Staying Up to Code

Staying Up to Code: Key Updates from BOMA’s Codes Webinar

BOMA San Francisco’s annual codes and regulations webinar on November 9 briefed members on major regulatory and codes changes impacting their assets in 2023. The event was chock-full of information, and members heard from experts from several City departments and had a chance to ask follow-up questions.

Bob Raymer of California Code Consultants, who serves as a building code consultant to BOMA California, provided updates on the new California building code cycle, particularly changes to the state’s green building code.

San Francisco garages with 100 or more spaces are required to install EV chargers in 10% of them starting January 1, 2023. (Continued on page 22)

EV Charging and Other State Requirements

Raymer warned of a “decarbonization tsunami headed toward California” that will change California codes. He advised members to follow issues such as heat pump technology, renewable energy and fuel cells, and battery technology.

Raymer discussed some of state’s many major changes related to EV charging requirements. Mandates for new facilities require that 25% of spaces facilities be “EV capable,” with a conduit and panel that can eventually draw 240-volt capacity. Locally, San Francisco requires that garages with 100 or more spaces install EV chargers in 10% of them starting January 1, 2023. Local Green Building Codes and Regulations

Barry Hooper and Hilary Near of the San Francisco Department of Environment presented on updates to the local green building code and regulatory programs. Near advised members that audits would continue under the City’s Refuse Separation Ordinance. Hooper spoke about the City’s new 100% Renewable Electricity requirements, which will go into effect next year for buildings larger than 500,000 square feet.

Hooper discussed the City’s Better Roofs Ordinance and green roofs. “Roofs are a valuable resource,” he said. Provisions have been made so that green/living roofs may at times be substituted to meet requirements for PV/Solar. DBI Facilitates Plan Review

Neville Pereira of the local Department of Building Inspection (DBI) provided updates on DBI’s efforts. The City did not adopt major local amendments to the code, but did make some changes such as not requiring wet (original) signatures for permit submittal, since so many submittals are done through electronic plan review. This should facilitate plan review. He also gave status updates on key DBI programs such as the San Francisco Façade Ordinance and Accessible Business Entrance Program.

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Seminar Helps Members Prepare for Emergencies

The BOMA Emergency Preparedness Committee held its Annual Emergency Preparedness and Public Safety Seminar on October 17, following a pandemic hiatus.

“When the public and private sectors come together and share their expertise, the BOMA membership becomes much more prepared for the emergencies that await us,” said Christian Arno, Regional Vice President at Allied Universal Security Services, who recently became chair of the committee. “I want to thank the San Francisco Police Department for its presentation. The department has always been very generous with their time, and we are grateful for its continued involvement with the committee. We also appreciated presentations from Building Cyber Security, AVS, the local CBDs, and the San Francisco Department of Emergency Management.” Following are highlights from the seminar. Active Assailant Training from SFPD

Central Station Captain Doug Farmer was joined by officers from the San Francisco Police Department’s Tactical/SWAT unit to brief members on what to do in the case of an active assailant attack. The officers discussed how prevention and deterrence are the most useful strategies in this type of incident. They reminded attendees that if they see something—particularly a coworker who is continuously displaying disgruntled behavior—that they should say something immediately. They reminded attendees that reviewing current security strategies and making necessary updates are critical. Training with tenants is also key.

In the event of an incident, there is an option-based response of run, hide and fight. First, individuals should attempt to run and contact 9-1-1. They can also text 9-1-1 if they fear stating their location aloud. If running is not an option, the next best option is finding a place to hide. This should be done where entrances can be barricaded and people can take cover. Fighting is the final option. Both your neighborhood SFPD station and the department’s tactical unit offer trainings on these scenarios. You can also find active assailant safety resources on the FBI’s resources page: www.fbi.gov/how-we-can-help-you.

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Cybersecurity and the Built Environment

Dave Moffat of Building Cyber Security briefed members on the emerging threat of cyber attacks on “smart” technology integrated into the built environment. He spoke about hacks to control systems such as HVAC, elevators and security cameras. Typically, insurance companies wouldn’t cover these attacks due to an “act of war” clause loophole. However, this changed with a $1.4 billion legal challenge from pharmaceutical company Merck.

Moffat urged members to continue integrating smart technology into their buildings, but to ensure that security considerations are also being made. Building Cyber Security, a non-profit, is developing a certification for cybersecurity and the built environment that it hopes to launch in the next year. CBDs, Camera Programs, and the Public Realm

A panel discussion featured executive directors of three community benefit districts serving downtown: Robbie Silver from the Downtown SF Partnership, Andrew Robinson from the East Cut, and Marisa Rodriguez from the Union Square Alliance. They spoke about the services that their districts provide, including sanitation, graffiti abatement and community safety ambassadors. They gave updates about their respective plans for the holiday season. Downtown SF Partnership will hold the second annual Let’s Glow SF art projection installation. Union Square will create a holiday market, and the East Cut will utilize its space for a viewing stage for several World Cup games.

Emergency Preparedness (Continued from previous page)

Dmitri Shimolin of AVS Inc. spoke about the City’s new camera surveillance ordinance, which will allow SFPD temporary access to public and private cameras in certain emergency or high crime scenarios. He gave an overview on how the Union Square Alliance and various companies are using cameras to address a myriad of public safety concerns. Department of Emergency Management Update

Adrian Bechelli of the San Francisco Department of Emergency Management (DEM) spoke about San Francisco-specific hazards and how the department is planning for them. She mentioned several key programs, including the San Francisco Tall Building Safety Strategy. This study outlines several actions that the city will need to take in order to make downtown safer in the event of a large earthquake. DEM offers trainings and preparedness resources for several different industries.

Thank you to all of those who attended this informative seminar and to our event sponsors: Allied Universal Security Services, AVS Inc., and ProGuard Security Services. If you have any questions or comments, contact David Harrison, BOMA SF Manager of Government and Public Affairs, at davidh@boma.com or 202-262-5860.