More tenants provide sharedworkspace for their employees in theSan Francisco Bay Area than any-where else in the country, accordingto theBuildingOwners andManagersAssociation’slatest tenantssurvey.Twenty-sixpercentreported that at leastone-fourth of theirworkersshare space,comparedwith an 18% national average, says Phil Mobley, whose firm,Kingsley Associates of San Francisco,conducted the research.

Mobley also reported in an inter-view with BOMA SF VIEWS that14% of Bay Area employers permitemployees to work at least one day a week from home, compared to 9%nationally.

The study, called What OfficeTenants Want, also reported that“tenants at corporate and mixed-usefacilities are the most satisfied.” The

study also said, “The addition ofhealth and hygiene amenities providesbuilding owners and managers a clearopportunity to increase overall tenant

satisfac-tion.” Thestudy notedthat suchamenitiesare “com-parativelyrare”across the U.S.

Bullishabout thefuture, theKingsleysurvey saysa majority

of tenants plan to either maintain orincrease employee numbers andsquare-foot requirements.

Reacting to the report, Melody H.Thebeau, LBA Realty’s Director ofOperations - Northern California,says, “It’s not surprising that tenantsin corporate and mixed-use facilitiesare the most satisfied. Who wouldn’tbe happy to have food and recreationat your fingertips in the middle of astressful workday? Being able tobring your dog to work at some locations is also a big hit. Throw in

Sum

mer

201

3

� Conference Highlights • Page 2

� Hail to the Chiefs • Page 3

� Members on the Move • Page 5

� Meet BOMA Members • Page 7

� Foundation Update • Page 9

What’s Inside Views...

Danny Murtagh gives BOMAmembers an informative tour ofEmbarcadero 4... See Page 11

Route to:

��

Bay Area Leads Nation in Shared Workspaces

Example of Bay Area-style shared office space: SquareTrade office in San Francisco. Contractor:

Skyline Construction, Architect: Design Blitz.

(Continued on page 10)

Mixing & Mingling... Page 11

Tenants Permit More Telecommuting, Plan to Grow Office Space

Photo: Bruce Damonte.

2

With Steven Ring, BOMA

San Francisco President

While on my flight back from SanDiego, I was reflecting on the previ-ous four days I’d spent at the BOMAInternational conference. The firstthing I realized was that I wasexhausted, REALLY exhausted. In fourdays, I packed in more networking,education, and meetings (and a little fun) than I would do in months atmy desk or traveling around the country.

With over 3,000 attendees, some of the highlights included general sessions with speakers such as Rob O’Neill, formerly of the elite SEAL Team Six, the first ever Industrial Day, and an industry panel: The Tenant Is King: What Office Tenants Want and How to Wow Them. In addition to these general sessions, educational sessions included ourown BOMA members , including a panel with BOMA SF Foundation ChairSandra Boyle speaking on successful women in our industry, and JohnBozeman and Ryan Rusler educating us on Emergency PreparednessPractice Drills and how to make them effective.

Other noteworthy news included the fact that BOMA has added 171 build-ings in 37 markets into the BOMA 360 program, and 14 buildings wereawarded the prestigious TOBY® award at the TOBY banquet. In addition,the BOMA/San Diego hosted this year's Every Building Conference & Expoin its hometown while celebrating its 50th anniversary and hosting agiant Welcome Party, with fireworks, aboard the USS Midway, a historicU.S. Navy aircraft carrier that's now a floating museum.

Finally, Henry Chamberlain, President and COO for BOMA International,gave the State of the Industry address, and we heard inspiring wordsfrom our Chair and Chief Elected Officer, Richard Greninger, before theBoard of Governors assembled to carry forward the business of theAssociation.

After four days of experiencing new technologies, educational sessionsand meeting fellow industry colleagues from around the world, I realizedthat this is an exhausting experience but cannot be replicated withoutthe peer-to-peer interaction and network of BOMA.

Call me “old school,” as my teenage daughter loves to do, but I trulybelieve that social media has its place and a Facebook or Twitter accountwill never substitute for a one-on-one relationship where you have alunch, dinner or drink to solidify a relationship that you will carry withyou for the rest of your career path.

So here is my pitch. I encourage everyone reading this to make prepara-tions for the BOMA Winter Business Meeting and National IssuesConference scheduled for February 3-6, 2014 in Washington, DC. It is asmall investment of time and money to develop a long-term network thatyou’ll rely upon as your career progresses. The dividends are enormous,and you might make some life-long friends. Also, save the date for the2014 BOMA annual convention in Orlando as well…. June 22–24. A word ofadvice, get some rest before you go.

Platinum SponsorAble ServicesGold Sponsors

ABM Family of ServicesNRG Energy Center San Francisco

Pacific Gas & Electric CompanyRecology Golden Gate

Silver SponsorsAlliance Roofing Company, Inc.

BCCI Construction CompanyBWRS-Always Green

CAC Real Estate Management Co., Inc.Cypress Private Security LLC

HinesKilroy Realty Corporation

Metropolitan Electrical Construction, Inc.Paramount Group, Inc.

San Francisco Electrical Contractors Assn., Inc.Universal Protection Service

Bronze SponsorsCalifornia Technical Contracting, Inc.

CodeGreen SolutionsEquity Office

Georgia PacificHathaway Dinwiddie Construction Co.

Hudson Pacific PropertiesImperial Parking US LLC - Impark

Marble WestMcMillan Electric Co.

RREEFSecuritas Security Services USA

Shorenstein Realty ServicesThe Swig Company, LLC

ThyssenKrupp Elevator CorporationUnique Elevator Interiors Inc.

Friends of BOMAAmerican Asphalt & Concrete

Boston PropertiesC & C RiverRock Newmark

Capital Building MaintenanceCBRE

Cole SupplyCushman & Wakefield of CA

GCI General ContractorsLAZ Parking

ProTech Security Services, Inc.R.N. Field Construction, Inc.

Rossi BuildersThe Lawson Roofing Co. Inc.

Waxie Sanitary SupplyYoung Communications

Wilson Meany

Thanks to BOMA San Francisco’s 2013 Corporate Sponsors*

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

President’s Viewpointon BOMA Conference

3

BOMA San Francisco welcomed Chief of the San Francisco Fire

Department, Joanne Hayes-White, and San Francisco Chief of Police,

Greg Suhr, to our July Membership Luncheon. Jackson Talbot,

Director of Security at the Pyramid Center and Chair of BOMA San

Francisco’s Emergency Preparedness Committee moderated a

discussion with the two chiefs about some of the issues facing the

City’s commercial real

estate community.

The chiefs praised the

BOMA community for its

leadership and collabora-

tion with the police and fire

departments in making the

City better prepared to deal

with emergencies.

The audience learned

about new technologies

that are coming online

that will help police as they

respond to incidents in

commercial buildings.

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Photo above : Greg Suhr, San Francisco Chief of Police; Ken Cleaveland, BOMA San FranciscoVice President, Public Policy; and MarcIntermaggio, BOMA San Francisco ExecutiveVice President.

Photo left: Joanne Hayes-White, Chief of theSan Francisco Fire Department; and Steven Ring,BOMA San Francisco President.

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Solution: Distributed Antenna System (DAS)

ASSESSMENT: Perform a comprehensive testing of your building — so you know exactlywhere and to what degree you have inadequate coverage with each carrier.

CONSULTATION: Explain what the test results mean, reasons for poor coverage, and howa DAS system can eliminate the coverage problems.

ESTIMATION: Provide a budgetary estimate — at no charge — that will give you an idea of the cost of a DAS system to solve the problems.

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Metropolitan Electric • 2400 Third Street • San Francisco, CA 94107 • 415.642.3000 • www.metroelectric.com

Members on the MovePaul Radich has joined Boston

Properties as Property Manager at

Embarcadero Center 1 and 2. He was

most recently at Cassidy Turley, where

he served as Associate Vice President.

In addition to being a licensed real

estate broker, Paul holds the RPA and

LEED GA designations, is a CPM candi-

date and serves as a Planning Commissioner for the

Town of Danville.

United Mechanical Incorporated

announces that Shannon Rund has

joined its team as an Account Manager

serving the North Bay, greater San

Francisco and the East Bay. With more

than 10 years of experience in the

HVAC industry and four in the energy-

efficiency sector, she will be working

with commercial facility operations to develop preven-

tive maintenance programs, retrofit and tenant improve-

ment projects, as well as light construction.

5

Ostgren Associates Inc.measures buildings usingBOMA International standards — at affordableprices. Learn how youcan increase rental spaceand add value to yourbuilding. Clients receiveour CAD drawings, PDFs,BOMA spreadsheet andcontrol book.

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6

Matting by Design Creates the Ultimate in Custom Floor Matting to Showcase Your Building

Taking concepts to reality, with form, function andvisual design that’s all class...that’s Matting By Design!

Matting By Design is the largest manufacturer of custom-designed floor

matting in the United States, selling direct to the end user, not through

distribution. Projects range from simple to ornate, and clients include

commercial real estate, hospitality, medical, sporting venues and more.

“We’ve taken floor matting from the generic utilitarian to a beautiful

addition to the overall decor,” says Brian Buscher, President of Matting By

Design. “We work closely with each client to create matting that meets

their needs of both aesthetics and performance. Our quality products

and outstanding service make us an ideal choice for those looking to

uniquely brand their facility without the inconvenience or cost of major

construction.”

Now THAT’s a Floor Mat!Every Matting By Design project proudly starts with the highest quality

recycled and recyclable raw materials that are 100% made in the U.S.A.

Artisans then individually handcraft each mat for performance and

durability. Unique to the finished products is the proprietary breathable

backing that allows air to circulate throughout the matting and also keeps

the matting in place without adhesive. Installation is as simple as unrolling

and laying in place. (See examples to the left.)

LEED the WayFor those looking to obtain LEED points toward building certification,

Matting By Design offers recycled and recyclable products and is well-versed

on all aspects of floor matting as it relates to LEED.

To learn more, contact:Matting By Design800-468-0860www.mattingbydesign.cominfo@mattingbydesign.com

Contact us for a free

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Principal Member ProfilePhil Rapoport, RPA, General Manager - The Pyramid Center, Cushman & Wakefield

Phil Rapoport has contributed his time and expertise in many ways to BOMA SanFrancisco during his three decades of membership, but more recently he has devotedhimself to educating new building operators and promoting a better understanding ofbuilding operations throughout the broader industry.

The chair of BOMA San Francisco’s Education Committee says, “I have also played aparticipatory role with the BOMA Careers Committee by hosting a tour of the Pyramidfor USF students, speaking at one of their business classes on campus and hosting twostudents at the Pyramid for the committee’s Shadow Program.

“I am passionate about our industry, and one of the best ways to get people fired upis to help educate and inspire our members and potential members. It’s important thatour members are motivated, so providing a wide range of educational topics via ourluncheon speakers or seminars is essential in that process. The topics not only have to be

relevant, but they also have to be presented in a creative manner that is both educational and entertaining.”Rapoport says BOMA listens to its members and is very responsive whenever you have a question or concern. “It’s a

great resource and industry professionals should take advantage of its vast knowledge and experience,” he explains.Why should companies support BOMA membership? “From a career performance standpoint, BOMA involvement

allows members a great networking and learning opportunity. Having the chance to meet and work with other industryprofessionals has added depth and perspective to my career that directly benefits my employer,” says Rapoport.

When Rapoport is not surveying the Bay Area from his Transamerica perch, you might run into him in Europe, touring old battlefields or taking a river cruise with his wife.

Associate Member ProfileIlene Dick, AttorneyFarella Braun + Martel LLP

Phil at work in the Pyramid Center.

Helping ensure that building permits are simpler and more swiftly approved is Ilene Dick’s professional responsibility at her law firm. Her expertise is a genuine benefit to BOMA San Francisco’s Codes Committee, on which she serves.

“As a land use lawyer in San Francisco, I’m dependent on the City facilitating permit approval by simplifying review processes and having enough employees toreview applications, so delays don’t amount to several months,” Dick says. “BOMAhas played an important and ongoing role in working with the major departments —Planning, Building and Public Works—to provide adequate staffing and to be respon-sive to project needs without compromising The City’s public benefit and safety goals.”

In her years of service as deputy city attorney and in private practice as a land-useattorney, she has learned a lot about the municipal codes process. She encourages participation in BOMA’s Codes Committee for all relevant professionals.

“Given my background in building codes drafting, interpretation and implementa-tion, BOMA Codes Committee is a great way for me to learn from the code techni-cians—architects, engineers and property managers—as to how to better improve codelanguage and administration,” she says.

She advises new BOMA members to attend meetings on relevant topics, where theycan both network and learn. “They’re not boring and are run smoothly,” she says.

When she’s not helping unstick the wheels of the municipal permitting process, you might find her exploring SanFrancisco’s colorful neighborhoods with her dogs or curled up in front of a classic movie like “Notorious” or “BringingUp Baby,” two of her favorites.

7

Ilene enjoys exploring SanFrancisco’s colorful neighborhoods.

8

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For a complimentary consultation, please contact:Dan Sillin at (415) 796-6650, dsillin@oumcpa.com

Scott Miller at (415) 796-6540, smiller@oumcpa.com

Since 1976, businesses in the real estate industry have turned tous for the resources and expertise that help them grow. Our realestate group provides a wide range of services including financialstatement audits, income tax planning and compliance, lease andconstruction cost audits and CAM reviews.

www.oumcpa.com (415) 434-3744

BOMA San Francisco Foundation Update

Photo above: BOMA FoundationChair Sandra Boyle, with newSFSU CRE Certificate grads,instructors and business schoolpersonnel.

Photo right: BOMA memberswho earned Foundations of RealEstate Management certificates.

The BOMA SF Foundation has partnered

with San Francisco State University,

providing support for several courses

in commercial real estate. Students can

earn a bachelor of science degree in

business administration with a concen-

tration in finance, and a certificate in

commercial real estate.

Recently we welcomed students from

the program to a BOMA membership

luncheon.

We need your support! The foundation

is sponsoring a raffle to raise $10,000 to

support its initiatives. Tickets are $20

each, and donors have a chance to win

25% of total funds raised. Tickets can be

bought at various BOMA events through

December 31, 2013. To donate visit

www.bomasf.org/boma_foundation.php.

Rely on CTC for Design and Technical Support Solutions

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Join building owners and managers who count on CTC for site surveys, BOMA calculations, leasing plansand tenant tracking reports. Join those architects and engineers who depend on us for CAD drafting, field surveys and other support services. Need staffing support? We can provide staff to work in your office, on a job site or in CTC’s office.

10

(Continued from page 1)Workspaces

a collaboration lounge to escape froma cubicle when you need to tends topromote a healthy workplace balance.Yes, it is truly a different world today.

“It is nice to know that, despite thecorporate services perks from the technology sector, tenants in generalare still pleased with strong propertymanagement services including maintenance and engineering.Communication and the integration of technology help promote ease ofinteraction,” noted Thebeau.

Bay Area contractors and architectswho design and build office interiorsreport strong tenant interest in creating shared office environments.

Brad Gates with BCCI Construc-tion Company says tenants arerequesting much more shared or

collaborative spaces. “Cost increaseshave come with open (exposed) ceilings vs. suspended t-bar ceiling gridsystems: higher audio-visual costs withthe increase in collaborative spacesand more conference rooms.”

“Shared space and workers whoare often remote and then cometogether during peak periods and collaboration is a trend that continuesto be integrated into design require-ments,” says Rob Melinauskas ofBNBuilders.

Skyline Construction, one ofNorthern California’s leading tenant-improvement firms, has designed andbuilt numerous shared-space offices,particularly for companies in thegrowing tech and social media sectors.(Note photo on page 1.)

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Mixing &Mingling

Spring Golf Tournament & Wine-Tasting BOMA members and their guests enjoyed a day of wine tasting or golf at the Spring Golf Tournament in May.

Views is published by BOMA San Francisco.Associate Publisher: Tory BrubakerEditor: Henry EasonAd and Art Director: Ellen EasonEason Communications LLC

To advertise, contact: Ellen Eason at 415.596.9466or or ellen@easoncom.com

About BOMA VIEWS

Class is in Session... All Over TownWhen Danny Murtagh led two dozen BOMA members on

a tour recently throughout the complex workings of 4

Embarcadero Center, it wasn’t just for the fun of snooping

around the fire control and MEP systems, water shortage

area, back-up fuel supply and rooftop chillers needed to

run a 44-story complex. The director of engineering at

Boston Properties was doing what volunteer educators

frequently do at BOMA San Francisco. They share what

they know with others for the betterment of commercial

real estate. They learned from others, now they teach.

Education is a century-old tradition at BOMA.

“Formal, ‘Best Practice’ training to ensure efficient,

effective property operations and profitability of member

firms is one way we carry out the educational mission —

with topical seminars, workshops, building tours, and

classes that can lead to professional certification. The end

result is a more competent, confident and sharper skilled

professional who has a higher value to their employer,”

says BOMA-SF Education Coordinator Akiba Davis.

Check out www.bomasf.org to see what classes you or

your associates might need. And let us know if there are

courses you feel you can teach.

Danny Murtagh, Director of Engineering at Boston Properties,shows the BOMA Education Committee the chiller room.

Top photo: GavinGarzee, MeadeBoutwell, AlishaStanfield, Chris Bakerand others enjoy a winery visit. Photo at right: dinner atthe Marin Country Clubafter the tournament:Lisa Blandford, DianeKnoll and friend.

YP Billiards & Brew

KJ Murphy, Jeff Dachenhaus, Greg Kiskinen, Liz Henderson andAmber Miller enjoy socializing at the YP Billiards & Brew event.

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

BOMA San Francisco233 Sansome Street, 8th FloorSan Francisco, CA 94104-2134

415.362.8634www.bomasf.org

Printed on recycled paper.

Absent Control Over Market Forces, How Do You Deliver “Best in Class” Service?

PRSRT STDUS Postage

PAIDOakland CA

Permit No. 3729

The Last Word: Marc Intermaggio

You’re at the mercy of many factors beyond your control influencing the health of the commercial officemarketplace. So how do you position your company as onewhich customers can always depend upon for a premiumproduct or service, regardless of the trends driving yourbusiness or the present status of the office market and thelarger economic conditions cycle?

You have no control over job growth or the health ofthe capital markets, and you must fight very hard to haveany influence at all over legislative and regulatory policy—three very significant factors shaping business conditions.But regardless of these factors, your clients still expect youto deliver a quality product at a reasonable price. They areseeking value and excellence.

And let’s face it. To keep your clients, grow your business and achieve sustainable success, you need to domore than simply stay relevant. You must distinguish yourbusiness from others providing similar services, anddemonstrate great value for what you provide. How doyou do this in a hyper-competitive environment?

You start by associating with the best —the network of professionals of which BOMA is comprised. The indus-try knowledge and expertise that reside within the BOMAmembership is unsurpassed. Simply through the informalnetworking available at BOMA events, you can makefriends, gain business leads, learn how to resolve a problem, and get a “heads up” on emerging technologies,

market trends and proposed new laws and regulations…early warnings that can help you be prepared to meetupcoming challenges.

Then of course there is our formal training. Whetheryou’re new to the industry or an experienced veteran,whether you’re just beginning to build your skills or youneed to stay current on advanced-level competencies, BOMAprovides relevant education.

Our Foundations of Real Estate Management series provides a comprehensive overview of industry fundamentalsin five modules. “We’ve sent both new and more experiencedemployees to this training program and our property man-agement teams are now more effective, more efficient, andmake better decisions” said Patrick M. Freeman, RPA,CCIM, CPM, SMA – Sr. V.P. and Regional Manager, WellsReal Estate Funds.

We also offer a multitude of classes that can lead one to certification as a Real Property Administrator (RPA),Facilities Management Administrator (FMA), SystemsMaintenance Administrator (SMA), or Systems MaintenanceTechnician (SMT). You may take any one of these classes,just to bolster your skills in a particular area, even if you do not intend to seek formal certification.

Our topical seminars and workshops keep your skills upto date and help you stay abreast of emerging issues, such ashow to manage San Francisco’s transition from a payroll taxto a gross receipts tax system.

Then of course there are tools like the BOMA 360Performance Program, which helps you measure buildingoperations and maintenance practices in six key domains.It’s a useful way to demonstrate to owners, investors and tenants that your building is managed to the highest stan-dards of excellence.

Are you operating at your highest, best potential? BOMAcan help.