BOMA SF Views Q1 2023

CONGRATULATIONS BOMA SF

TOBY AWARD WINNERS!

Six BOMA SF member properties won awards in the local 2022 TOBY competition (The Outstanding Building of the Year) — a tribute to the building teams’ expertise and innovation. Meet the winners!

A stunning multi-tenant building in downtown San Francisco, 525 Market Street offers a re-envisioned lobby and a newly designed plaza featuring a 25-foot wide ring of water and stone and ample space for tenants and the community to enjoy outdoor seating, concerts and other special events.

Managed by: Cushman & Wakefield

Owned by: Knickerbocker Properties

Post Montgomery Center was awarded a TOBY for the second year in a row. Not one to rest on its laurels, the property upgraded its HVAC systems, enhanced its tenant amenities, added a tenant engagement platform and maintains a beehive that produced 55 pounds of honey!

Managed by: JLL • Owned by: Post Montgomery Associates

Bay Area Metro Center Category: Historical

Montgomery Center Category: 500K –1 million SF

Managed by: Cushman & Wakefield

Owned by: Bay Area Headquarters Authority

A two-time TOBY winner, the Bay Area Metro Center was praised for its tenant relations and tenant appreciation events. A new cleanliness program addresses hybrid work challenges, and the building is working toward LEED certification in operations and maintenance, as well as Fitwel certification.

(Continued on page 5)

Post

525

Enhanced Educational Resources for You & Your Team

by Colin Shinners, BOMA SF President and Managing Director, Vanbarton Group LLC

The BOMA San Francisco Executive Leadership Team recently attended the BOMA International Winter Business Meeting in Scottsdale, Arizona. The Winter Business Meeting was a great way to reconnect with and meet other BOMA leaders from across the country and get updates from BOMA International. Supporting workforce development and Increasing the quantity and quality of education were some of the many focus areas of the conference. At the Board of Governors meeting, a proposal to bring BOMI (Institute for Property and Facility Management Education) and BOMA back together under one roof was approved. This will provide BOMI with the resources and support of BOMA International to update and enhance existing educational offerings like the Real Property Administrator designation (RPA®) and the Certified Manager of Commercial Properties certificate (CMCPTM). This development will also allow for new programs and classes for our ever-evolving industry.

This is a very exciting and meaningful update that will have big impacts on BOMA San Francisco’s ability to bring quality educational content

to our membership and help the next generation of talent advance in the industry. Continuous learning and education are fundamental to the success of our industry professionals, especially in the current market environment. High-quality professional management can be a differentiating factor to help both obtain and maintain tenants with so much available space in the market.

(Continued on page 20)

Thanks to Our 2023 Corporate Sponsors

Platinum Sponsor ABM

Gold Sponsors

Allied Universal

Clune Construction

Kastle Systems

ProGuard Security Services

Recology

San Francisco Electrical Contractors Association

Vornado Realty Trust

Silver Sponsors

BXP

CBRE

CommonWealth Partners

eWaste Direct

Hudson Pacific Properties

Metro Services Group

Rubicon Point Partners LLC

Schnitzer Properties

Seagate Properties, Inc.

Service by Medallion

Skyline Construction

Township Building Services, Inc.

United Mechanical UG2

Vanbarton Group

Bronze Sponsors

CBF Electric Cordia

Field Construction

HCI Systems Inc.

JLL

LAZ Parking

McNevin – Bay Area Cleaning Specialists

Rossi Builders

Securitas Security Services, USA, Inc.

Shorenstein Realty Services

The Swig Company

Friends of BOMA

Alliance Roofing Company Inc.

Garratt-Callahan

McMillan Electric | MNetworks

The Lawson Roofing Co. Inc.

Transwestern

Young Electric + Communications

For sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com

TOBY Winners (Continued from front page)

The Phelan Building

Category: 250K –499 SF

Stately set at the junction of Market, O’Farrell and Grant streets, The Phelan Building is reminiscent of the Flatiron building in New York. Opulent interiors feature brass doors and a lobby and stairwells constructed entirely of marble. Tenants have created spaces that are ideal for a post-pandemic and collaborative workplace. They appreciate ample public transit nearby, bike racks and having just one tenant per floor or floors.

Managed by: Newmark

Owned by: Phelan Building LLC

Jill Machi

Jamestown Urban Management

Lani Volz

BXP

Marcell Eclevia

Township Engineering

Maryn Kearney

Ashley Carrillo

CIM Group

Alice Smith

ABM Engineering

Bonnie Kalbrosky

Seagate Properties Inc.

Blake Peterson

Transwestern

Cortney Shadel

Transwestern

Danae Outeiro

Jamestown Urban Management

Gordon Ludwick

The Swig Company

Lincoln Property Co.

Matt Montanez

UG2

Megan Reining

Kilroy Realty

Rebecca Aguilar

Transwestern

Rob Healow

Jones Lang LaSalle

Scott Elliott

Brannan Management Co.

Santiago Marin

CIM Group

Stacey McCarthy

CBRE

China Basin

Category: Renovated

China Basin combines a campus environment, waterfront location and a vibrant neighborhood for office, science and tech tenants. An $80 million voluntary seismic retrofit of the Wharfside Building was completed in 2020, with a unique system of buttresses in the courtyard and an exterior design that gives the building façade depth and interest. The landscaped courtyard offers outdoor living rooms with firepits, ambient heating and attractive lighting.

Managed by: McCarthy Cook & Co.

Owned by: SPF China Basin Holdings, LLC

The Exchange at Larkspur Landing Category: Suburban Office (Low-Rise)

Green space and outdoor seating areas abound for tenants to relax or conduct meetings at The Exchange at Larkspur Landing. Set on more than nine acres, the property’s three buildings are all LEED (Platinum and Gold). Popular amenities include free use of meeting rooms, EV charging stations, and a spacious tenant lounge. Easy access to ferries and the SMART (Sonoma-Marin Area Rapid Train) offer convenient choices for commuters.

Managed by: Jamestown Urban Management

Owned by: Jamestown L.P.

See pages 7-9 for more on the winners!

Building photos are courtesy of their management companies.

Teamwork Earns Bay Area Metro Center a Second TOBY

MEET THE TOBY AWARD–WINNING TEAMS

We went behind the scenes to discover some of the TOBY winners’ strategies for success.

Winning the TOBY in the 1 million+ SF category, 525 Market benefited from a sweeping ground floor repositioning, new building systems and back-of-house upgrades, enhanced ground floor retail, and high-end creative tenant improvements. The ground floor remodel included a complete lobby and plaza renovation. “This extensive repositioning together with ownership’s renovation of most of the common areas and new improvements in 78% of tenant interiors combine to deliver a market-leading trophy vertical campus in the heart of San Francisco,” says General Manager Kristin

O’Keeffe of Cushman & Wakefield’s Asset Services in Northern California.

TOBY judges were impressed not only with the “beauty of the building,” but also said that “community involvement is at its finest.” Last spring and summer, the plaza and surrounding areas were used to support the community and bolster local businesses. O’Keeffe adds,“A series of lunch-time concerts was held for tenants and the community at large to enjoy. Musical groups showcased local artists with styles ranging from jazz to Afro-Cuban. These events brought together community members and tenant employees and also had a positive impact on the retail businesses at 525 Market and surrounding areas.” Last winter the plaza was activated to support the second annual Let’s Glow SF festival, hosting the kickoff event with Mayor London Breed and other partners. Multimedia artists presented nightly for a two-week period.

One of only a few high-rise towers in the City with floor plates over 28,000 SF, the building is ideal for post-pandemic work models. Access to transit, scale, and prominence along one of the city’s primary thoroughfares provides an ideal environment for both technology and traditional tenants. 525 Market, a LEED Gold certified building, is committed to the environment, with six EV charging stations and more than 100 bicycle parking stalls. The property is powered by 100% renewable electricity, contributing to San Francisco’s net-zero emissions goal.

A TOBY winner in its category for two years in a row, “the Post Montgomery Center team wanted to keep the momentum going,” says Assistant Property Manager Brandon Lee, JLL. “We kept that in mind with all of our accomplishments in 2022 to enhance our application. In particular, we are excited to be BOMA 360 certified.”

“Since the pandemic, there has been an increasing demand for touchless access, which we are excited to provide. We are now launching a tenant engagement platform, Rise Buildings,” says Lee. The app allows tenants to access the building and elevators with a simple tap on the phone, reserve conference rooms, book a time slot in the fitness center, submit maintenance requests, register their guests, receive updates from the management team, and much more.

In the past year, the building installed new energy-efficient dampers and replaced the chilled water valves and pneumatic controls with direct digital controls (DDC).

In addition, the team increased tenant engagement events by partnering with new and local vendors to encourage tenants to return to their offices. Annual tenant surveys showed that the efforts were well received.

Lee adds that “the Post Montgomery Center would not have been an award-winning building without our brilliant support team. The JLL team would like to thank our valued partners: PalAmerican Security, ABM, and Reef Parking for all their dedication and commitment to excellence.”

(Continued on page 8)

525 Market Street Team

Post Montgomery Center Team

A 2021 TOBY winner, the Bay Area Metro Center returned to claim victory in 2022.

“A major part of the Bay Area Metro Center (BAMC) team’s strategy is to always be proactive in all aspects of the day-today operations. That includes maintaining the building’s historical attributes along with its new, contemporary contents,” says Senior Assistant Property Manager Annie Thai, Cushman & Wakefield. “Pursuing TOBY was a great opportunity for our team to take a step back and view all aspects of our operation from an outsider’s perspective—how to tell the story of the building and its operation. This process really brought our team members together, helped further consolidate the building’s practices and procedures, and deepen our team’s understanding and appreciation of the BAMC.”

“Since winning last year, the team used the invaluable feedback from the judges as well our teammates to make further improvements in a variety of areas,” Thai says. The building team revitalized the tenant relation program, hosting even more events as tenants returned. The team hosted a “Cushman Season of Giving” pop-up that welcomed tenants to the atrium lobby to enjoy waffles and espresso. New amenities were developed including mobile laundry services, on-site mobile car wash, public bike parking, game rentals, shower room services and a complete revamp of the fitness center. The building continues to make health and wellness a priority and is pursuing Fitwel certification.

As COVID requirements relaxed, the janitorial team has carried on many of the practices and further increased the building’s cleanliness. A new floor warden training program was developed to address the challenges of the new hybrid work environment.

Set in the idyllic landscape of Marin County, The Exchange at Larkspur Landing won a TOBY in the suburban office category, following its win in 2020.

“I believe that our commitment to providing excellent customer service to our tenants and ensuring that our property is maintained to the highest standard is what positioned us for this awards competition,” says Property Manager Harjot Sekhon, Jamestown Urban Management. “One of the things that we focused on is creating a space where our tenants can enjoy the amazing outdoor courtyard. Our goal is to assure that our tenants do not feel that their productivity area is limited to their office space. In addition, we are always focusing on how we can better the property by adding new amenities and spaces that tenants can access while they are at work.”

“We are excited to highlight what we are doing at The Exchange at Larkspur Landing and learn what others are doing across the region and the nation,” Sekhon adds. “This is a great learning opportunity to share ideas and best practices as well as potentially implement some of those ideas at our property.”

Since winning the TOBY award in 2020, the property added amenities including a bike room/shower room, a wellness room space, and a sparkling water machine in the tenant lounge. “The tenant lounge with complimentary coffee and tea is the most popular amenity,” Sekhon says. “This is a great place for everyone to come out of their office to enjoy their lunch and relax and for tenants to network with other tenants.”

The ferry and SMART train make the property attractive to tenants. “With the Golden Gate Ferry, we are a 30-minute commute from San Francisco. The SMART Train is great option for tenants and clients commuting from the North Bay, so it makes our property much more accessible to commuters outside of Marin,” Sekhon notes.

Bay Area Metro Center Team

The Exchange at Larkspur Landing Team

China Basin won a TOBY in the renovated category, following an extensive voluntary seismic upgrade and other improvements to the premier waterfront property.

The property’s Wharfside Building was built as a non-ductile reinforced concrete structure. Such buildings are prone to major structural damage in seismic events, and California building departments plan to require modifications to these structures. China Basin’s ownership chose to make seismic upgrades voluntarily, rather than wait for San Francisco’s building department to require modifications. Owner, designer, and contractor collaborated on the seismic design that best fit into the existing 100% occupied building. “In doing this, both form and function were achieved, without giving up a single square foot of rentable space,” says Property Manager Phoebe Ross, McCarthy Cook. “The seismic design is nearly invisible to the untrained eye inside the building, but outside the heart of the design is in full view.” Massive steel towers and thickened layers of concrete were placed around the building’s exterior. These necessary structural elements became functional. Using complementary colors to the concrete, the building was given a new skin and a timeless look. Steel buttresses were painted and designed to match other steel structures in the neighborhood (Oracle Park and Lefty O’Doul Bridge).

The ground level of each steel structure was given a ceiling with lighting, tenant-controlled radiant heaters and furniture. “These living room spaces allow our tenants to have a cup of coffee, lunch break or even an outdoor breakout work session all under the comforts of these heated areas,” Ross says. “In addition to our outdoor ‘living rooms’ that are equipped with inset heaters and firepits, we added a roll-up garage door to our Campus Center to allow ample ventilation during events and conferences. Sliding glass doors were added to all interior and street side lobbies to reduce the number of touchable surfaces. Lobby digital signage now has QR codes allowing users to access the touchscreen amenities without touching the shared screen.”

Built in 1908, The Phelan Building has evolved from accommodating mostly jewelers in small suites to providing space for its tech tenants that now occupy full floors.“The building has transitioned throughout its years to best suit the world today,” says Assistant Property Manager Brenna Carrick, Newmark.

In the early 2010s, the building underwent construction to create a space more reflective of San Francisco’s leasing market. Floors 2-11 were converted into large office spaces that are ideal for one tenant per floor or floors. “Our tenants have created spaces that are ideal for a post-pandemic and collaborative workplace. Floors are designed with the ability to social distance while working, as well as spaces and rooms for collaborative work,” Carrick says. “The building’s interior lightwell allows for natural light to seep in from all areas of the building, which has attracted tenants desiring an open space concept.”

The Phelan Building attracts tenants with a desire to lease in a historic building with a fascinating history. Tenants appreciate the ability to customize their space to suit their aesthetic and company needs, while maintaining the original historic bones of the building. A TOBY judge notes that “the building has adapted to changes while still keeping its historic features. They have set operating procedures to help manage this accomplishment.” The property’s central location provides easy access to Muni and BART. The building is walking distance from ferries servicing Marin County and the East Bay. Tenant spaces are equipped with bike racks.

Congratulations to the local 2022 TOBY winners, who now proceed to compete at the regional level. Good luck!

China Basin Building

The Phelan Building

Principal Member Profile

Alexia Shahvekilian, Director of Operations Vanbarton Group LLC

In her role as Director of Operations, Alexia Shahvekilian oversees the operations and the property management team for Vanbarton Group’s West Coast portfolio, which includes properties in San Francisco, Los Angeles and Seattle. “Going into 2023, ESG is a major focus for both myself and for Vanbarton Group, especially for the West Coast portfolio,” she says. “We are working towards ensuring our portfolio maximizes energy efficiency where possible and maintains their Energy Star and WELL certifications. We are also very focused on providing internal and external engagement and training for the team on ESG topics.”

Shahvekilian began her commercial real estate career in a customer service focused property administrator role. “My almost 23-year adventure started from there,” she says. “In that role, I learned the foundations of property operations from the ground up, and I was promoted a couple of years later to a property management role. I was fortunate to be working in a company that understood the value of promoting from within and taking a chance on its employees. From there, I grew my role and responsibilities and cultivated relationships with JV partnerships to further my career trajectory.” The industry’s variety continues to inspire her. “You don’t know what you will walk into on a daily basis — everything can be business as usual or a situation can take your entire day to resolve,” she observes. “Our business is all about change. Our assets are either part of a disposition or we are acquiring and growing our portfolio, adding new team members, completing upgrades/overhauls to building systems, not to mention designing spec suites and tenant improvement projects.” Through BOMA Shahvekilian participates in educational opportunities with RPA courses, seminars, government forums and social events. “BOMA has done a wonderful job of building not only a platform for everyone who is or wants to be in our industry, but also a community,” she adds. “This organization provides a backbone of support for what will be coming down the pipeline for our industry. My teams are all encouraged to take part in activities.”

Off hours, Shahvekilian finds joy spending time with her family. She avidly supports her two sons, who are busy student athletes. In addition, she says “I love to make time for travel and hope 2023 will hold a couple of adventures for us all.”

Shahvekilian enjoys time with her family.

Serving San Francisco Since 1901

Associate Member Profile

Jesse Horgan, Director of Operations at ACE Parking, leads a team of seven managers and 35 parking ambassadors who provide parking and transportation solutions for a range of clients. “Each day I work with the team to maximize parking assets for commercial property managers, provide valet service at hotels and restaurants, and offer parking enforcement for retail and municipal management,” Horgan says.

ACE Parking is committed to technology and innovation to address evolving “mobility solutions” which Horgan says is “thinking how people will travel in the city of the future. EV charging, concierge service, staging for ride share and delivery vehicles, shuttle services in tandem with public transportation, online coordination of shared parking spaces, gateless parking lots with video enforcement, and community outreach to maximize the use of parking spaces in the evenings and weekends. The list goes on, and we are working to adapt the best systems for our partners to do so much more than gates, tickets, and parking spaces.”

Post-pandemic there are many new parking and transportation challenges. “We have seen a surge in requests for added services as commercial office parkers return to work,” Horgan notes. “Sharing monthly parking spaces, a huge demand for EV charging, renewed focus on safety and security for vehicles, installing touchless systems that eliminate paper tickets or access cards and introducing customers to online reservations have been opportunities for my team.”

As an active member of the BOMA SF Events Committee, Horgan says that “BOMA has been so useful in developing relationships with professionals across the industry. I always appreciate the chance to introduce ACE and explain what we do. One of the best parts of my role with ACE has been mentoring new parking managers, and BOMA has been an inspiration for so many new managers as they embark on their careers.”

In his leisure time, Horgan loves to travel and plans a trip to a new city every year. “As an avid cinephile, I support all of the independent theaters in the Bay Area,” he adds. “During the pandemic, I started to study the art of mixing drinks and have been expanding my collection of spirits in hopes of one day throwing the perfect cocktail party.”

Jesse Horgan

Jesse Horgan, Director of Operations ACE Parking

CREATE Highlights

Fundraising

Our generous donors listed at right contributed over $125,000 to support this results-oriented, workforce development program. Additional thanks to our Alliance Partners—BOMA San Francisco, BOMA Oakland/East Bay, NAIOP and IREM—whose members also contributed through voluntary dues contributions and special events.

Fellows Program

Fellows 1.0 —Together the 2022 CREATE Fellows programs offered at SFSU and Merritt College delivered 60 candidates. Some of those students graduated and were ready for full-time employment and some are enrolled in their final year and will seek employment later this spring. The 2022-2023 cohorts are underway at both institutions and are actively engaged in the classroom curriculum as well as the additional resources offered by our Alliance Partners.

Fellows 2.0 —CREATE 2.0 is a series of eight workshops designed to give participants (alums of 1.0) a deeper understanding of commercial real estate (CRE) and how value is created. Fellows 2.0 is intended to allow the most serious students to take a deeper dive into a specific property and expand their vocabulary and understanding of CRE as an investment choice. Instructors Jim Arce and Nancy Gille kicked off the Spring 2023 session on Feb. 7. Career Center | https://jobboard.createworkforce.org/

Employers can take advantage of CREATE’s free job bank portal which connects employers and students for entry-level CRE-related positions and internships. This value-add supports CREATE’s goal of connecting educated and trained students and graduates with local industry employers.

EDUCATE….CONNECT….EMPLOY

Emaan Sharif (shown above) graduated from SF State in December 2022, majoring in Business Administration with a concentration in finance and was a CREATE Fellow in the 2021–2022 cohort. While participating in the Mentor Match program, she met BXP’s Alicia Barr who has served as a mentor for many years. She applied for a Property Management Coordinator position with BXP before graduation and, due to her CREATE experience, she had all of the qualifications to fill the role. Welcome to the CRE industry, Emaan! CREATE delivers results!

To learn more or donate, visit www.createworkforce.org or contact CREATE Director Tory Brubaker at info@createworkforce.org.

$10,000 + ABM

BCCI

$5000 - $7500

CBRE, Inc.

Field Construction

Skyline Construction

Tishman Speyer

Vanbarton Group

$3500-4999

Divco West

Ellis Partners LLC

Thank You 2022 Donors

Metro Services Group

RiverRock Real Estate Group

Rockhill Management, L.L.C.

Russell Hinton

SSL Law Firm LLP

The Swig Company

$1000-3499

Anderson, Rowe & Buckley, Inc.

Brookfield

CBF, Inc.

EQ Office

Essity

Gemdale USA

Bonnie & Fred Kalbrosky

Lubin Olson

Peacock Construction

ProGuard Security

Rossi Builders

Union Property Capital

Western Specialty Contractors

$0-999

Blake|Griggs Properties, Inc.

Eason Communications

Service By Medallion

Transwestern

Tory Brubaker

John Bryant

Stew Cedarleaf

Liz Despins

Glenn Good

Marc Intermaggio

Mark Kelly

Sarah MacIntyre

Kathy Mattes

Colin Shinners

Tawni Sullivan

Julie Taylor

Kevin Whalen

Thanks to our stakeholders— donors, students, instructors, employers, intern hosts, building tour hosts and mentors—CREATE finished strong in 2022!

CREATE Fellows graduate Emaan Sharif met her employer, BXP, through mentor Alicia Barr.

Accelerate Your DEI Journey... Together We’re

“As we enter our third year as a BOMA SF committee, we continue to reflect on the advancements we’ve made together,” says DEI Committee Chair Ebony Horace. “From growing awareness to increasing education on diversity, equity and inclusion (DEI), our committee has made a significant impact.”

The committee’s 2023 goals are to reignite the importance of DEI for the BOMA SF community and to get more members engaged. A robust program of events includes several Candid Conversations and social activities that are open to all BOMA members. The ambition is to equip leaders with best practices, focus our efforts on what works best, and contribute to faster, scalable impact across our community.

Than Ever!

“We have seen our DEI efforts showing positive impact,” says Horace. “To accelerate this momentum, there is a need for greater clarity on the most effective initiatives and to increase member involvement.”

The focus of the first in-person Candid Conversation on February 22 was best practices to reduce the possibility of experiencing DEI fatigue. There will be two more Candid Conversations later in the year. The topics will be disability awareness and the issue of ageism. “These events provide a safe place to grow, discuss, and learn from one another and to bridge boundaries with the goal of making our community more inclusive and accessible to all,” Horace says.

In addition to educational programs, the committee will also be hosting their annual social event in July. If you’re interested in sponsoring committee events, see the 2023 Sponsor Deck on the website or email Sylwia Preis at sylwiap@boma.com.

The committee is also gathering resources that will be made available on the BOMA SF website. We ask members who have resources to share to contact the committee chairs. These may include periodicals, webinars, books, local events, policies and procedures, or potential speakers.

“We are all on the DEI journey together. Thank you to our colleagues who are doing their part to contribute to our culture of inclusion,” Horace adds.“As the chair for 2023, I am really excited to continue our efforts alongside Danielle Katches of McNevin Bay Area Cleaning Specialists, the new vice chair, toward creating more sustainable and impactful change for all.”

If you’d like to get involved, contact committee leaders Ebony Horace (ebony.horace@cis.cushwake.com) or Danielle Katches (danielle@McNevinCleaning.com).

DEI Candid Conversation Series: Reinspiring DEI Initiatives panelists with BOMA SF CEO John Bryant.

Members

on the Move

changes • promotions • awards

Sarah MacIntyre recently joined CBRE as a Senior Director for the San Francisco Bay Area Region. She looks forward to working with the CBRE leadership team and clients to share best practices from her many years of experience in leasing and property management. Sarah also serves as CREATE Treasurer and is a member of the BOMA International Finance Committee. Feel free to seek her out at the CBRE Salesforce Tower offices most days of the week!

Formerly with McNevin – Bay Area Cleaning Specialists, Kim Petroff joined First Onsite as Regional Account Manager. First Onsite, formerly known as Interstate Restoration, is a leading property restoration and reconstruction company. Certified in Water and Fire Restoration, Kim joins a team of managers assisting commercial customers throughout the San Francisco Bay Area.

Colin Shinners was promoted to Managing Director at Vanbarton Group. In his previous role as Senior Vice President, he was responsible for overseeing the group’s assets in San Francisco and Los Angeles. As a part of his new role, he took over asset management and oversight of the group’s Seattle portfolio which includes more than one million square feet of office space and 265 multifamily units. He is now responsible for all of Vanbarton Group’s West Coast acquisitions, asset management and operations.

BOMA San Francisco leaders have taken on new roles at The Downtown SF Partnership Bill Whitfield, Shorenstein Realty, was named Vice President and Glenn Good, Brookfield, is now Treasurer and Finance Committee Chair. Downtown SF is a nonprofit community benefit district working to enhance the downtown core, the traditional Financial District and historic Jackson Square through public/private partnerships, placemaking, activating the public realm, clean and safe operations, marketing support and more. Its mission: “We lead the way in building a thriving downtown where business gets done, people feel welcome, come to explore, and make memories.” Its events include festivals, markets and live music. In addition, The Downtown SF Partnership cleaning team works to ensure sidewalks and public spaces stay clean and inviting. These cleaning services are supplemental to baseline services provided by the City and County of San Francisco paid by property assessments. Learn more at www.downtownsf.org.

The 5M team hosted Coffee with a Cop on Mary Court West for the third time on a beautiful morning in February. Neighbors shared their concerns and ideas with Captain Luke Martin from the Southern Station. Donuts, coffee and conversation were enjoyed by all.

(From left: Glenn Good, General Manager, Brookfield; Captain Martin, San Francisco Police Department; and John Bryant, BOMA SF CEO.)

Members on the Move

(Continued from previous page)

An active BOMA member company based in Livermore, Restoration Management Company (RMC) earned the 2023 Top Workplaces USA award, issued by Energage for the third year in a row. “We are thrilled to once again be recognized as a Top Workplace Nationwide winner,” said Jon Takata, Founder, and President of RMC. “Our growth has gone far beyond the Bay Area over the last few years — spanning all of California, Washington, Arizona, Colorado, Nevada, Texas, and across the country with our Catastrophe Response teams.” Congratulations to RMC and to Karen Cowan and Raul Plascencia, its BOMA SF representatives. Since 1985 RMC has provided 24-hour restoration service for customers when they experience a catastrophe in their home or workplace. The Top Workplaces program surveys more than 20 million employees and recognizes the top organizations across 60 markets for regional Top Workplaces awards.

BOMA SF staff, members and directors participated in the BOMA International Winter Business Meeting, held in Scottsdale in January. Attendees exchanged ideas and learned more about some of the economic, public affairs, workforce development and other issues facing our industry.

Above: Megan Kelly, BOMA SF; Glenn Good, Brookfield and BOMA SF Immediate Past President; Cortney Shadel, Transwestern; Colin Shinners, Vanbarton Group and BOMA SF President; Rebecca Aguilar, Transwestern; Manny Fishman, Buchalter; Marc Gille, Rockhill Management; and John Bryant, BOMA SF CEO.

Did you get promoted? Earn a designation or award? Hire new staff or start a new job? Send your news to megank@boma.com.

Emerging Professionals Committee Kicks Off 2023

This year has been off to a great start for the Emerging Professionals Committee. “To start, we were happy to bring back in-person meetings at the BOMA San Francisco office for the first time since 2019,” says Committee Chair Brandon Lee, JLL “Our well-attended meetings have been very productive and engaging. We have a great group of both seasoned and new members that are excited to learn more about the industry and network with colleagues.”

Our first event of the year, the EP Kickoff Mixer, was a tremendous success and attended by over 100 people! Once again, thank you to our sponsors: BluSky Restoration Contractors, Township Building Services, and Western Specialty Contractors Also, a very special thank you to 101 Second Street, Inc. and Hines for hosting us at their beautiful 101 Second Street Atrium. It was such a joy seeing so many colleagues, new and old, making connections.

We are excited to announce that March will feature two of our signature events, starting with a Tour and Toast at 1455 Market Street, courtesy of Hudson Pacific Properties. At the end of the month, we will be hosting a Career Success Workshop where EPs will learn about the different services that are offered by our associate members. We will have a panel with representatives from various fields (e.g., construction, water treatment, restoration, etc.) so that the newer EPs can increase their industry knowledge, and our more seasoned EPs can receive a refresher. It also allows our members to showcase their services to a whole new demographic!

“That’s a quick snapshot for our busy Emerging Professionals Committee in the first quarter of 2023,” says Lee. “I am so excited to see what’s in store for us for the rest of the year. It’s a privilege and honor to be leading such an enthusiastic and collaborative group this year!”

Top photo: Members at the kickoff mixer. Center photo: committee meeting at the BOMA office.

The Future of Downtown SF Will Rely on Better Tax Policy

by David Harrison, BOMA SF Manager of Government and Public Affairs

Over the past year, Mayor Breed and policy leaders from the Office of Economic and Workforce Development have been meeting with the business community to discuss strategies to revitalize Downtown San Francisco. Legislators got an official first look at the mayor’s proposal on February 9 following her State of the City Address when the mayor released her Roadmap to the Future of Downtown San Francisco.

The plan calls for three major tax policy changes that aim to attract new companies to open or maintain offices downtown: 1) Pausing scheduled gross receipts tax increases for sectors heavily impacted by the pandemic, including retail stores, hotels, manufacturing, arts, and entertainment; 2) A three-year tax break of up to $1 million per business for companies opening their first office in San Francisco; and 3) A measure on the November 2024 Ballot to overhaul the gross receipts tax, and perhaps the City’s business tax structure at large. Although specifics have not yet been determined, the promise of future changes to the City’s business tax structure are both consequential and politically controversial. For years, the business community and the once-booming commercial real estate industry were targets of one-off tax measures that added to the bureaucratic red tape and cost of doing business in the City. “We have to stop the endless cycle of one-off ballot measures around taxes thrown on the ballot without any real thought or any

analysis,” Mayor Breed said in her speech. In addition to special taxes passed by a simple majority using the Upland Loophole, remnants of San Francisco’s archaic tax structure are incentivizing companies to not bring employees back to the office. Yes—language in the current gross receipts tax system does not count workers who work outside of the city. This loophole and the overall complexity of the City’s business tax structure need to be overhauled.

As these taxes relate more directly to the commercial real estate industry, BOMA’s focus will be on suggesting that these taxes levied on members’ assets are actually reinvested to serve our industry. Given the high amount paid in, we are not receiving the level of services to be expected for this price. We also hope to use the prospect of tax incentives to help building owners and managers meet upcoming mandates. The City has a lot of upcoming measures with no incentives in sight.

Take electrification, for example, where the City will one day mandate that commercial building owners pay the significant capital cost of replacing natural gas equipment with electric. In addition, San Francisco hopes to tax building owners to help pay for the electrification of its affordable housing stock. BOMA plans on urging the City to explore credits against transfer taxes or gross receipts taxes to incentive good behavior rather than requiring action and then adding more cost. This shift in tax policy will not only go a long way towards helping our industry, but also to attracting new businesses to want to be here and grow here.

In Memoriam... Honoring CRE Advocate Rex Hime

Rex S. Hime, a leading advocate for commercial real estate for many decades, passed away in February after a long battle with cancer. Recently retired, Rex was the President and CEO of the California Business Properties Association (CBPA) from 1985-2021. Under his leadership, CBPA became the only commercial real estate association in the nation representing all aspects of the retail, office, and industrial commercial real estate industry, bringing together ICSC, NAIOP, BOMA and IREM to speak with one voice. “Rex was a giant in our industry, and we are all saddened to hear of his passing. His commitment to commercial real estate is unparalleled, and we owe him a great debt of gratitude for his work and advocacy. Rex was not just a colleague; he was also a valued friend and will be greatly missed,” said John Bryant, CEO, BOMA SF. “The San Francisco and State of California Real Estate Community lost one of its best advocates with the passing of Rex Stewart Hime. When I became a member of the BOMA California Board of Directors, Rex welcomed me his infectious warm and welcoming demeanor. The best way to celebrate Rex’s life and to honor his legacy is to get active in local, state or national politics,” added Glenn Good, Brookfield Properties, BOMA SF Immediate Past President.

Energy & Environment Committee Kicks Off Year with Packed Agenda

BOMA San Francisco’s Energy and Environment Committee kicked off the new year with an information-packed meeting, highlighting the list of priorities for the committee to tackle this year on behalf of BOMA members.

“There’s a lot that owners need to know about this year,” remarked Committee Chair Bill Whitfield of Shorenstein Realty Services. “This is going to be where the rubber meets the road, both in terms of taking advantage of efficiency incentive programs that mitigate increasing utility costs in the face of peak demand, as well as preparing for the critical long-term planning in the face of looming decarbonization mandates at various levels of government.”

BOMA SF Government Affairs Manager David Harrison was also cautionary that committee members would have their work cut out for them this year: “We are, of course, focused on downtown economic recovery in the aftermath of shifting work trends due to the pandemic. That being said, the discussion right now about how we decarbonize our buildings is going to be the single biggest policy issue for our assets over the next several years.”

Top of mind for the committee and BOMA members is San Francisco’s Climate Action Plan. After passing the plan in 2021, the Department of Environment and Mayor have adopted legislation for their first two priorities, first mandating that new construction in San Francisco be all-electric, and next requiring that large commercial buildings in San Francisco purchase 100% renewable electricity. Next, focus will shift to decarbonizing existing buildings, with the goal of eliminating on-site natural gas consumption in large commercial buildings by 2035. The Climate Action Plan targets 2023 for the development of a system to monitor the replacement rate of existing private sector natural gasfueled equipment with all-electric systems. By 2025, the plan calls for the adoption of a building performance standard that requires buildings to begin transitioning to all-electric equipment and begin regularly disclosing their progress towards the goal or face annual fees in lieu of electrification.

(Continued on page 22)

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viding virtual programming. It is my goal to continue growing the educational offerings by providing both in-person and virtual opportunities to learn, network and connect with others in the BOMA San Francisco community. It is our goal to continue delivering the best material in a time-sensitive way to meet the needs of our membership.

How Can You Help?

4 We are constantly looking to provide new and thoughtful educational offerings that are relevant to your operations and career progression. If there is something you would like to learn more about, please let us know and we will try our best to provide it or point you to a place where it already exists.

4 To the industry leaders and subject matter experts out there, think about giving back to the greater

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commercial real estate community by offering to teach classes/seminars, serve as a mentor, or provide updates on market trends or regulations. We can help identify an activity that fits your interests and time commitment.

How Can We Help You?

4 Advance your career—Knowledge is power and you can never stop learning. Take advantage of all the educational offerings BOMA/BOMI has to offer like the RPA and CMCP programs and seminars/webinars on relevant topics that update you on current trends and regulations in the market.

4 Enhance your network—Meet like-minded people and develop relationships with others in our community. While the saying “it’s not what you know, it’s who you know” is cliché, it is very true. From friendships to knowing who to call when you run into issues, a robust network can help you be better at your job—and you might even have some fun along the way! n

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If you're interested in supporting BOMA San Francisco's 2023 events and cultivating better business relationships within the local commercial real estate community, contact Sylwia Preis at sylwiap@boma.com for more information.

The plan will have big impacts for BOMA members, particularly those who have large assets that aren’t a good fit for air source heat pumps (the prevailing electric heating system technology that is accepted as efficient). “We really want to avoid forced electrification into systems that are not efficient such as electric resistance boilers,” said Harrison. According to data from Committee Vice Chair and Gridium CEO Tom Arnold, electric resistance systems use up to four times the equivalent amount of thermal energy as an efficient natural gas system. That equates to roughly $10 per square foot in costs to electrify and an additional 75 cents per square foot in operating costs— an enormous burden for the industry to bear at a time of great economic uncertainty. In conjunction with the Energy and Environment and Government Affairs and Policy Advisory Committee (GAPAC), BOMA is brokering negotiations with city officials at the Board of Supervisors, Mayor’s Office, and Department of Environment to propose runways for large commercial buildings.

In addition to preparing for the Climate Action Plan’s implementing legislation, the Energy and Environment Committee is focused on making members aware of

critical incentive programs that they can take advantage of. One such program is PG&E’s Market Access Program, a “pay for performance” incentive program which provides aggressive incentives for energy-efficiency retrofit projects that reduce peak demand. “There is really a tremendous benefit that we want to make sure members know about and try to take advantage of,” Arnold said at the committee meeting.

The current program runs through August 1, 2023, but BOMA and other members of the commercial real estate and sustainability communities are lobbying for an extension to capture more projects that could receive funding in the next design cycle. The committee is partnering with program experts to provide a free webinar explaining program benefits to BOMA members on March 9.

Members should be on the lookout for a slew of information and policy briefings from BOMA in the coming months on these key issues. We’re planning on briefing members over the next month on a number of key issues, including upcoming regulatory deadlines, what to expect to happen next with the Climate Action Plan implementation, and more,” said Harrison. n

Energy & Environment Agenda (Continued from page 19)

Scenes from the Holiday Party

BOMA’s festive Holiday Party on December 1 was a sold-out affair. Members gathered to celebrate and to contribute to the SF Firefighters Toy Program. Thanks to all who made us part of their holiday season!

Martin Bachoc, Vanbarton Group; Wes Powell, JLL; Alexia Shahvekilian, Matt Hardy, Arina Mironova, Vanbarton Group; and Debbie Shea, Window Works.

Chris Dlugolecki and Amanda Brazzale, IMG Technologies.

Joe Nelson and Angie CardonNelson, eWaste Direct

Mike Martinez, Tom Thuman, Carol Leytem, Mark McBrien, Sherif Eldash, Chris Barrango, and Edgar Valencia, all with Rossi Builders.

Jose Padilla, Cameron Edwards, Morgan Stephens, and Carlos Lopez, all with Bay City Mechanical.

Sohib Elmahgub, Tiffany Yeh, Jessica Hart, Sylvan Krebsbach, and Tai Vieira, all with Kilroy Realty.

Team from RiverRock Real Estate Group

415.362.8567

www.bomasf.org

The Last Word

by BOMA SF CEO John Bryant

A New Year Brings New Opportunities

As with the start of every year, setting intentions and goals is instrumental to prepare you for success. The key to a positive outcome is to find those opportunities that support your goals and keep you motivated. Whether it is increased education or networking with new colleagues, BOMA provides you with the tools and resources you need to remain at the top of your game.

The following are just some ways that you can leverage your membership for a successful 2023!

Learn – BOMA increased our education offerings with new opportunities to advance your skill set and knowledge base, including Foundations of Real Estate, RPA courses, building tours, DEI webinars and in-person workshops on a variety of topics. We offer both in-person and virtual events to better accommodate your needs and schedules. Connect – The pandemic made it difficult to remain connected with other commercial real estate professionals. Let us help you build and revitalize your network through our many networking events. I encourage you to join us for our marquee happenings which include BOMA at the BALLPARK, the summer Block Party, BOMA’s golf tournament, our Annual Celebration, and the Holiday Party. These are just a few of the ways we provide to make sure

you remain connected with your peers. And they are a lot of fun!

Join – Getting involved with one of BOMA’s many committees is a great way for you to stay engaged on a variety of issues and help guide the association. BOMA San Francisco has over 10 committees ranging from Government Affairs, Events, Education, Emergency Preparedness, DEI and Emerging Professionals. Committee meetings are open to all BOMA members, so pick one that fits your interests and join us.

Advocate – Are you concerned about the political and economic state of San Francisco, California or the nation? BOMA provides unparalleled advocacy at all levels of government, and our successes are tied directly to our members’ engagement. Get involved to ensure our industry is protected, especially during these difficult economic times. Your voice matters and is needed!

Your membership with BOMA San Francisco doesn’t stop there. Your three-fold membership also includes membership in BOMA California and BOMA International. BOMA California, an umbrella group of local associations throughout California, advocates on your behalf in Sacramento. BOMA International provides national conferences, additional education, federal advocacy and nationwide networking opportunities.

We understand that this is a challenging time for the industry and are committed to providing you every opportunity to remain successful. As with all value propositions, it is up to you to take full advantage of your membership. Our commitment is to make our resources as robust as possible. Working together, I know 2023 will be filled with promise.

John Bryant is the Chief Executive Officer of BOMA San Francisco. You may reach him at jbryant@boma.com.