Advocate - January 19, 2011
Volume 17, Issue 1
(Print All Articles)

A Century in the Making of an Iconic Skyline


Please take a moment to read the op-ed piece, A century in the making of an iconic skyline, by Marc Intermaggio, BOMA San Francisco's Executive Vice President, published in the San Francsico Examiner on January 9, 2011.
 

 

 

Please take a moment to read the op-ed piece, A century in the making of an iconic skyline, by Marc Intermaggio, BOMA San Francisco's Executive Vice President, published in the San Francsico Examiner on January 9, 2011.  Click on the print article, above, or click here for the digital version.


BOMA San Francisco's 2011 EARTH Award Workshop

January 27, 1010

The interactive 2011 EARTH Award workshop is presented by the BOMA Energy & Environment Committee to guide buildings through the 2011 EARTH Awards application process.   The free workshop will be at held at the Ferry Building Port Commission Hearing Room, 2nd Floor from 11:00 a.m. to 2:00 p.m on January 27, 2011.
 


The interactive 2011 EARTH Award workshop is presented by the BOMA Energy & Environment Committee to guide buildings through the 2011 EARTH Awards application process.   The free workshop will be at held at the Ferry Building Port Commission Hearing Room, 2nd Floor from 11:00 a.m. to 2:00 p.m on January 27, 2011.   BOMA San Francisco members may stop by at any point during this time frame.  Lunch refreshments will be served.

PLEASE CLICK HERE TO REGISTER

The workshop will have stations set up to promote the various facets of sustainable practices taken directly from the 2011 EARTH Award Application: energy efficiency, water conservation, waste diversion, tenant education, indoor air quality, purchasing practices, and transportation.  Stations will be staged as a cooperative effort with individuals from various organizations and vendors working together to promote sustainable practices,  provide resources and promote practices that will guide our industry and answer questions regarding the EARTH Award, Energy Star, LEED practices and standards.

Click here for the 2011 EARTH Award Application

About the BOMA San Francisco Earth Award Program

The BOMA San Francisco EARTH Award recognizes member buildings that utilize the most comprehensive resource management programs, including commercial recycling programs, energy and water conservation efforts, air quality and toxics reduction programs, support for public transportation, and effective use of tenant education programs geared to promoting sustainability practices in commercial office buildings. The EARTH Award program is an opportunity for BOMA members to consider the entire spectrum of programs and practices that constitute an effective 'sustainability program' for office buildings including what policies and procedures should be adopted that can help move a property toward becoming 'green'. 

Every year, the BOMA San Francisco EARTH Awards program increases in popularity and represents a larger cross-section of commercial real estate properties in the City.  As such, the workshop allows BOMA members the opportunity to consult with previous Earth Award recipients and ask questions regarding the Earth Award application, and to converse with associate members who could help with resource sustainability and, at the same time, help members increase their comparative advantage in the judging process.


San Francisco Mayoral Candidate Joanna Rees Speaks at BOMA San Francisco's Government Affairs Committee


Joanna Rees, candidate for Mayor of San Francisco, spoke at BOMA's Government and Public Affairs Committee (GAPAC) meeting on January 5, 2010.  Your BOMA San Francisco Advocacy Team has met with Joanna previously, but today was Joanna's first chance to address the members of the GAPAC.  
 

 

 

 

Joanna Rees, candidate for Mayor of San Francisco, spoke at BOMA's Government and Public Affairs Committee (GAPAC) meeting on January 5, 2010.  Your BOMA San Francisco Advocacy Team has met with Joanna previously, but today was Joanna's first chance to address the members of the GAPAC.  Please click here for her background.

As a successful entrepreneur and founder of the firm, VSP Capital, Ms. Rees is a political Independent, and is interested in meeting with all the various organizations and community groups that comprise the diversity of San Francisco politics. Her top priorities are creating more jobs in San Francisco, making local government more efficient and accountable, and creating a world-class public school system.

Economic Development

Jobs, jobs, jobs. With her entrepreneurial work ethic, Joanna is motivated to get companies to move to San Francisco.  She mentioned that other cities around the country are actively lobbying companies to locate in their cities and San Francisco - a natural place for more international businesses to establish a U.S. base - should be doing the same thing. She cited the large amount of office space vacancies in the City - currently equivalent to 18 or 19 Bank of America (555 California Street) buildings as proof that we need to regain our "competitive edge" as a city in which to do business.  

Public Education

Joanna quizzed the members of the GAPAC: What percentage of high school kids graduate in San Francisco?  The answer is 49%.  A shockingly high number and one that Joanna is committed to changing.   She stated that there "no downside to making our schools better" as it improves the social and economic well-being of the city. Joanna detailed two ways she will make this happen: increased administrative efficiencies and increased private sector philanthropic outreach. She gave the example of Facebook founder, Mark Zuckerberg, who recently gave over $100 million to the public school system in New Jersey, and said that was money that could have been spent on our schools, and students, if we had a long range plan for building a successful San Francisco school system. 

Efficient Government

Joanna noted that other world-class cites are way ahead of San Francisco in transparency in government.  "Voters in San Francisco deserve to know how we spend and invest money in the local community in a transparent and viable way" said Joanna. She mentioned New York City where the Mayor there has the city's entire budget online in a powerpoint presentation so anyone can see exactly where their tax dollars are being spent. "We in San Francisco should do the same", said Rees. 

Please click here to visit her website to learn more about Joanna Rees.  

UPDATE: San Francisco Fire Department's 30 Day Posting for New Proposed Administrative Bulletins

 
The SFFD reports that there are further revisions to four of the Administrative Bulletins that were posted.  They are 2.01, 3.05, 5.07, and 5.08. Of particular importance to BOMA San Francisco Members is 3.05 - New and Replacement Fire Alarm Systems - High-Rise Evacuation/Relocation Policy.  Please click here for a pdf version of this Bulletin.
 

 

UPDATE - As of January 14, 2011

The SFFD reports that there are further revisions to four of the Administrative Bulletins that were posted.  They are 2.013.055.07, and 5.08.

Of particular importance to BOMA San Francisco Members is 3.05 - New and Replacement Fire Alarm Systems - High-Rise Evacuation/Relocation Policy.  Please click here for a pdf version of this Bulletin.

Click here to review all of the amended proposals.

A public hearing on the Bulletins scheduled for January 21, 2011 has been canceled; the hearing has been rescheduled for February 7, 2011.  You may also submit written comment on any proposed revised Administrative Bulletin.  The Department must receive any written comment by no later than 5:00 p.m. on Monday, February 7, 2011.

Written comment may be submitted to:

San Francisco Fire Department

Office of the Fire Marshal

698 Second Street, Room 109

San Francisco, CA 94107

FireMarshal@sfgov.org

(415) 558-3320

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UPDATE - As of December 27, 2010

NOTE: There have been further revisions to three of the Administrative Bulletins that were posted.  They are 2.013.05, and 5.08.  Please click here to review and comment on the amended proposals if you wish.

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Original Post

The San Francisco Fire Department (SFFD) is posting a large number of revised Administrative Bulletins for your review on the SFFD website.  Please take a look at them and feel free to comment on the proposals, in accordance with the instructions therein.

Please email Ken Cleaveland, at kenc@boma.com or John Bozeman at johnb@boma.com with any questions or concerns you may have.


UPDATE: Effective Dates for Local Ballot Propositions That Passed in the November 2010 General Election - Transfer Tax Ordinance


On December 7, 2010, the San Francisco Board of Supervisors certified the voter approved Proposition N, which took effect on December 17, 2010.   Prop. N amends the San Francisco Transfer Tax Ordinance - please click below for more information.  
 

On December 7, 2010, the San Francisco Board of Supervisors certified the voter approved Proposition N (please click here for our blog posts on this issue), which took effect on December 17, 2010.  In short, Prop. N amends the San Francisco Transfer Tax Ordinance as follows:
  • The transfer tax rate is increased from 1.5% to 2% when the “consideration for” or “value of the transfer” is $5 million or more, but less than $10 million.
  • The transfer tax rate is increased from 1.5% to 2.5% when the “consideration for” or “value of the  transfer” is $10 million or more.
  • The increased transfer tax rates also apply to leasehold interests having a remaining term (including renewal options) of equal or greater than 35 years. 

EFFECTIVE TAX RATES                                 

If entire value or consideration; tax rate for entire value or consideration is:

  • More than $100 but less than or equal to $250,000
    • $2.50 for each $500 or portion thereof;
  • More than $250,000 but less than  $1,000,000
    • $3.40 for each $500 or portion thereof;
  • $1,000,000  or more but less than $5,000,000
    • $3.75 for each $500 or portion thereof; 
  • $5,000,000  or more but less than $10,000,000
    • $10.00 for each $500 or portion thereof;
  • $10,000,000  or more
    • $12.50 for each $500 or portion thereof.

If you have any questions, please contact Phil Ting, Assessor-Recorder for the City and County of San Francisco by clicking here.


SFDBI January and February Brown Bag Lunch Talks - Amendments to 2010 California Building Code and Updated San Francisco Green Building Requirements

 
Please join the San Francisco Department of Building Inspection for their Brown Bag Lunch Talks from Noon to 1:30 P.M. in Room 2001, 2nd floor of 1660 Mission Street, San Francisco.
 

 

 

Please join the San Francisco Department of Building Inspection for their Brown Bag Lunch Talks from Noon to 1:30 P.M. in Room 2001, 2nd floor of 1660 Mission Street, San Francisco.

Respective topics for January and February 2011 are:

Thursday, 1/20/11  The New 2010 San Francisco Amendments to the 2010 California Building Code.


SFDBI 2011 Disabled Access Valuation Threshold


Please note that the San Francisco Department of Building Inspection (SFDBI) has updated the Disabled Access Valuation Threshold for 2011 to $132,536.28 (from $128,410.86 in 2010  $126,764.66 in 2009) per 2007 California Building Code (CBC) Section 1134B.2.1 Exception 1, and will be updated again in January 2012.
 

 

 

Please note that the San Francisco Department of Building Inspection (SFDBI) has updated the Disabled Access Valuation Threshold for 2011 to $132,536.28 (from $128,410.86 in 2010  $126,764.66 in 2009) per 2007 California Building Code (CBC) Section 1134B.2.1 Exception 1, and will be updated again in January 2012.

Background - Disabled Access Valuation Threshold & Disabled Access 20% Rule

Based on CBC 1134B.2.1, Exception 1, only projects with a construction cost less than the valuation threshold (current ENR Construction Cost Index Amount) are eligible for the 20% rule, where the project must provide disabled access upgrades up to 20% of the cost of construction in the required priority as listed on page 2 of the Disabled Access Checklist.  In general, projects valued over the threshold are not eligible for the 20% rule (see CBC 1134.2.1 Exception 2 for a possible exception, below).

CBC 1134B.2.1 Exception 2 (abbreviated): In alteration projects involving buildings & facilities previously approved & built without elevators, areas above & below the ground floor are subject to the 20% disproportionality provisions described in Exception 1, even if the value of the project exceeds the valuation threshold in Exception 1.  Refer to the Code for the types of buildings & facilities that qualifies for this 20% disproportionality provisions when project valuation is over the threshold.

To access the SFDBI's Disabled Access Upgrade Compliance Package for Existing Buildings Only, please click here.  If you have any questions about the valuation threshold, or general disabled access issues, please contact the Department of Building Inspection at dbicustomerservice@sfgov.org or (415) 558-6088.


UPDATE: SFDPH Secondhand Smoke Prevention and Enforcement Program


Please click below for an updated fact sheet outlining the requirements of the San Francisco Department of Public Health Secondhand Smoke Prevention and Enforcement Program related to those building owners whose properties fall under the definition of a Multiple-Unit or Multi-Unit Housing Complex.
 


 


UPDATE - January 4, 2011

Please click here for an updated fact sheet outlining the requirements of the San Francisco Department of Public Health Secondhand Smoke Prevention and Enforcement Program related to those building owners whose properties fall under the definition of a Multiple-Unit or Multi-Unit Housing Complex: a public or private building, or portion thereof, containing 2 or more dwelling or other housing units including, but not limited to, a building with live/work units, apartment buildings, condominiums, senior citizen residences, nursing homes, housekeeping room/units, residential or single room occupancy hotels, and other multiple unit residential dwellings, group housing, or boarding facilities.  

If you have any questions or concerns about meeting the requirements of the program, please contact Janine Young at smoke_free.DPH@sfdph.org or call her at (415) 252-3903.

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UPDATE - October 19, 2010

Please click here for a fact sheet outlining the general requirements of the San Francisco Department of Public Health Secondhand Smoke Prevention and Enforcement Program.  

If you have any questions or concerns about meeting the requirements of the program, please contact Janine Young at smoke_free.DPH@sfdph.org or call her at (415) 252-3903.

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UPDATE - August 4, 2010

The BOMA San Francisco Government and Public Affairs Committee (GAPAC) welcomed Janine Young, San Francisco Department of Public Health (SFDPH) Program Coordinator to discuss the Secondhand Smoke Prevention and Enforcement Program.  

Please click here to view her presentation.  

If you have any questions or concerns about meeting the new requirements of the code, please contact Ms. Young at smoke_free.DPH@sfdph.org or call her at (415) 252-3903.  

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UPDATE - July 26, 2010

We've been informed by the San Francisco Department of Public Health that BOMA San Francisco members are to start implementing all requirements of the Smoking Ordinance (San Francisco Health Code, Article 19F).  Click here for more detailed information on the new code.

The requirements are summarized as follows:

  • Post clear and prominent signs at each entrance to the premises no higher than 8 feet and no lower than 5 feet; and within 10 feet of the door or most appropriate place for visibility from outside.
  • Building entrances sign must include all of the following:
    • Read "Smoking only 1) at the curb, or 2) if no curb, at least 15ft. from exits, entrances, operable windows, and vents” in letters no less than 0.5 inch high.
    • The international "No Smoking" symbol, consisting of a pictorial representation of a burning cigarette enclosed in a circle, with a diameter of at least 3 inches with a bar across it 15 feet--language may be substituted for greater distances.
  • Post clear and prominent “no smoking” signs in any area on the premise where smoking is prohibited.
  • Request any patron to refrain from smoking in prohibited areas when appropriate. 
  • Remove any ashtray or ash receptacles from inside the premises.

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Original Post - July 19, 2010

We have recently posted information on the blog in regard to new law that has amended the San Francisco Health Code to prohibit smoking in certain enclosed areas, certain unenclosed areas and sports stadiums.

The San Francsico Board of Supervisors have passed a 'clean-up' measure that finalized necessary language changes to the the original ordinance.  Please click here to read the Smoking Prohibition Signage Requirement Ordinance and here for the Legislative Digest.  The changes affect the signage language that will now require posted signs at the entrances of all buildings to read:

  • "Smoking only 1) at the curb or 2) if no curb, at least 15 ft. from entrances, exits, operable windows, and vents."

 If you have any questions or concerns, please contact Ken Cleaveland, Director of Government and Public Affairs for BOMA San Francisco at kenc@boma.com and John Bozeman, Legislative Assistant for BOMA San Francisco at johnb@boma.com with your comments.


BOMA California Board Of Directors Set Direction for 2011


The BOMA California Board of Directors held its first board meeting of 2011, welcoming new President Ray Magnussen, Paragon Services (BOMA San Diego).  The board reviewed successes in 2010 on issues related to energy, taxes, Climate Change policy, and repelling changes to Proposition 13.  The board received a briefing on the political climate in Sacramento and learned about proposals contained in Governor Brown’s first budget.
 

 

 

The BOMA California Board of Directors held its first board meeting of 2011, welcoming new President Ray Magnussen, Paragon Services (BOMA San Diego).  The board reviewed successes in 2010 on issues related to energy, taxes, Climate Change policy, and repelling changes to Proposition 13.  The board received a briefing on the political climate in Sacramento and learned about proposals contained in Governor Brown’s first budget.

The Board also set the direction for the policy staff in Sacramento as we enter the 2011 Legislative Session.  Despite the continued economic doldrums, legislators are introducing bills, many of which could have a major impact on the commercial real estate industry. BOMA representatives expect measures on property taxes, energy efficiency of new and existing buildings, solar and photovoltaic policy, third party verification for building codes, and civil penalties for those that don’t meet minimum standards.

BOMA California is a federation of all eight metropolitan BOMA local associations and serves as the collective membership through its mission of preserving and promoting the interest of California commercial real estate professionals through legislative and regulatory advocacy.

BOMA California is headquartered in Sacramento and has a full time presence at the Capitol and regulatory agencies. Each local association nominates up to five of its members to represent that association on the BOMA California Board of Directors. Therefore, every BOMA member in California has a voice in the setting of policies of BOMA California vis-à-vis their local association representation on the state association's governing board.

New Look Congress Convenes

 
The 112th Congress convened this week with a political dynamic that will undoubtedly make passing legislation increasingly difficult. The Republicans start out 2011 with a comfortable 242–193 majority in the House of Representatives while the Democrats hold a small 53–47 majority in the Senate, which includes two independents caucusing with the majority.
 


 

The 112th Congress convened this week with a political dynamic that will undoubtedly make passing legislation increasingly difficult. The Republicans start out 2011 with a comfortable 242–193 majority in the House of Representatives while the Democrats hold a small 53–47 majority in the Senate, which includes two independents caucusing with the majority.

This new political reality in Washington means we will see increased gridlock, which may be good or bad for BOMA International. The good news is that it will be even more difficult for Congress to pass any controversial issues that affect the industry negatively, like the tax increase on carried interest. The bad news is it will be equally as challenging for legislation that is beneficial to the industry, such as making permanent the 15 year depreciation period for leasehold improvements, to make it through Congress.  Nevertheless, BOMA International will take this opportunity to educate the new Congress on the commercial real estate industry and the issues that affect it.


San Francisco’s Small Businesses Welcome Our New Supervisors

February 17, 2011 at the Old Mint Building (5th and Mission)

Please consider attending attend a reception - co-hosted by The San Francisco Council of District Merchants, San Francisco Small Business Network and the Small Business Advocates -  to meet the newly elected San Francisco Supervisors on Thursday, February 17, 2011.  As BOMA San Francisco member  buildings house a large portion of small businesses in San Francisco, we're hopeful you'll be able to stop by! 
 


 

 

Please consider attending attend a reception - co-hosted by The San Francisco Council of District MerchantsSan Francisco Small Business Network and the Small Business Advocates -  to meet the newly elected San Francisco Supervisors on Thursday, February 17, 2011.  As BOMA San Francisco member  buildings house a large portion of small businesses in San Francisco, we're hopeful you'll be able to stop by!  

Mark Farrell – District 2

Jane Kim – District 6

Scott Wiener – District 8

Malia Cohen – District 10

The reception will be at the Old Mint Building, at 5th and Mission Streets from 6:00 p.m. – 8:00 p.m.  Please come and enjoy wine and light hors d’oeurves at the historic location with San Francisco's newly elected leaders.   

Please RSVP to execdirector@sfsbn.org

For more information please visit the websites of The San Francisco Council of District Merchants and San Francisco Small Business Network