Viewsspring2015 by BOMA San Francisco

Spring 2015

Greening Bay Area Buildings

Innovative EARTH Award Winners Develop New Sustainable Practices Buildings managed by Bay Area BOMA members keep getting greener. Winners of the BOMA Bay Area 2015 Innovative EARTH Awards delighted attendees of the April awards luncheon with presentations about their creative methods to achieve greater energy efficiency,

cost savings or greener practices. “It was interesting that the innovation applications addressed both technology and human behavior,” said BOMA San Francisco Energy & Environment Committee Chair Jenna Hattersley. (Continued on page 8)

Energy & Environment Committee Chair Jenna Hattersley with winners: Dennis Cornish, Shorenstein; Anna Olsen, Shorenstein; Scott Elliott, Brannan Management Co.; Tim Danz, Cushman & Wakefield; Chris Graham, Brannan Management Co.; and Byron Benton, IBEW 595/NECA.

CREATE Event Honors Gensler Commercial real estate stars came out to celebrate the industry’s future and reflect on its past at the “Designing the Future of Real Estate” event on May 14. Collaborating under the banner of Commercial Real Estate Alliance for Tomorrow’s Employees (CREATE), members of IREM, NAIOP, BOMA Oakland/East Bay and BOMA Marc Intermaggio, BOMA SF; Linda Oubre, Dean, College of Business, SFSU; Lisa Bottom, Gensler and honoree Art Gensler.

(Continued on page 3)

2 Staying Power With Blake Peterson, BOMA San Francisco President I was introduced to the wild world of Commercial Real Estate shortly after Y2K. Fresh out of grad school with an AOL email address, I watched as building operators breathed a collective sigh of relief that BMS systems didn’t selfdestruct when their internal clocks struck zero. Back then, September 11th was just another day on the calendar. We debated Peet’s vs. Starbucks and knew nothing of Philz or Blue Bottle. Off The Grid wasn’t a food truck haven, it was simply something that happened to you when the battery went dead on your giant Nextel Direct Connect phone that you wore proudly on your belt. Uber was nothing more than a melodramatic preposition. Wow, things change fast, right? Reality check! I had a chat with the lovely Ms. Lisa Vogel and she reflected upon the “game changers” of the era prior to her term as BOMA San Francisco president in 2000. In addition to big hair and totally awesome music, the end of the 20th Century brought us a major wave of high-rise office construction, the Loma Prieta Earthquake, political unrest and the death of the fax machine. As it turns out, the recent changes in our world, our community and our market are not novel; they are just the unique details that will define this specific period of time. Whatever twists and turns have emerged, BOMA has remained a stable pillar of leadership for our industry. We should take pride in our industry’s established track record that is deeply rooted in advising, servicing, stewarding, and adding value to real property and the surrounding community through the good times and the bad. Unlike the beloved newfound high-rent-paying tech sector, the Commercial Real Estate industry has history. Rich history that BOMA San Francisco has been a part of for more than a century. As the pendulum swings and time marches on (is that a grey hair?), our staying power is a function of our ability to thoughtfully and carefully respond to our ever-changing world. These changes have stimulated us to make the built environment safer, reduce energy consumption, drive local job growth, and so on. Let’s continue our legacy by upholding our high standards of professional service and sharing our story throughout our network, community, and beyond. Keep our entrepreneurial spirit alive by being forward thinkers, embracing what works, abandoning what doesn’t work and then celebrating our successes. Let’s shape the memories and moments of this time together. (Be sure to follow @BlakeCRE.)

Thanks to Our 2015 Corporate Sponsors* Platinum Sponsor

Able Services Gold Sponsors

ABM NRG Energy Center San Francisco Pacific Gas and Electric Company Recology Golden Gate San Francisco Electrical Contractors Assn., Inc.

Silver Sponsors Alliance Roofing Company, Inc. AT&T CBRE Hines Hudson Pacific Properties Kilroy Realty Metropolitan Electrical Construction, Inc. Paramount Group, Inc. ProTech Security Services, Inc. Trinity Building Services Unique Elevator Interiors, Inc. Universal Protection Service Waxie Sanitary Supply

Bronze Sponsors Boston Properties Deutsche Asset & Wealth Management DTZ Georgia-Pacific Hathaway Dinwiddie Construction Co. Impark JLL Marble West McMillan Electric RiverRock Real Estate Group Securitas Security Services USA Shorenstein Realty Services, L.P. The Swig Company

Friends of BOMA Allied Restoration Company Bauer’s Intelligent Transportation Bay City Electric Works BNBuilders BUILDGROUP, Inc. CBF Electric & Tel/Data CB2 Builders Cole Supply Co., Inc. CTC-California Technical Contracting, Inc. Cushman & Wakefield GCI General Contractors Perfection Services R.N. Field Construction, Inc. Rossi Builders, Inc. Stationary Engineers, Local 39 Swinerton Builders The Lawson Roofing Co. Inc. Township Building Services Transwestern Veritiv Wilson Meany Young Electric Company *For sponsorship opportunities, please contact Tory Brubaker at toryb@BOMA.com

3 CREATE (Continued from front page)

San Francisco • Reach out to traditionally rallied at the under-represented minorities (particBently Reserve ularly African-American and Latino for a fundraising youth) beginning at the high school level gala to support • Educate students about the jobs commercial real and career paths in this growing sector estate training at • Provide paid summer internships, San Francisco State job shadowing and mentoring within University (SFSU). the many CRE companies in the San The University has Francisco Bay Area partnered with • Place graduates in well-paying jobs industry to develop in the CRE sector, with a career path a Commercial Real and benefits Estate Certificate • Recruit students for a college-level Jim Arce, DTZ; Terri & Meade Boutwell, CBRE; and program, which is professional training program located Anne Hinz and John Combs, RiverRock Real Estate Group. now providing “job at SFSU — one of the most diverse ready” candidates for campuses in the country. employment and addressing our industry’s talent drought. The initiative serves the economic needs of low- and Groundbreaking architect Art Gensler, Jr., whose moderate-income San Francisco-based firm is the largest in the world and Bay Area students celebrating 50 years in business, headlined the evening’s while simultaneously program, which was emceed by KCBS morning anchor providing our comStan Bunger, himself an SFSU graduate with a B.A. in mercial property Radio and Television. Other stars that came out that night industry with a qualincluded SFSU College of Business Dean Linda Oubre and ified, diverse, and Sandra Boyle, Chief Operating Officer for San Francisco, work-ready supply Cushman & Wakefield and Chair, BOMA San Francisco of CRE professionFoundation. It was Sandra who inspired the University’s als — a major labor educational program, which goes beyond classroom market demand in learning to job shadowing, building tours and internships, our regional econand includes scholarships for students. omy. According to Through sponsorships, ticket sales, silent auction RHR International, bids and additional on-site donations, the event raised half of the senior more than $100,000 for SFSU’s Commercial Real Estate commercial real Certificate program. estate executives and others who help run Kilroy Realty’s Rick Buziak. Vision for Foundation commercial buildings In 2012 BOMA San Francisco’s Foundation began a will soon retire. Commercial Real Estate (CRE) Workforce Development The centerpiece of the initiative is the CRE certificate Initiative to diversify and expand our industry’s talent program at the SFSU College of Business, where econompool. The project was initiated in response to current and ically disadvantaged students from San Francisco and projected labor market demand for qualified workers and Alameda counties receive scholarships (underwritten by the need for diversity in property management positions. Bay Area firms) to learn the practical skills they need to BOMA San Francisco has established a collaborative operate and manage a commercial building. The program partnership with San Francisco State University, member includes wrap-around support services such as academic/ employers, and Juma Ventures (a leading youth develop(Continued on page 14) ment organizations in San Francisco) to: CREATE photos by Olivia Smartt.

4 Principal Member Profile

Steven R. Colvin, SVP, Property Management Boston Properties.

As Boston Properties’ top property management representative on the West Coast, Steve Colvin’s day is driven by both internal and external business. “We have a motto that my team operates by: ‘No Surprises.’ The ‘No Surprises’ environment forces me to be flexible, to re-group and to act.” One thing that is consistent each day — his interaction with the property management team, service providers and tenants. Colvin observes that in today’s market “the name of the game is flexibility, technology and sustainability. Our tenants want space that offers the full spectrum of cutting-edge technology and sustainable features. Tenants are looking for more than just the requisite quality service and amenities; they are looking for the ‘total package’ where sustainability meets efficiency in space that fits their mission. One thing that hasn’t changed is the need for smart, motivated and highly educated talent. Boston Properties’ ability to satisfy the Colvin on the rooftop of a wants and needs of our current and future tenants is in large part dependent on maintainBoston Properties building. ing a strong bench of highly talented individuals at various levels of the company.” Boston Properties turns to BOMA to keep its managers up-to-date on industry developments. Colvin, who served as BOMA San Francisco President in 2004, said many on his team are involved with BOMA. “Simply put, BOMA serves as an important ingredient to our property management cookbook. BOMA provides us with a direct link to the commercial real estate industry itself. From helping to protect private property rights, providing quality educational opportunities, orchestrating valuable networking events and providing a firm connection to our peers within the industry, BOMA is truly an amazing resource.” During his off-hours, Colvin is passionate about sports and fitness. Most nights you can find him in the gym. “It’s how I re-energize myself!”

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Associate Member Profile

Derek Schulze, Vice President Able Services

One of the most welcoming members you will encounter at a BOMA function is Derek Schulze, and he brings that enthusiasm to his role as chair of the Associates Committee, as well as to his position at Able Services. With Schulze at the helm, the Associates Committee is adding events and modifying old ones to improve the experience for members. “With the CBD center moving towards SOMA, we are really trying to move our events in that general direction. We are entertaining some future venue changes, so we can keep events current and fresh. Our committee actively embraces change while still remaining true to our objectives. Failure is not an option,” he says. Although he embraces change, Schulze notes that some traditions are worth keeping. “We know how busy everyone has become with meetings and conference calls. I have seen a significant decline in the business lunch. I will say it is important for me to still have these client interactions, even if it is for a quick hour.” Schulze enjoys sports and time Client interaction helps Able refine its services, especially on the sustainability front. with his kids—his “MVPS.” “We have some very large accounts where Able has implemented Zero Waste programs. It’s truly impressive to see how much waste can be diverted from the landfill into recycling and compost centers. We also invested in a partnership last summer to stay ahead of the marketplace. Able now provides SeaSuite to our clients. A simple cloud-based sustainability software helps store all of your data in one place. Clients can now automatically track their utilities, sustainable purchases, LEED certification, and ENERGY STAR certification, thus making better-run buildings.” When Friday comes, Schulze is ready to recharge the batteries. “I love sports, you name the game and I will play it. Unfortunately, I do not have as much time for hobbies beyond supporting my most valuable players: Nick (14), Ryan (11), and Sammy (9). If you ever run into me at a field of play, then you’ll see a parent standing on the sideline pacing up and down, yelling positives and sporting a blood pressure level that is off the charts!”

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8 EARTH Awards (Continued from front page)

In a video about the awards, property managers remarked that there is also a human element in sustainability efforts. Collaboration requires that building managers reach into the cubicle and engage tenants. And since many tenants are working longer hours, building managers face new challenges that are requiring building owners and managers to innovate. This was the second year of the revamped awards program which focuses on innovation and is open to members of both BOMA San Francisco and BOMA Oakland/East Bay. Five properties received awards. The buildings and their innovations are: • 525 Brannan (Brannan Management Company), San Francisco – Created a soil moisture irrigation control system for watering plants on an as-needed basis and integrated the system into its building

management system (BMS). • 50 California Street (Shorenstein Realty Services), San Francisco – Installed a fan static pressure hot button that will save $96,000 annually and cost only $870 for BMS programming. • 345 California Street (Cushman & Wakefield of CA, Inc.), San Francisco – Implemented a wireless thermo stat initiative with an automated demand response. • 14600 Catalina Street, the Zero Net Energy Center (IBEW 595/NorCal NECA), San Leandro – This older building was retrofitted to produce more energy than it consumes. • Market Square (Shorenstein Realty Services), San Francisco – Repurposed materials to create recycled art and decorative accents and kept materials out of landfills. (See facing page for more details on the award winners.)

Environmental Solutions for Your Property: Recology Can Help Composting saves water, potentially tremendous One key is to help people better understand how recyamounts of water. Research shows if you increase organic cling and composting help protect the environment. So matter on one acre of farmland by 1 percent by adding please share the facts noted above in a email messages to compost, you will save 16,000 gallons of water per acre building tenants. Another good step is to post positive mesper year. If you apply compost in this way to a 3,000-acre sages in common areas. farm, you will save 50 million gallons of water per year. To see additional resources, including articles highlightThe fact that compost saves water ing solutions, posters and signage, go to is one example of how recycling and www.RecologySF.com. composting offer highly effective Other keys to increasing recycling and ways to help protect the environment. composting include: Composting programs also present • Color coding bins, blue for recycling the opportunity to make real progand green for compost. ress in addressing the carbon prob• Stationing recycle and compost bins lem. This insight is confirmed by The everywhere you have trash bins. Marin Carbon Project, which the San • Making trash bins smaller and Francisco Chronicle profiled in an artirecycle and compost bins larger. cle titled “Compost gets carbon out of • Working with janitorial crews to air and into soil.” The report states make sure materials separated for recyscientists calculate “if compost made cling and composting go in correct metal from the state’s green waste were containers and compactors. applied to a quarter of the state’s Recology employs recycling specialists rangeland, the soil could absorb who can help your property or business Fifty Fremont presents elegant bins three-quarters of California’s total recycle and compost more and thereby for recycling, compost and landfill send less to landfill. annual greenhouse gas emissions.” in privately-owned, public spaces, By participating in urban compost Call Recology at (415) 330-1300 or POPS, at the downtown property. collection programs, properties help send an email through the “contact us” (Photo courtesy of Recology.) California save water and help offset form at RecologySF.com. A recycling carbon emissions. How can commercial properties further expert will be glad to assist you in striving to achieve zero participate in recycling and compost collection programs? waste. (Thanks to Recology for article contribution.)

345 California Center (Cushman & Wakefield of CA, Inc..) Innovation: Wireless Thermostat Initiative project involved wireless zone control and automated demand response. Energy consumption was reduced, and engineers can maintain uniform temperature set-points on all floors.

525 Brannan Street (Brannan Management Company) Innovation: Soil moisture irrigation control system with an end goal of decreasing water usage in the face of drought.

Market Square (Shorenstein Realty Services) Innovation: Existing materials including brass panels, wooden beams, mailboxes and marble partitions were repurposed into recycled art.

50 California Street (Shorenstein Realty Services) Innovation: Team created a static pressure “hot button” that can reset fans to optimize comfort and energy usage.

14600 Catalina Street (IBEW 595/NorCal NECA) Innovation: First large-scale (46,000 sf) commercial building retrofit to meet the U.S. Dept. of Energy’s definition of a zero net energy building, producing more energy than it consumes. The center serves as a model and educational resource for the electrical industry.

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Upcoming BOMA Events Membership Luncheons

July 16 Oct. 15 (Annual Meeting)

Sept. 17 Nov. 19

General Membership Events Aug. 31 – 61st Annual Elmer Johnson Golf Tournament Nov. 5 – Fall Fest (formerly un-Oktoberfest) Dec. 3 – Annual Holiday Party

Young Professionals Networking Events Sept. 9 – BOMA YP Leadership Roundtable Oct. 8 – Annual Boat Cruise

About BOMA VIEWS

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Views is published quarterly by BOMA San Francisco. Associate Publisher: Tory Brubaker Editor: Henry Eason Ad and Art Director: Ellen Eason Eason Communications LLC Contact Ellen Eason at 415.596.9466 or ellen@easoncom.com

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New Double Rebate Program for LED Want to save energy costs in your building while gaining added rebates for installing LED lights and fixtures? A new BOMA LED program provides extra rebates that can double utility incentives for virtually all lighting in a commercial building.

Program Advantages for Your Building: w Reduce energy cost for lighting throughout a building by up to 80%. w The 25,000 to 50,000 hour LED rated life is a huge maintenance benefit. w The extra rebates through the BOMA LED Rebate Advantage Program, when added to utility incentives, produces low-cost, compelling paybacks. There is a no-cost audit to determine opportunity with test LEDs provided for building approval. Utility rebate requirements are handled by the program and LEDs are provided. Any commercial building can qualify for the BOMA program rebates.

For a no-cost audit, email info@bomaenergy.com w For program details, visit www.bomaenergy.com

14 CREATE (Continued from page 3)

career advising, ten-week paid internships and placement into jobs at starting salaries of $40,000 to $50,000, with benefits. The mission of the BOMA San Francisco Foundation is to promote, sustain, and strengthen the CRE industry in San Francisco through education and workforce development. IREM, NAIOP and BOMA Oakland/East Bay joined in to support the effort through CREATE.

Thank you to the generous sponsors of the CREATE event! Signature Sponsor

Champion Sponsors Allen Matkins Marcus & Millichap Pacific Gas and Electric Company Skyline Construction Contributing Sponsors Able Services Bently Reserve Shorenstein Realty Services Supporting Sponsors

Emcee KCBS Morning Anchor Stan Bunger; Art Gensler and BOMA San Francisco President Blake Peterson, Cushman & Wakefield.

Mission, History and Accomplishments SFSU was selected to deliver the curriculum for our training because of its ethnic diversity and high quality programs. Upwards of 69% of students receive financial aid, grants or scholarships, many of whom are the first in their family to enroll in college. It serves many non-traditional students including veterans, transfer students and single working moms. According to the 2013 edition of U.S. News & World Report’s annual “Best Colleges” rankings, SFSU is one the top masters-level universities in the Western U.S. for economic and racial mix.

You can help, and you can benefit! The best way for employers to benefit from this program is to host a summer intern. Give one of our program enrollees the opportunity to get some practical experience while putting their training to work for you. Almost 100% of the students participating in our first summer internship program are now full-time employees in CRE. Otherwise, feel free to make a tax-deductible donation to the BOMA San Francisco Foundation. Our tax ID is 80-0757877.

ABM Onsite Services Anderson, Rowe & Buckley, Inc. Boston Properties Commercial Energy Cushman & Wakefield DTZ Hanson Bridgett LLP Hoem & Associates, Inc. Innovative Mechanical Inc. Jones Lang LaSalle Levi’s Plaza McMillan Electric Co. Nichols Booth Architects Paganini Electric Corporation Reuben, Junius & Rose LLP RiverRock Real Estate Group RN Field Construction, Inc. Wilson Meany/244 California St. Young Electric Company

Donors RETS Associates SmithGroupJJR Transwestern W. Bradley Electric, Inc.

15 Mixing & Mingling Scenes from the annual BOMA at the Park patio party. Letâ&#x20AC;&#x2122;s go Giants!

Above: Liz Allio Thomas and Kimberly Davis, Universal Protection Service. Right: Jacki Nolen and Rich Neves, Pyro-Comm Systems, Inc.

Top: Crowd enjoys networking at the Patio Party at China Basin Wharf. Lower photo: Moh Palizi, Goby LLC; Jeff Palmer, Able Engineering Services; and Evan DuBose, Able.

The BOMA YP Steering Committee set a goal to perform 100 hours of community service in 2015. Volunteers recently rolled up their sleeves and worked at the San Francisco Marin Food Bank. Group photo: Julie Venegas, Cushman & Wakefield; Lynn Jones, Hines; Christina Sickle, Paramount Group, Inc.; Erik Carlson, Able Engineering; Whitney Jorgensen, Kilroy Realty; Matthew Doherty, RiverRock Real Estate Group; Alyssa Freeman, Boston Properties; and Brooke Barnecut, Kilroy Realty. Left: Artis McCoy, Towne Park; Andrew Gardner, Peacock Construction; and Erik Carlson, Able Engineering.

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The Last Word: Marc Intermaggio BOMA International Benefits Now Available for your Whole Team: Tap In Today BOMA San Francisco has recently reached an agreement with BOMA International that will provide your entire team more valuable industry information, education, networking and business development opportunities. These benefits are being extended to all employees of all BOMA San Francisco members, regardless of whether you are a Principal (Building) or a Vendor (Associate) member. Now that BOMA International will treat every employee of all BOMA San Francisco dues-paying entities as a member, just as we do, everyone on your staff can avail themselves of additional benefits. For example, you may register for BOMA International’s Conference and Expo (the “Every Building Show”) this June in Los Angeles at the member rate. Visit www.bomaconvention. org to explore the many learning and networking opportunities. I’ve gone to a great many of these meetings, and I assure you that you’ll gain new ideas and perspective while meeting fellow BOMA members from around the world — and you’ll have fun! The trade show is particularly impressive, and a great place to get up-to-date with the latest tools to help you deliver the highest possible returns to your owners. The Every Building Show is totally solutions-oriented.

Besides being a showcase for the newest efficient building operations strategies, products and services, there are mini-workshops where one can do on-the-spot problem solving and learn the best property management practices serving today’s leading real estate firms from around the globe. Besides member-rate convention registration, other benefits your entire team can now receive include • Biweekly industry e-newsletter (every other Thursday) • Monthly video blog (third Thursday of month) • Legislative, regulatory and building code Advocacy Action Alerts, as issued • Notification of upcoming webinars and publication promotions. Important: While you can opt out of any, or all these communications and new benefits at any time, I would encourage you to take the time to sample and explore what you now have access to from BOMA International. Watch for an emailed “Welcome” message from BOMA International that will provide additional information. Of course, you may contact me at any time with questions. Meanwhile, please avail yourself of the opportunity to engage more deeply with the premier organization serving the commercial real estate industry across the globe. I hope to see you at the conference in Los Angeles, June 28–30. Let’s have a strong showing from San Francisco and join in the celebration of the 100th anniversary of BOMA Greater Los Angeles.

Marc Intermaggio, CAE, is the Executive Vice President of BOMA San Francisco.