Welcome to BC3’s Green Tenant Toolkit Working Group Meeting 2 Tuesday, August 9, :00 PM – 4:00 PM Hanson Bridgett, 425 Market St, 26 th Floor

Green Tenant Toolkit Working Group Meeting #2 Agenda 1:00 – 1:10 Introductory Remarks (Jennifer Berg, Concept Green, LLC) Re-Introductions (Group) 1:10 – 2:40 Green Lease Subgroup update (Zachary Brown, Equity Office Management, LLC) Discussion/Feedback (Group) Checklists, Scorecards and other Tools Subgroup update (Jordan O’Brien, Arup) Discussion/Feedback (Group) Tenant Engagement Subgroup update (Zorana Bosnic, HOK) Discussion/Feedback (Group) 2:40 – 2:50 Break 2:50 – 3:35Subgroups Break Out 3:35 – 3:55 How shall we market our toolkit? (Alex Spilger, BCCI Construction; Group) 3:35 – 4:00 Wrap-up and next actions

Introductory Remarks Jennifer Berg, Esq. Senior Associate Concept Green, LLC

Group Reintroductions Name, Organization, and Title Which subgroup are you in? What is the most exotic place you have visited since our last meeting?

Green Lease Zachary Brown Equity Office Management

Green Lease Timeline 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal

Team Selection 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Broker Attorney Architect

Site Selection 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Identify goals—what is important to tenant? Goals could include transportation, energy, LEED, Indoor Air Quality, Corporate Responsibility, etc. Consider renewal as well as new lease

Request for Proposal 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Present well-defined goals to landlord(s) Allows for “apples to apples” comparison of building stock for tenant

Letter of Intent 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Business terms defined from goals; negotiations can begin Technical terms/standards defined (can become exhibit to lease)

Lease 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Legal and binding document between landlord and tenant

Work Letter 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Preconstruction and design Negotiated roadmap to build-out Align architectural program with sustainability / business program

Build-Out 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build- Out 6) Occupancy 7) Renewal Implementation of Work Letter Commencement of Operations

Occupancy 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occu- pancy 7) Renewal A lot can change over ten year lease term Exercise collaborative lease language Implementation of lease- defined conflict resolution and penalty clauses Reporting requirements (both tenant and landlord) Possibly needing lease riders, addenda, and MOU to address issues

Renewal 1) Team Selection 2) Site Selection 3a) Request for Proposal 3b) Letter of Intent 4a) Lease 4b) Work Letter 5) Build-Out 6) Occupancy 7) Renewal Threshold event to renew lease or select new location Back to the beginning

Scorecards, Checklists, Other Tools Jordan O’Brien Arup

The Green Sheet  Goal: Gather publicly available sustainability data about SF buildings  Make data open-source for public use  Prioritize metrics:  LEED & EnergySTAR  Transportation  Energy & Waste  Operations

The Green Sheet (continued)  Metrics are combination of publicly available & owner-submitted  Additional metrics include:  More detailed resource usage & supply statistics  Vegetation (Canopy, gardens & green roofs)  Local amenities  Safety  Average commute times  Transparency  Green tenants

Stakeholder Engagement Zorana Bosnik HOK

Subgroup Break-out I. Tenant Engagement Zorana Bosnic, HOK II. Green Lease Zachary Brown, Equity Office Management III. Checklists, Scorecards and Other Tools Jordan O’Brien, Arup

Food for Thought: Marketing How should we market our tool kit? What are the upcoming opportunities to communicate our efforts? Are you aware of any buildings, companies, etc. that would pilot our tool kit?

Final Meeting September 21, 2011, 1:00 – 4:00 p.m. K & L Gates Four Embarcadero, Suite 1200 Conference Room 12A