AGAINST AIDS

On December 1st, 2009, please consider lighting your building red in recognition of
World AIDS Day to help raise awareness in the fight against AIDS. This effort is part of a larger campaign created in 2006—(RED)™ —to engage business and consumer power to help eliminate AIDS in Africa. (RED) works with the world’s best brands to make unique (PRODUCT)RED™ branded products and direct up to 50% of their gross profits to the Global Fund to invest in the fight against AIDS in Africa.

Please click
here for more information about RED.  If you’d like to participate, please contact Stephanie Brag at Stephanie.brag@joinred.com. 
 

USGBC LEED EBOM CREDIT FOR TMASF MEMBERS

Nearly 50% of all TMASF (Transportation Management Association of San Francisco) member buildings have applied or are in the pipeline trying to achieve some form of LEED certification through the US Green Building Council (USGBC)/Green Building Certification Institute (GBCI).  The requirements for LEED certification vary according to a myriad of factors including building profile, level of certification sought, and, a mix of compliance factors used during the application process.   

The USGBC awards points to applicants for participating in approved trip reduction programs depending upon survey findings that define the percentages of commuters who drive alone to work.   The TMASF has worked diligently with USGBC, GBCI, and others to obtain certian points for their members.  Please click
here for more information.
 

HELP UC BERKELEY’S STUDY ON BUILDING INFORMATION VISUALIZATION

The Center for the Built Environment (CBE) at the University of California, Berkeley, is conducting research on visualizing information in commercial buildings. The objective of this study is to identify the best ways to present energy and performance information to building users and operators.

The Center is now running a survey to understand the information needs of a large cross section of commercial building stakeholders. CBE will also use the survey to find people who are willing to participate in future phases of this study. The survey can be taken by anyone involved in managing or operating commercial or institutional buildings.

CBE invites BOMA San Francisco members to take this short survey (5 minutes or less). All of the survey responses are confidential and will be used strictly for university research. You can also help us by forwarding it to others who are involved in designing, managing, or operating commercial or institutional buildings.

Please click here start the survey.  For more information on this research project, click here.

 

TOOLS YOU CAN USE

 

VOLUNTARY CERTIFIED ACCESS SPECIALIST PROGRAM (CASp)


In 2003, California Senate Bill 262 was signed into law and placed the following requirements on the Division of the State Architect (DSA):

the State Architect shall establish and publicize a program for voluntary certification by the state of any person who meets the specified criteria as a certified access specialist [click
here for the Certified Access Specialist Program (CASp) Candidate Handbook and here for the CASp regulations].

Furthermore, the State Architect is to make available to the public a list of certified access specialists who meet the specified criteria.

Please click here  to read our blog post on the CASp for more information.

THE BOMA 2009 ONLINE EXPERIENCE EXCHANGE REPORT IS AVAILABLE NOW!

Getting the metrics you need just got easier. The brilliant, new EER takes the industry’s best benchmarking tool to a whole new level…combining the industry’s most comprehensive data on income and operating expenses from U.S. and Canadian markets with sophisticated Web–based technology. During tough economic cycles, those who survive and thrive are the ones who understand the power of information. The new Experience Exchange Report® makes it easy to get the market information you need to drive innovation, implement progressive strategies and streamline your business processes to fortify your asset value. Its so illuminating, no other product can hold a candle to it.   Here are five ways to make the EER work for you:

  • Identify and plan for operating improvements, including capital expenditures and planning.
  • Use the data to help rebid your building service contracts, by identifying where your contracts are over or under market averages. 
  • Compare this year’s income and expenses with last year’s for an initial read on overall performance.
  • Get a quick picture on market NOI (net operating income)—correlated to occupancy information. 
  • Roll the data up, and look at the major categories in the aggregate, or drill down and see what comprises each major income and expense category for more fine-tuned planning.


Click
here to purchase the new EER now.  For questions, please contact eer@boma.org.
 

DEPARTMENT OF BUILDING INSPECTION: 10 MOST COMMON ERRORS DURING PLAN CHECK

You'll be one step closer to finishing your project if you avoid these common pitfalls during the San Francisco Department of Building Inspection plan review:

  • Incomplete information regarding existing conditions. Such information should include current legal use and occupancy of all related building areas, building construction type, property line setbacks, and abutting property conditions.
  • Confusion due to too much information overlaid. Separate plans should be provided for existing conditions, partial demolition, and proposed work. On more complicated projects, provide separate architectural and structural drawings.
  • Plans are not coordinated among architectural, structural, mechanical, electrical, and other designs. Also, lack of coordination between views such as plans and elevations.
  • Inadequate dimensioning of plans.
  • Fire-resistant assemblies are not detailed and do not conform to approved designs.
  • Incorrect story count. Detailed substantiation must be provided, including spot elevations of floors and adjacent grade around perimeter and profiles, to allow plan reviewers to confirm story or basement determination.
  • Lack of clarity and consistency of plans, including symbols and designations, such as existing vs. new walls.
  • Sloppy, illegible, incorrect and incomplete permit application forms and submittal documents such as plans.
  • Lack of adequate accessibility documentation and accessibility checklist.
  • Failure to provide adequate cover-sheet information, including correct codes being used for design, contact information, design professional's signature, index of drawings, etc.



SAN FRANCISCO BUILDING CODES – NOW ONLINE!


We knew San Francisco’s building codes had to be online somewhere, and we finally found them!   Please click
here to access the city's building codes (2007 edition), including city electrical, housing, mechanical, and plumbing codes.


SFPUC’S FREE WATER-WISE EVALUATION

At a recent
BOMA San Francisco Environment Committee meeting, Susan Tensfeldt, Water Service Inspector with the San Francisco Public Utilities Commission (SFPUC), informed the committee that the SFPUC has a FREE program to assist both commercial and residential customers in saving money on their water bill.  The Water-Wise Evaluation program—which uses your billing history as a guide—will send a water conservation technician visit to your building to review your water usage and give you a report outlining how your property can save water and money.  With a 13% water rate increase coming in July, it’s important to take advantage of this program right away.  Please be aware that there is a 2-3 week lead time to schedule an appointment.  Call the SFPUC Water Conservation Section today at (415) 551-4730.

 

UPCOMING EVENTS



Please click
here to view BOMA San Francisco’s calendar of events—BOMA committee meetings, education events, seminars, social events, and workshops—for 2009.

 

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[T]he Bay Area was also recently ranked the second smartest location in America, right behind Raleigh-Durham, N.C. The reason we weren’t No. 1? Lack of political participation. I don’t know what these researchers were looking at, but you can’t change a light bulb in your own kitchen in San Francisco without a public hearing. What other city government routinely has three- to six-hour meetings where people line up to sing, read from the Bible and share multimedia presentations?

 -Melissa Griffin in the San Francisco Examiner

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THIS ISSUE OF THE BOMA SAN FRANCISCO ADVOCATE WAS GENEROUSLY SPONSORED BY:

SIEMENS

Siemens AG (NYSE: SI) is a global powerhouse in electronics and electrical engineering, and operates in the industry, energy and healthcare sectors. For more than 160 years, Siemens has built a reputation for leading-edge innovation and the quality of its products, services and solutions. With 428,000 employees in 190 countries, Siemens reported worldwide sales of $116.6 billion in fiscal 2008.

With its U.S. corporate headquarters in New York City, Siemens in the USA reported sales of $22.4 billion and employs approximately 69,000 people throughout all 50 states and Puerto Rico.

For more information, please click here.
 

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