Monday, September 18, 2017

PG&E's Innovator's Evening Lecture Series: Solar + Storage for Resiliency Presentation on September 19th




The Innovator's Evening Lecture Series is intended to provide networking opportunities and create a forum where interested members of the energy efficiency community can have access to innovators in the industry who are transforming the marketplace. These monthly conversational presentations are intended to discuss "big picture" opportunities for change from the speaker's own viewpoint and encourage an exchange of new ideas.

What: Solar + Storage for Resiliency
When: Tuesday, September 19th
Time: 6:00 p.m. to 8:00 p.m.
Where: San Francisco - Pacific Energy Center

San Francisco’s Solar and Energy Storage for Resiliency project examines the use of solar plus storage systems at facilities throughout the City that would serve critical loads in times of emergency (shelters, libraries, rec centers, etc.). The overarching goal is to expand the solar market by serving as a national model for integrating solar and energy storage into the City’s existing emergency response plans. The project engages a working group of various stakeholders (such as Dept. of Emergency Management, Public Finance, Office of Resilience, and industry professionals) to create a roadmap of deployment for resilience that includes technical, financing, and policy considerations.

The presenters will describe the progress and findings of Solar + Storage, and share tools and resources developed under this project. Specifically, they will demonstrate the publicly-available (FREE) solar and storage sizing tool, SolarResilient.org. This first-of-its-kind tool enables building managers, energy managers, architects, sustainability and energy professionals to size their buildings for solar PV and battery storage systems nationwide. This tool estimates the required rating and physical size of grid-connected PV and battery energy storage to provide power for extended periods during a large-scale grid power outage.

The objective of this course is that at the conclusion, participants will:
  • Become familiar with the goals and accomplishments of the SF Solar + Storage for Reslieincy Project.
  • Be able to assess if their facility might participate in this project.
  • Understand the SolarResilient.org software tool and how to use it.

Tuesday, August 1, 2017

UPDATE: Building Facade Inspection and Maintenance Ordinance - Draft Compliance Requirements Are Now Available



UPDATE - August 1, 2017

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

Click here to review the draft requirements.

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

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

--------------------
Original Post - May 31, 2017

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

Click here to review the new law.

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

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

BOMA San Francisco and BOMA California Advocate for the Industry - California Commercial Real Estate Summit 2017




L to R: John Bozeman, BOMA San Francisco, Rebecca Barnes, BOMA Silicon Valley, Joe Markling, former BOMA International Chair and Chief Elected Officer, Kara Roundtree, BOMA Sacramento. Just a few of the many BOMA members and staff from across California who advocated for the industry in Sacramento recently.

The California Commercial Real Estate Summit (CCRES) was held in Sacramento on June 13 – 14, 2017. This event is the one time of year that industry leaders from all sectors of the commercial, industrial, and retail real estate industry converge on California’s Capitol to meet with policymakers. The summit gives BOMA members the opportunity to meet other industry leaders from across the nation, high-level staff from Governor Brown’s Administration, and California State Legislators.

The goal of the California Commercial Real Estate Summit is to increase public policy and political awareness of state issues, and to foster collaborative efforts among business leaders from all sectors of California and their representatives in the State Legislature. 


Thanks to the members of BOMA California, we were successful in advocating for many measures including:
  • The benefits to residential and commercial properties of Proposition 13 and to not support a split-roll measure, whatever form that may take.
    • BOMA San Francisco members lobbied the California State Legislature on this issue and they were receptive to our concerns. 
  • BOMA Supported Solar Mandates 
    • Supporting bills by State Senator Scott Wiener (D - San Francisco) that would affect new construction only and a rebate program to subsidize the cost of batteries to store the energy.
  • Parcel Tax Notification Measure 
    • Supporting measures that requires property owners be notified in a timely manner when a parcel tax measure impacting their property qualifies for a local ballot.
  • The death of the Dual Agency measure
    • Thanks to BOMA California members, a bill that would have required that a building owner and tenant be represented in lease negotiation separately, has been killed. 
The Commercial Real Estate Summit is organized by California Business Properties Association (CBPA), which is the recognized voice of all aspects of the commercial retail industrial real estate industry in California.

Questions? Please email johnb@boma.com.

UPDATE: San Francisco Lactation in the Workplace Ordinance




UPDATE - July 31, 2017

Mayor Ed Lee signed the Lactation in the Workplace ordinance on June 30, 2017. It is effective as of July 30, 2017 and operative on January 1, 2018. Please email johnb@boma.com with any questions you may have.

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

UPDATE - June 22, 2017

The San Francisco Board of Supervisors have approved the Lactation in the Workplace ordinance. It now goes to Mayor Ed Lee for his approval. We expect him to sign the measure.


As mentioned in our May 31st post, BOMA's major concerns with this measure were addressed by Supervisor Katy Tang and her staff. Again, thanks to the months-long involvement of BOMA San Francisco's Government Affairs Committee members - led by BOMA San Francisco Board Member, and former president, Blake Peterson and Government Affairs Committee Vice Chair, Justin Sacco - we are pleased to announce that nearly all of our industry's suggested amendments to the San Francisco Lactation in the Workplace Ordinance were accepted by Supervisor Tang. 

They include:
  • Ensuring the that project sponsor - generally, the tenant - in our member buildings is responsible for building the lactation rooms. The ordinance originally listed the building owner as the primary builder.
    • Note that this allows for more flexibility in ensuring the rooms are built. Building owners can sometimes be the project sponsor for a tenant improvement.
    • Our members also added language that defines what a project sponsor is: "the party that constructs the tenant improvements for an end user’s occupancy."
  • Increasing the requirements that trigger the construction of lactation rooms.
    • Three primary requirements for project sponsors to build lactation rooms in the employer's space are:
      • When there is a tenant improvement in the interior of the building;
      • The gross square footage of the interior space designated for employee only use and included in the project is at least 15,000 square feet. 
        • BOMA members were able to increase this requirement from 10,000 to 15,000;
      • And, the estimated cost of the project stated in the building application is over $1,000,000.
        • BOMA members advocated to increase the cost from $500,000 to $1,000,000, and that the amount be stated on the building application. 
BOMA members are appreciative of this collaborative effort as an example of how public policy should be created.

If you have any questions, please email johnb@boma.com.

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

UPDATE - May 31, 2017

Thanks to the involvement of BOMA San Francisco's Government Affairs Committee members - led by BOMA San Francisco Board Member, and former president, Blake Peterson and Government Affairs Committee Vice Chair, Justin Sacco - we are pleased to announce that nearly all of our industry's suggested amendments to the San Francisco Lactation in the Workplace Ordinance have been accepted by Supervisor Tang and her staff. 

The result is a much more realistic measure for the employer, the building owner and - most importantly - the employees who will be using lactation rooms in their respective workplaces.


Blake Peterson provided BOMA's comments at the most recent San Francisco Board of Supervisors Land Use and Transportation Committee hearing (pictured above) on May 22, 2017. Blake publicly thanked Supervisor Tang and her staff for working with BOMA members and our business community partners on this measure.

We are waiting for the updated draft of the legislation after its review by the San Francisco City Attorney's Office. There were numerous substantial amendments approved on May 22nd and we will summarize them all in a future post so please stay tuned! 

If you have any questions, please email johnb@boma.com. 

--------------------
UPDATE - April 27, 2017

The BOMA San Francisco Government Affairs Committee meeting with Supervisor Tang on April 5th was very productive. Our members provided essential feedback that reflected the good intent of the legislation with the reality of implementing the requirements, as written. 

We are working with the Supervisor and her staff, to amend the legislation to reflect the correct entity that should be in charge of permit approval for building a lactation room in new and existing buildings - the project sponsor who is generally the tenant - and continuing the discussion with our business community partners regarding the total number of rooms required based on occupancy of the tenant space. 

Stay tuned! We thank Supervisor Tang and her staff for understanding our members' concerns.

-------------------
Original Post - April 4, 2017

BOMA San Francisco members, staff, and San Francisco Business Community members have been working with San Francisco Supervisor Katy Tang (District 4 - Sunset) regarding her recently introduced proposal: Lactation in the Workplace.

Provide Your Feedback on April 5th!

NOTE that the BOMA San Francisco Government Affairs Committee will be meeting with Supervisor Tang on April 5th to discuss this ordinance. Please email the Chair of the Committee, Marty Smith at msmith@alhousedeaton.com and johnb@boma.com if you'd like to attend and provide your feedback. The measure will be moving quickly through the San Francisco City Hall legislative process in April so your involvement is appreciated.


Why Was This Ordinance Introduced?

A similar law introduced by Supervisor Tang and enacted in 2016 created a policy to help city employees transition back to work after having a child. The Lactation Accommodation Policy for city workers provides new mothers with lactation accommodations and encourage flexibility in the workplace.

The Supervisor would like the private sector to follow San Francisco's lead and help mothers as they come back to work. BOMA members feel that employees should be supported in reasonable way that makes sense to the small business tenant, building owner, and to the employees.


What Would The Law Require?

The new 2017 law, if passed, would affect the private sector:

  • Requires employers to provide employees breaks and a location for lactation;
  • Have employers provide a policy regarding lactation in the workplace that specifies a process by which an employee will make a request for accommodation;
  • Defines minimum standards for lactation accommodation spaces;
  • Requires newly constructed or renovated buildings designated for certain uses include lactation rooms;
  • Amends the San Francisco Building Code to specify the technical specifications of lactation rooms for new or renovated buildings designated for certain use.
How Has BOMA Been Involved? 

We appreciate that Supervisor Tang and her staff allowed for our members, Blake Peterson, former BOMA San Francisco President and member of the Board, and Justin Sacco, Vice Chair of BOMA San Francisco's Government Affairs Committee, to provide input on her proposal early in the legislative process. 

How Could This Legislation Affect My Commercial Property?

The legislation primarily targets private sector businesses (tenants). Even so, there are requirements for new and renovated buildings that could affect BOMA San Francisco members. 


We were successful in amending the language for adding a lactation room for new/renovated buildings from a square foot requirement to a much more reasonable occupancy load specification of a given renovation project. Even so, the triggers requiring a building owner/project sponsor to add a certain number of lactation rooms, specifically for renovated existing buildings, might still be a bit too high. This happens when:
  • There is a project to renovate the interior of the building;
  • The gross square footage of the interior space designated for employee only use (not public) and included in the renovation project is at least 10,000 square feet;
  • And, the estimated cost of the renovation project is over $500,000.
If these prerequisites are met, then the project shall include a lactation room(s) as follows:


On page 14 of the introduced measure, you'll notice that the project sponsor may fulfill the requirement above by merging the required rooms and provide one room with multiple lactation stations or multiple rooms with multiple lactation stations. 

There may be other concerns so we want to hear from our BOMA member community. Please send your comments to johnb@boma.com and plan to attend our next Government Affairs Committee meeting on April 5th. Details: https://members.bomasf.org/BOMASF/Event_Display.aspx?eventkey=GAPAC17APR






Monday, July 31, 2017

BOMA San Francisco Government Affairs Committee Update: San Francisco Public Works Director, Mohammed Nuru




BOMA San Francisco leaders, Marty Smith, Chair and Justin Sacco, Vice Chair have been working with the members of BOMA's Government Affairs Committee to represent your interests.

Recently, the group met with Mohammed Nuru, Director of the San Francisco Department of Public Works (SFDPW). Here is a brief summary (with a link to his presentation, below) for your edification:

Mohammed Nuru serves as director of the San Francisco Public Works, where he oversees one of the City’s largest and most complex operations with a 1,200-member work force and a $223 million annual operating budget. The department's active capital project portfolio exceeds $3 billion.

Mayor Edwin M. Lee and City Administrator Naomi Kelly appointed him to the top Public Works’ post in August 2011. Prior to that, he served 11 years as the deputy director for operations.

Director Nuru manages and directs the department’s four divisions: operations, engineering, architecture and administration. Public Works’ responsibilities range from construction management, bridge design and sidewalk inspections to graffiti removal, street tree care and sewer repair. His maxim: Get it done.

Mr. Nuru manages a vast and impressive enterprise that is in charge of:
  • Cleans and resurfaces streets;
  • Plants and maintains trees;
  • Constructs, manages and designs facilities;
  • Graffiti mitigation;
  • Grants and enforces permits;
  • Inspects streets and sidewalks;
  • And so much more!
Please click here to review his presentation and learn more about how the SFDPW and Mr. Nuru work for you and a better San Francisco.

BOMA International Advocacy Update: ENERGY STAR® Program Included in House Appropriations Bill




ENERGY STAR® Program Included in House Appropriations Bill

Recently, the U.S. House of Representatives Committee on Appropriations passed a bill out of committee that included funding for the Environmental Protection Agency's ENERGY STAR® program. Though questions remain about the future of the program, this is good news for the commercial real estate industry, which relies on ENERGY STAR's Portfolio Manager to benchmark building energy, waste and water.

This spring, the White House proposed cutting the program entirely, which prompted BOMA International and other industry groups to move quickly to advocate for its protection. BOMA’s advocacy staff met with senior staffers on the House and Senate Appropriations Committees and sent a call to action alert asking BOMA members to weigh in with their support of ENERGY STAR. The inclusion of the program in the committee’s bill is a sign that these efforts are having an impact.

This is the first step in a long appropriations process, and BOMA International staff will continue to lobby Congress to support ENERGY STAR. In the meantime, it's not too late to write your members of Congress and tell them to support ENERGY STAR. To do so, please visit the BOMA Grassroots Action Center.

Tuesday, June 6, 2017

BOMA International Advocacy Update: BOMA Submits Comments to EPA on Regulatory Reform




In April, the Trump administration directed the U.S. Environmental Protection Agency (EPA) to seek public input on the potential repeal, replacement or modification of certain regulations. These regulations include two issues important to the commercial real estate industry: lead renovation and repair rules for commercial buildings and Waters of the United States (WOTUS) regulations. This request came after Executive Order 13777, Enforcing the Regulatory Reform Agenda, was issued to “alleviate unnecessary regulatory burdens” that may be hurting the economy.

BOMA International, alongside a coalition of real estate groups, has submitted comments outlining the industry’s stance on these issues. The coalition also used this opportunity to reiterate its strong support for continued funding for the ENERGY STAR® program. While ENERGY STAR is not a regulatory issue, it does play a critical role in the commercial real estate industry. Protecting funding for this program is a top priority for BOMA, and the BOMA International advocacy staff will continue to work with the administration and Congress to ensure the program’s survival.

FEEDBACK REQUESTED: Transit Center District Plan Exterior Signage Interim Controls - May Become Permanent





UPDATE - June 6, 2017

We've been monitoring this issue and, recently, there is word from San Francisco's City Hall that the Transit Center District Plan exterior signage interim controls may become permanent. The details in the post below are still relevant so please take a moment to review them.

If you own a building in the District and have comments regarding this potential proposal, please email johnb@boma.com.

--------------------
Original Post - October 4, 2016

Supervisor Jane Kim recently held a hearing about the Transit Center District Plan exterior signage interim controls last week and permanent control of exterior building signage may be a next step.

BOMA San Francisco members should review the controls and please send your comments to kenc@boma.com and johnb@boma.com if you feel there are any impacts that the City and County of San Francisco should consider. 

The controls essentially do the following:

  • Require that signs be dimmable and turned off from 11:00 p.m. to 6:00 a.m
  • Restricts signs within 200’ of a park or future park to 50 sq ft or less and below 35’
  • Restricts signs within the City Park (roof of Transbay) on design, size and height.

Background

The Planning Department has to do a study every 6 months of the interim controls:

Planning Study. Upon the imposition of interim zoning controls by either the Board of Supervisors or the Planning Commission, the Planning Department shall conduct a study of the contemplated zoning proposal and shall propose permanent legislation. As to any controls which are placed in effect for more than six months, the staff of the Planning Department shall report to the entity imposing the controls six months from the date of the imposition of the controls and at least every six months thereafter. The report shall inform that body of (1) the status of the planning study, (2) the findings and recommendations to date, and (3) the estimated time of completion of such study and proposed permanent legislation. These reports shall be considered in a public hearing duly noticed in accordance with the basic rules of the body that imposed the interim zoning controls.

The Planning Department is working on a draft of this study, and we wanted to check in with BOMA members to see if there had been any issues, complaints or concerns with the controls.


Thursday, June 1, 2017

UPDATE: San Francisco Lactation in the Workplace Ordinance




UPDATE - May 31, 2017

Thanks to the involvement of BOMA San Francisco's Government Affairs Committee members - led by BOMA San Francisco Board Member, and former president, Blake Peterson and Government Affairs Committee Vice Chair, Justin Sacco - we are pleased to announce that nearly all of our industry's suggested amendments to the San Francisco Lactation in the Workplace Ordinance have been accepted by Supervisor Tang and her staff. 

The result is a much more realistic measure for the employer, the building owner and - most importantly - the employees who will be using lactation rooms in their respective workplaces.


Blake Peterson provided BOMA's comments at the most recent San Francisco Board of Supervisors Land Use and Transportation Committee hearing (pictured above) on May 22, 2017. Blake publicly thanked Supervisor Tang and her staff for working with BOMA members and our business community partners on this measure.

We are waiting for the updated draft of the legislation after its review by the San Francisco City Attorney's Office. There were numerous substantial amendments approved on May 22nd and we will summarize them all in a future post so please stay tuned! 

If you have any questions, please email johnb@boma.com. 

--------------------
UPDATE - April 27, 2017

The BOMA San Francisco Government Affairs Committee meeting with Supervisor Tang on April 5th was very productive. Our members provided essential feedback that reflected the good intent of the legislation with the reality of implementing the requirements, as written. 

We are working with the Supervisor and her staff, to amend the legislation to reflect the correct entity that should be in charge of permit approval for building a lactation room in new and existing buildings - the project sponsor who is generally the tenant - and continuing the discussion with our business community partners regarding the total number of rooms required based on occupancy of the tenant space. 

Stay tuned! We thank Supervisor Tang and her staff for understanding our members' concerns.

-------------------
Original Post - April 4, 2017

BOMA San Francisco members, staff, and San Francisco Business Community members have been working with San Francisco Supervisor Katy Tang (District 4 - Sunset) regarding her recently introduced proposal: Lactation in the Workplace.

Provide Your Feedback on April 5th!

NOTE that the BOMA San Francisco Government Affairs Committee will be meeting with Supervisor Tang on April 5th to discuss this ordinance. Please email the Chair of the Committee, Marty Smith at msmith@alhousedeaton.com and johnb@boma.com if you'd like to attend and provide your feedback. The measure will be moving quickly through the San Francisco City Hall legislative process in April so your involvement is appreciated.


Why Was This Ordinance Introduced?

A similar law introduced by Supervisor Tang and enacted in 2016 created a policy to help city employees transition back to work after having a child. The Lactation Accommodation Policy for city workers provides new mothers with lactation accommodations and encourage flexibility in the workplace.

The Supervisor would like the private sector to follow San Francisco's lead and help mothers as they come back to work. BOMA members feel that employees should be supported in reasonable way that makes sense to the small business tenant, building owner, and to the employees.


What Would The Law Require?

The new 2017 law, if passed, would affect the private sector:

  • Requires employers to provide employees breaks and a location for lactation;
  • Have employers provide a policy regarding lactation in the workplace that specifies a process by which an employee will make a request for accommodation;
  • Defines minimum standards for lactation accommodation spaces;
  • Requires newly constructed or renovated buildings designated for certain uses include lactation rooms;
  • Amends the San Francisco Building Code to specify the technical specifications of lactation rooms for new or renovated buildings designated for certain use.
How Has BOMA Been Involved? 

We appreciate that Supervisor Tang and her staff allowed for our members, Blake Peterson, former BOMA San Francisco President and member of the Board, and Justin Sacco, Vice Chair of BOMA San Francisco's Government Affairs Committee, to provide input on her proposal early in the legislative process. 

How Could This Legislation Affect My Commercial Property?

The legislation primarily targets private sector businesses (tenants). Even so, there are requirements for new and renovated buildings that could affect BOMA San Francisco members. 


We were successful in amending the language for adding a lactation room for new/renovated buildings from a square foot requirement to a much more reasonable occupancy load specification of a given renovation project. Even so, the triggers requiring a building owner/project sponsor to add a certain number of lactation rooms, specifically for renovated existing buildings, might still be a bit too high. This happens when:
  • There is a project to renovate the interior of the building;
  • The gross square footage of the interior space designated for employee only use (not public) and included in the renovation project is at least 10,000 square feet;
  • And, the estimated cost of the renovation project is over $500,000.
If these prerequisites are met, then the project shall include a lactation room(s) as follows:


On page 14 of the introduced measure, you'll notice that the project sponsor may fulfill the requirement above by merging the required rooms and provide one room with multiple lactation stations or multiple rooms with multiple lactation stations. 

There may be other concerns so we want to hear from our BOMA member community. Please send your comments to johnb@boma.com and plan to attend our next Government Affairs Committee meeting on April 5th. Details: https://members.bomasf.org/BOMASF/Event_Display.aspx?eventkey=GAPAC17APR




Friday, April 28, 2017

UPDATE: San Francisco Legislation Requiring Choice in Internet/Communication Providers for Tenants of Commercial and Residential Properties



UPDATE - April 27, 2017

With regard to the new law, we'd like to know how your experience has been with communications providers who have referred to the new rules in the ordinance or if you have received more interest from your tenants requesting internet/communication provider access. Please email John M. Bozeman at johnb@boma.com, and Manuel Fishman, immediate-past Chair of BOMA San Francisco's Government Affairs Committee with your comments.

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

UPDATE - January 31, 2017

Supervisor Mark Farrell's legislation allowing tenants the choice of internet/communication providers was signed in late December 2016 by Mayor Ed Lee, and is now in effect as of January 22, 2017.

Please take a moment to review this legislation with your team to ensure that you are in compliance with the new law. This measure was the effort of many in the business community but major changes that were beneficial to the tenant and, more importantly, the BOMA building owner, were due to the efforts of our immediate-past chair of the BOMA San Francisco Government Affairs Committee Chair, Manuel Fishman.

The law codifies a process that BOMA members have already been carrying out: allowing their small-business tenants to choose their internet provider that comply with physical constraints of the building and that tenant's lease. Thankfully, thanks to BOMA's efforts, that is still the case but your property management team may have to work closely with the tenant and communications provider to ensure that both the BOMA building owner and tenant's interests are respected.

Questions? Concerns? Please feel free to reach out to johnb@boma.com.

--------------------
Original Post - December 1, 2016

You may have read about a proposal from Supervisor Mark Farrell that would allow internet access from any communications service provider for any tenant that asks for it – in both commercial and residential buildings. Thanks to the quick work and expertise of Manuel Fishman and Marty Smith, your Government Affairs Committee Chair and Vice Chair, the measure - while not addressing all of the industry's issues - is still workable for BOMA San Francisco members.

Your feedback is requested no later than December 5, 2016. 

The San Francisco Board of Supervisors will vote on the measure on December 6, 2016.


It has been moving quickly through the legislative process at San Francisco's City Hall and BOMA members thank our San Francisco business community partners for their input. We also thank Supervisor Farrell for allowing our members the opportunity to suggest practical changes to the legislation that allows the tenant to choose their internet/communications service provider AND protects the commercial property owners ability to feasibly accommodate the request.

In fact, our BOMA members already do this. The commercial real estate industry is a tenant driven business and the relationship between a building owner/manager and their tenants is paramount.

Commercial building owners understand that tenants should have the ability to ask for communications access and, like most agreements between a building owner and a tenant, they are considered unless the building owner’s property cannot safely and efficiently accommodate the request. In other words, one of the major considerations by the building owner is if the request is feasible based on the real-world constraints of the built environment.

Please send your comments to johnb@boma.com and kenc@boma.com.

UPDATE: San Francisco Lactation in the Workplace Ordinance




UPDATE - April 27, 2017

The BOMA San Francisco Government Affairs Committee meeting with Supervisor Tang on April 5th was very productive. Our members provided essential feedback that reflected the good intent of the legislation with the reality of implementing the requirements, as written. 

We are working with the Supervisor and her staff, to amend the legislation to reflect the correct entity that should be in charge of permit approval for building a lactation room in new and existing buildings - the project sponsor who is generally the tenant - and continuing the discussion with our business community partners regarding the total number of rooms required based on occupancy of the tenant space. 

Stay tuned! We thank Supervisor Tang and her staff for understanding our members' concerns.

-------------------
Original Post - April 4, 2017

BOMA San Francisco members, staff, and San Francisco Business Community members have been working with San Francisco Supervisor Katy Tang (District 4 - Sunset) regarding her recently introduced proposal: Lactation in the Workplace.

Provide Your Feedback on April 5th!

NOTE that the BOMA San Francisco Government Affairs Committee will be meeting with Supervisor Tang on April 5th to discuss this ordinance. Please email the Chair of the Committee, Marty Smith at msmith@alhousedeaton.com and johnb@boma.com if you'd like to attend and provide your feedback. The measure will be moving quickly through the San Francisco City Hall legislative process in April so your involvement is appreciated.


Why Was This Ordinance Introduced?

A similar law introduced by Supervisor Tang and enacted in 2016 created a policy to help city employees transition back to work after having a child. The Lactation Accommodation Policy for city workers provides new mothers with lactation accommodations and encourage flexibility in the workplace.

The Supervisor would like the private sector to follow San Francisco's lead and help mothers as they come back to work. BOMA members feel that employees should be supported in reasonable way that makes sense to the small business tenant, building owner, and to the employees.


What Would The Law Require?

The new 2017 law, if passed, would affect the private sector:

  • Requires employers to provide employees breaks and a location for lactation;
  • Have employers provide a policy regarding lactation in the workplace that specifies a process by which an employee will make a request for accommodation;
  • Defines minimum standards for lactation accommodation spaces;
  • Requires newly constructed or renovated buildings designated for certain uses include lactation rooms;
  • Amends the San Francisco Building Code to specify the technical specifications of lactation rooms for new or renovated buildings designated for certain use.
How Has BOMA Been Involved? 

We appreciate that Supervisor Tang and her staff allowed for our members, Blake Peterson, former BOMA San Francisco President and member of the Board, and Justin Sacco, Vice Chair of BOMA San Francisco's Government Affairs Committee, to provide input on her proposal early in the legislative process. 

How Could This Legislation Affect My Commercial Property?

The legislation primarily targets private sector businesses (tenants). Even so, there are requirements for new and renovated buildings that could affect BOMA San Francisco members. 


We were successful in amending the language for adding a lactation room for new/renovated buildings from a square foot requirement to a much more reasonable occupancy load specification of a given renovation project. Even so, the triggers requiring a building owner/project sponsor to add a certain number of lactation rooms, specifically for renovated existing buildings, might still be a bit too high. This happens when:
  • There is a project to renovate the interior of the building;
  • The gross square footage of the interior space designated for employee only use (not public) and included in the renovation project is at least 10,000 square feet;
  • And, the estimated cost of the renovation project is over $500,000.
If these prerequisites are met, then the project shall include a lactation room(s) as follows:


On page 14 of the introduced measure, you'll notice that the project sponsor may fulfill the requirement above by merging the required rooms and provide one room with multiple lactation stations or multiple rooms with multiple lactation stations. 

There may be other concerns so we want to hear from our BOMA member community. Please send your comments to johnb@boma.com and plan to attend our next Government Affairs Committee meeting on April 5th. Details: https://members.bomasf.org/BOMASF/Event_Display.aspx?eventkey=GAPAC17APR



BOMA San Francisco Members Meet with California State Assemblymember Phil Ting



BOMA San Francisco Government Affairs Policy Advisory Committee (GAPAC), met with California State Assemblymember Phil Ting recently. Ting represents the westside of San Francisco. BOMA has worked with the Assemblymember for many years on various issues affecting the commercial real estate industry.

It was a pleasure to welcome Assemblymember Ting to speak with a select group of BOMA San Francisco advocacy leaders to get his thoughts on many industry concerns. Here are the highlights:
  • California Bill Banning Dual Agency (AB 1059)
    • Asm. Ting stated that he would oppose the measure.
    • Subsequently, thanks to BOMA California and BOMA San Francisco members, the bill was defeated after our meeting with Ting. 
  • The California State Legislature’s possible budget outcomes vis-à-vis a Trump Administration and how will that affect San Francisco's budget?
    • As BOMA members are already aware, predicting what President Trump will do that could have a fiscal and/or social impact to San Francisco and California is not easy.
      • Many important San Francisco and California issues that he has targeted such as  Obamacare, immigration, trade, and the environment have a significant impact to society and the bottom line of the State and The City and County of San Francisco
    • Ting is currently the Chair of the Assembly Committee on Budget, so he understands our concerns.
  • Ting's thoughts on Proposition 13 and its future.
    • A number one priority for our members is the predictability that Proposition 13 provides for all property owners - both commercial and residential. BOMA California will monitor any potential changes that come, either through the initiative or legislative process, that may affect this important tax protection that California voters approved many years ago. 
      • Mr. Ting did not have information about Proposition 13 at this time.
BOMA thanks Assemblymember Ting for talking with us and for his dedication to San Francisco in the California State Legislature. Our members look forward to meeting with him again.

San Francisco Business Tax Reform: Annual Report for 2016




In 2012, BOMA San Francisco members and the business community worked with the City and County of San Francisco to move the business tax from a payroll tax to a gross receipts tax. That transition continues and, based on 2016 data, this is the latest information from the San Francisco Office of the Controller and the San Francisco Treasurer's Office.

San Francisco voters approved a transition in the City’s business tax, away from a tax based on business payroll to one based on gross receipts. The voter-approved ordinance also requires the Controller’s and Treasurer’s Offices to prepare annual reports on the implementation and impacts of the new tax. The two offices have issued the second of these annual reports today. It may be accessed here:

http://openbook.sfgov.org/webreports/details3.aspx?id=2430

Main Conclusions 

1. The shift to a gross receipts tax has led to a broader business tax base. In 2015, 50% more businesses paid the gross receipts tax than paid the payroll expense tax. Nevertheless, the vast majority of San Francisco businesses benefited from the small business exemption, and paid neither tax.

2. The gross receipts tax is significantly more progressive than the payroll tax. Businesses with over $100 million in gross receipts paid 43% of the total tax revenue in 2015, while businesses with less than $2.5 million paid only 5%.

3. The shift from a payroll-based to gross receipts-based tax has shifted the business tax burden among industries. Some aspects of this burden were expected, such as the fact that the financial services and real estate industries pay a higher share of the gross receipts tax than they do of the payroll tax, and industries such as retail trade and information pay a lower share. Some other industry impacts have differed from those initially expected.

4. During the shift to gross receipts, the payroll tax rate is being reduced as new gross receipts revenue is collected. In 2012, it was expected that the voter-approved maximum gross receipts tax rates would be sufficient to fully retire the payroll expense tax, but based on two years of data, it now appears that the payroll tax will remain in place in 2018 when the phase-in period concludes.

5. Filing data for the third year of implementation, tax year 2016, is now being collected, and the two offices plan to release the next annual implementation report in late 2017.


Thursday, April 27, 2017

BOMA San Francisco and BOMA California Advocate for the Industry - California Bill Banning Dual Agency Dies




Thanks to the quick work of BOMA California, the California Business Properties Association and BOMA San Francisco member leaders, a potentially harmful measure that targeted the commercial real estate industry has been defeated: AB 1059, Dual Agency Ban. Please read this article that explains why this measure was so egregious.

The collective industry effort was swift and focused over a few short weeks. Thank you to BOMA San Francisco President Wes Powell, the BOMA San Francisco Government Affairs Committee Chair Marty Smith and Vice Chair, Justin Sacco, and many other industry leaders from around the state for their efforts. 

The reaction and result is exactly why BOMA is so effective advocating for our members.

BOMA California had a lot of groundwork already laid as they predicted in 2016 that a bill would be introduced in 2017. They reached out to all California BOMAs for quick information from their respective members on how this bill would have impacted them. This data was important to help articulate why this was a bad idea and how it would have impacted tenants. 

AB 1059 Dual Agency Ban - http://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180AB1059


This bill, with respect to a commercial real estate transaction, would prohibit an agent from acting as a dual agent in a commercial real estate transaction. The bill would prohibit a brokerage firm, broker, or any of its associate licensees from acting as an agent for both a seller and a buyer in the same commercial real estate transaction. The bill would prohibit a brokerage firm, broker, or any of its associated licensees from acting as a dual agent in connection with its representation of any principal.

Tuesday, April 4, 2017

UPDATE: San Francisco's Baby Diaper-Changing Accommodation Requirement Effective on April 17, 2017



UPDATE - March 31, 2017

San Francisco Mayor Ed Lee has approved this measure and it will become effective on April 17, 2017. For details, please see below.

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Original Post - March 1, 2017

BOMA San Francisco's Government Affairs Policy Analysis Committee (GAPAC) members have reviewed and submitted suggested amendments regarding a proposal in San Francisco requiring Baby Diaper-Changing stations in bathrooms. The ordinance was introduced by Supervisor Katy Tang and, if passed, would make diaper-changing facilities available to mothers and fathers in their
restrooms.

We appreciate that Supervisor Tang included our recommended amendment that will protect a building owner's respective contract agreement with their tenants. BOMA members were also successful in extending the time frame for compliance from six months to twelve months if the ordinance is enacted.

The legislation has been moving through the San Francisco City Hall legislative process with unanimous support from various policy committees. It is now at the Board of Supervisors for their consideration. We expect this measure to pass unanimously there as well.

Please review the information below to ensure you know what this proposal means for BOMA San Francisco building members and your tenants. Also, for compliance, please be sure to have your legal team review the measure.

What are the requirements of this ordinance?
  • All business establishments and those entities that have public accommodations that maintain a Baby Diaper-Changing Accommodation (BDCA) in a restroom available for use by women will be required to install and maintain a Baby Diaper-Changing Accommodation in a restroom available for use by men OR available for use by ALL genders.
    • For example, if a women's bathroom in a tenant's space has a BDCA, a BDCA in the men's restroom would need to be installed or a BDCA would need to be made available in a restroom that can be used by any gender.
      • The requirement would also apply to BOMA members who have restrooms available to the public.
What is the definition of Public Accommodation?
  • It has the same meaning as in Title III of the American's with Disabilities Act of 1990, 42 U.S.C. Section 12181(7) and federal regulation adopted thereunder, as either are amended from time to time.
What is the definition of a BDCA?
  • With regard to this proposal, a BDCA is a safe, sanitary, and convenient baby diaper-changing station, or similar amenity. This may include, but are not limited to, work surfaces, stations, decks, and tables in women's and men's restrooms or all-gender restrooms.
What if installing a BDCA is infeasible due to spatial or structural limitations?
  • The San Francisco Department of Building Inspection can inspect and waive compliance if the Department determines that tenant or BOMA member cannot install a BDCA.
What is the time frame to comply with the ordinance? 
  • Thanks to BOMA's advocacy efforts, it is now twelve months - increased from six months - if the law is enacted.
With regard to compliance, what about a building owners lease contract with their respective tenants? 
  • BOMA members advocated for a clause to be included in the ordinance that the new law, if enacted, protects a building owner's respective contract agreement with their tenants. 
What about new business and public accommodations?
  • If they choose to install and maintain a BDCA in a restroom available for use by women, they will also be required to do so in a restroom available by men or all genders immediately upon opening to the public.
What about new buildings or substantially renovated public service establishments?

  • At least one BDCA that is open and available for use by women and one that is open and available for use by men, or a single BDCA that is open and available by all genders shall be installed and maintained.
    • However, they will need to made available at each floor level containing a toilet room available for use by the public.
    • Exceptions
      • If a San Francisco Building official determines that a BDCA cannot be installed and comply with City, State, and Federal laws regarding access to persons with disabilities.
      • If a San Francisco Building official determines that the installation is infeasible due to spatial or structural limitations.
  • What is the definition of substantially renovated?
    • It's limited to renovation of a toilet room and means that any addition, alteration, or repair project to the toilet rooms, performed under a building permit, with the cost of construction of $50,000 or more for the renovation of one or more toilet rooms.
  • Are there signage requirements for new buildings/substantially renovated public service establishments?
    • Signage at or near its entrance stating "Baby Diaper-Changing Accommodation Inside" is required.
    • In a building encompassing multiple establishments and having a central directory, the location of all such accommodations will need to be indicated on the directory.
We'll keep you updated on the progress of this ordinance as it winds it's way through the final portion of the legislative process. Please email johnb@boma.com with any questions that you have and thank your fellow BOMA members for helping to advocate for the industry!

FEEDBACK REQUEST: San Francisco Lactation in the Workplace Ordinance




BOMA San Francisco members, staff, and San Francisco Business Community members have been working with San Francisco Supervisor Katy Tang (District 4 - Sunset) regarding her recently introduced proposal: Lactation in the Workplace.

Provide Your Feedback on April 5th!

NOTE that the BOMA San Francisco Government Affairs Committee will be meeting with Supervisor Tang on April 5th to discuss this ordinance. Please email the Chair of the Committee, Marty Smith at msmith@alhousedeaton.com and johnb@boma.com if you'd like to attend and provide your feedback. The measure will be moving quickly through the San Francisco City Hall legislative process in April so your involvement is appreciated.


Why Was This Ordinance Introduced?

A similar law introduced by Supervisor Tang and enacted in 2016 created a policy to help city employees transition back to work after having a child. The Lactation Accommodation Policy for city workers provides new mothers with lactation accommodations and encourage flexibility in the workplace.

The Supervisor would like the private sector to follow San Francisco's lead and help mothers as they come back to work. BOMA members feel that employees should be supported in reasonable way that makes sense to the small business tenant, building owner, and to the employees.


What Would The Law Require?

The new 2017 law, if passed, would affect the private sector:

  • Requires employers to provide employees breaks and a location for lactation;
  • Have employers provide a policy regarding lactation in the workplace that specifies a process by which an employee will make a request for accommodation;
  • Defines minimum standards for lactation accommodation spaces;
  • Requires newly constructed or renovated buildings designated for certain uses include lactation rooms;
  • Amends the San Francisco Building Code to specify the technical specifications of lactation rooms for new or renovated buildings designated for certain use.
How Has BOMA Been Involved? 

We appreciate that Supervisor Tang and her staff allowed for our members, Blake Peterson, former BOMA San Francisco President and member of the Board, and Justin Sacco, Vice Chair of BOMA San Francisco's Government Affairs Committee, to provide input on her proposal early in the legislative process. 

How Could This Legislation Affect My Commercial Property?

The legislation primarily targets private sector businesses (tenants). Even so, there are requirements for new and renovated buildings that could affect BOMA San Francisco members. 


We were successful in amending the language for adding a lactation room for new/renovated buildings from a square foot requirement to a much more reasonable occupancy load specification of a given renovation project. Even so, the triggers requiring a building owner/project sponsor to add a certain number of lactation rooms, specifically for renovated existing buildings, might still be a bit too high. This happens when:
  • There is a project to renovate the interior of the building;
  • The gross square footage of the interior space designated for employee only use (not public) and included in the renovation project is at least 10,000 square feet;
  • And, the estimated cost of the renovation project is over $500,000.
If these prerequisites are met, then the project shall include a lactation room(s) as follows:


On page 14 of the introduced measure, you'll notice that the project sponsor may fulfill the requirement above by merging the required rooms and provide one room with multiple lactation stations or multiple rooms with multiple lactation stations. 

There may be other concerns so we want to hear from our BOMA member community. Please send your comments to johnb@boma.com and plan to attend our next Government Affairs Committee meeting on April 5th. Details: https://members.bomasf.org/BOMASF/Event_Display.aspx?eventkey=GAPAC17APR


BOMA California Advocacy Update: Bills, Bills, Bills




BOMA California members and staff work diligently every year to protect the industry from legislation that might adversely affect our members' properties.

Indeed, the members and staff at BOMA California are in the process of reviewing 5000+ bills introduced in the California State Legislature already this year and are tracking 450 and currently working to identify 40 or so priority bills that could affect the commercial real estate industry statewide. 

It is still very early in the legislative process so stay tuned to future reports on their efforts in the coming months. We will need our members to provide feedback when asked so help promote or oppose a measure. 

Questions? Email johnb@boma.com

Monday, April 3, 2017

BOMA San Francisco Meetings With Elected Officials in March 2017: Supervisors Malia Cohen, London Breed and Hilary Ronen



BOMA San Francisco advocacy committee members from the Government Affairs Policy Analysis Committee (GAPAC) and the Political Action Committee (BOMA SF-PAC) have been meeting with elected officials in March 2017 to represent your interests and to educate our elected leaders about the industry. Here is a summary of the recent meetings this month.



Your Government Affairs Committee members met with San Francisco Supervisor Malia Cohen, District 10, which includes the Bayview Hunters Point, Potrero Hill, Dogpatch, and Visitacion Valley neighborhoods.

BOMA members last met with Supervisor Cohen over a year ago, and the leaders of the committee thought that it was time that we chat with her about the issues in her district, City Hall Politics (of course!), and her new role on the Board of Supervisors as the Chair of the Budget and Finance Committee. This is an important role for the Supervisor as she will work with her Board colleagues and the Mayor’s office on approving the City and County of San Francisco’s $9.6 billion budget (!).

With a projected FY 2017-2018 budget deficit of $119 million and a sharp increase in projected deficits every FY through 2021-22 (source: San Francisco Controller Proposed Five-Year Financial Plan), We were fortunate to hear how Supervisor Cohen and her colleagues will navigate the budget negotiations with stakeholders going forward.

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In a separate meeting with BOMA San Francisco's PAC, Malia Cohen provided her take on the office and why she's running for office. Later that day, our PAC members endorsed her candidacy!

Please click here to read more about the office, Malia, and to donate to her campaign if you so desire.

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The BOMA SF-PAC and GAPAC members met with newly elected supervisor, Hillary Ronen recently. It was a cordial meeting to introduce the Supervisor to BOMA and to learn more about her issues of concern. 

Hillary Ronen was born in California and has worked and lived in District 9 for more than thirteen years. She has spent her career working to build an affordable future for her neighbors in Bernal Heights, the Mission, and the Portola.
Hillary’s father immigrated to America when he was 30 years old, and he learned to speak English while working blue collar jobs. After watching the discrimination her father faced in the workplace, Hillary decided to dedicate her life to advancing the rights of workers and their families.
BOMA San Francisco members look forward to working with Supervisor Ronen in the future. 

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BOMA welcomed San Francisco Board of Supervisors President London Breed as our guest speaker at the March membership meeting. Ms. Breed discussed a wide range of topics including homelessness, housing, transportation, and the City's budget.

Ms. Breed was raised by her grandmother in public housing in the Western Addition. She is a graduate of Galileo High School, earned a bachelor's degree from the University of California Davis in 1997, and a master's degree in public administration from the University of San Francisco in 2012. Ms. Breed represents District 5. She was elected president of the San Francisco Board of Supervisors January 8, 2015 and was re-elected to another two year term as president on January 9, 2017.

Apture