Transcript security

Technology Design Initiative
MISSION
 To facilitate the real estate design, acquisition and
construction process.
 Coordinate the real estate, business, technology,
management and financial requirements of the
organization.
 Apply new tools and concepts relating to:
–
–
–
–
–
Design and Engineering
Technology
Sustainability
Accounting Practices
Process Management
The Real Estate Problem
 Design/Engineering
– Inadequately Reflect Flexibility, HR issues, Disaster Recovery or
Functional Requirements
 Technology
– Insufficiently Deal with Business Needs of Corporation
– Ineffective Application of New and Improved Technology
 Sustainable Technology
– Not Environmentally Responsible
 Accounting Practices
– Environmental Incentives
– Accelerated Depreciation Opportunities
 Process Management
– Lack of Coordination
Real Estate & IT Costs
2nd & 3rd Largest Expenditures
Spend Type
•Expenditure
Rank
Human Resources
Annual Spend
IT Annual Spend
Real Estate Annual
Spend
#1
#2/3
#2/3
Source: Hackert Best practice 2002 Book of numbers.
Annual $ per square foot
$35
$12
$3
People
Technology
$15
Construction
$25
Furniture
Maintenance &
Operations
Rent & Op. Costs
$334
Including people the cost of initial construction,
fit out and furnishing will be less 2% of total cost
over 30 years.
Opportunity Perspective :
• real estate is a “PROFIT CENTER”
• real estate = “INVESTMENT SPENDING”
• exit strategy should built into the SOLUTION
• real estate Strategy MUST align with Business
• you ARE in the Real Estate Business
Recognition of these and the
application of a holistic approach is the
where the real OPPORTUNITY lies.
Looking beyond the lowest bid…
WHERE IS THE REAL MONEY?
• efficient process and cost savings
• sf/person – sliding doors, flat screens, consolidation
• energy efficiency – lighting, heat loads, HVAC
• tax depreciation
• flexibility with speed and no downtime & disruption
• reusable/adaptable solutions
• speed to market – faster schedule
• human performance – Ergonomics, lighting & air quality
• increase the building value – increase NOI
• reduce overhead – increase profit
• increased shareholder value
Real Estate…
It’s not JUST bricks & mortar…
What is performance?
Facility
Human
Business
Organizational
Integrated Design
Build a team not a pyramid
 Human performance
 Facility performance
What’s
important
forPerformance
your business
 Organizational
performance
 Business performance
Performance
The Reality
 Human: People equal 70-90% of your cost
of business
 Facility: High ownership cost and inflexibility
 Organizational: Space needs to support
culture and brand
 Business: Space needs to evolve with your
Performance
business
Keep your people
happyPerformance
& healthy
Human





Improve air quality
Increase natural light
Balance privacy
Provide ergonomics
Deliver user control
Human Performance
Make your space
asset
FacilityanPerformance





Integrate flexibility for lasting investment
Integrate technology
Accelerate schedule
Facility Performance
Effectively use space
Reduce ownership costs, easier asset management
Align your real estate with your
Business Performanc
business
 Improve human performance = increase productivity
• Increase productivity and reduce energy = lower operating
cost
 Lower operating cost + better use of space = less occupancy cost
Business Performance
• Less occupancy cost = increase profitability
= Increased shareholder value
The Work Place Tomorrow
 NetBuilding Offers:








High Speed Internet Access
Telephony
Mobility
Video Surveillance
Wireless Hot Spots
On-Site Data Center
Data Storage
Network Security
Convergence of IT & Building
Automation Systems
Networked Virtual Building
NetBuilding
IP
Building
Platform
IP Convergence
NetBuilding
Building
Life/ Safety
Building
Services
and
Automation
Multi
Function
Systems
Single
Function
Systems
IP
Comm.
Platform
Information
Data
Voice
Video
Security
Security Access
Control
Source: Teknibank / DEGW 1991
Electricity
HVAC
Water
Control Elevators
Control
Building Systems
Fax
Data
and Text
Comm. Comm.
Voice
Comm.
User Systems
TV
and
Images
Building Management Software
Temperature Control
Energy Management
Lighting Control
Fire Alarm Interface
Facility Infrastructure
- Temperature Controllers
- Energy Management Devices
- Lighting Controllers
- Fire Alarm Interface
Floor Y
TR – BMS
Floor X
Server
Why does Convergence
matter?
 Leverages your investments and
creates a foundation for growth
 Less expensive to maintain, grow,
and manage
 Creates a foundation for new
productivity tools
 Enables Applications
In conclusion, the convergence
means…
Enhanced value, quality and functionality of the
building
NetBuilding
Lower CAPEX & OPEX costs over the lifecycle of the
IP
building (or portfolio) IP
Building
Platform
Comm.
Platform
Opportunity to develop new business models
Life/ Safety
and
Security
Building
Automation
Future proofing the investment
Data
Voice
Video
Security
Fire
Alarm
Access
Control
The network is the
Source: Teknibank / DEGW 1991
Electricity
Fax
TV
Data
Voice
HVAC
Water
and Text
and
Comm. Comm.
Comm. Images
Control Elevators
Control(like gas, water, electricity…)
new utility
Building Systems
User Systems
Virtual and Physical
Infrastructure Merge
Enterprise Infrastructure
Enterprise Infrastructure
Today
Future
Cisco NetOffice
Today’s Traditional Facility
Customize Specific Groups
 Buildings need to offer certain basic services, and
provide, flexibility to adapt to future or alternative
use.
 Group spaces need to be flexible & scaleable.
 Group spaces need to provide practical,
professional, ergonomically correct amenities.
 Group spaces need to provide adaptable
furnishings to support underlying technology.
Technology & Workspace
Integration
TECHNOLOGY
INFRASTRUCTURE
Integrated Method
Owner
Owner
Broker
Broker
Broker
Broker
Broker
Architect
Broker
Finance
Technology
Suppliers
Sub Trades
GC/CM/PM
Technology
Engineer
Suppliers
Sub
Designer
Trades
GC/CM/PM
Suppliers
Engineer
Architect
Sub
Trades
Client
Client
Architect
Architect
Broker
Architect
Designer
Architect
Broker
Designer
Designer
GC/CM/PM
Designer
Architect
Engineer
Sub
Trades
Designer
Engineer
Engineer
Designer
Architect
Broker
Owner
Engineer
GC/CM/PM
GC/CM/PM
Transaction Management
 Communication and Coordination between
the integrated group is essential to
productivity, and cost savings.
 Advanced Tools aid the Process.
– Internet
– Project Management
– Document Management
– Standardization
Tools






Translate space needs into alternative solutions
Provide budget assistance and cost validation
Assist with idea starters and visualize interior applications
Simplify processes with electronic ordering
Tools
Streamline asset management
Perform post occupancy studies
Technology Benchmarking
FIRE
Communications
Security
Information
Systems
Mechanical
Energy
Sustainability
Legal
IT
Fashion
PR/Ad
Law
People Who Need
Technology/Design Initiative




Landlords
Tenants
National Corporate Clients
REITs and National Portfolios
Technology Objectives of Landlord
 Attract and Retain Tenants
 IT Management and Design and
Engineering
 Legal Issues
 Operational Concerns
 Future proof
 Cost Effective
landlords
– Facilities IT management and design engineering
firm as a valued added resource
– increasing rental income – increases property values
 Maximizing IT space planning , through the
strategic application of technology and as a
result
 Transform B class property rentals to A class
– Designing Technology based space
 Incremental growth decreases up front costs
 Negotiating external network services.
landlords
 never having to re-install infrastructure
 Single point of technology representation
– Physical Security systems (CCTV and Integrated
Access Control Systems) integrated into the overall
infrastructure.
Building Attractions
 Private Office Space
 Business Center
 Training Center
 Audio/Visual Conference facilities
 Shared Services
 Interior Design/Functionality/Amenities
 Shared Conference Rooms
 Common Spaces (Lounge Areas/Recreation
Rooms)
Technology to Attract Tenants & Add
Value to Property
 Savvy companies are increasingly reliant on
technology to operate their business and look for
cost cutting, time reducing strategies that support
their business objectives.
 Opportunities exist for landlords who understand
how to package the utilities, services, and
amenities of their building, with appropriate
marketing support, to attract specific tenant
groups.
Landlord Attractions
 Strategic application of technology
 Increase rental income to increase property
value
Landlord Services









Delphi Prebuilts
Technology Strategy
Security
Base Building Technology
Communication Services
IT Engineering
Legal Concerns
Collaboration
Reporting
Developers/Owners/Operators
 Advanced functionality at a modest cost
 Integration provides more usable (revenue producing)
space
 Easier to customize building functionality for specific
occupants/tenants
 Reduces operating/maintenance costs
 Permits more effective and responsive building
management
 Allows building manager to transfer some control to
occupant/tenant (reduces cost)
 Overall operational efficiencies and the opportunity for
increased revenue
 Ability to operate multiple buildings from a centralized
location, with fewer operational staff
Products and Services
– Landlord:
 Marketing Plan
– Target Tenant Analysis
– Facilities and Amenities to attract Target Tenants
 Facilities Service Offerings:
–
–
–
–
Technology Strategy to Attract Target Tenants
Constuction Design and Engineering
IT Design/ Implementation/ Management
Accounting Process Analysis
 Process Management
– Transaction Reporting and Management
 Disaster Recovery Analysis
Technology Objectives of Tenants







Serve Business Needs of Organization
Flexibility
Disaster Recovery
Cost Effective
Time Savings
Environmental Responsibility
Manageable
SERVICE NEEDS OF TENANTS
Local Telephone Service
Long Distance Telephone Service
Internet Access
Intranet/Local Area Network (LAN)
Virtual Private Network (VPN)
Wireless Telephone Service and LAN’s
Video/Cable TV Service
Security and Access Control Systems
Building Occupants/Tenants


Tenants prefer the up-to-date bells and whistles that
differentiate premium office space from commodity
space
Premium delta focuses on two areas;
1. More comfortable environment
2. Services and features that will improve
efficiency and effectiveness
Example: Ability to reconfigure office space
quickly, easily and cheaply, independent of the
building owner/manager. (Pre-wired w/zone
cabling)
Generic Tenant IS Service Needs
 Local & Long Distance Telephone Service
Internet Access
– Local Area Network (LAN)
– Virtual Private Network (VPN)
 Wireless Services
 Video/Cable TV Services/Satellite
 Security and Access Control Systems
Products and Services
– Tenant:
 Benchmarking Process
 Facilities Service Offerings:
– Constuction Design and Engineering
– IT Design/ Implementation/ Management
– Accounting Process Analysis
 Process Management
– Transaction Advisory Services
 Disaster Recovery Analysis
Technology Strategy
Separated into 3 Categories
 Base Building Technology
–
–
–
–
Elevators
Energy
HVAC
Sustainable Architecture
 Speculative Technology
–
–
–
–
Communications Infrastructure
Operational Efficiency
Security Systems
Disaster Recovery
 Target Technology
– Amenities
– Services
– Systems
Technology Components













Future-Proof” Infrastructure
Mobility Tools
Network
Environmental Sustainability
Communications Systems
Security
Disaster Recovery
Information Systems
Voice and Data
Communications
HVAC and Indoor Air Quality
Life Safety Systems
Fire Alarm Interface
Building Condition Monitoring











Energy
Temperature Control
Lighting Control
Raised-access floors
Moveable walls
Furniture
Systems
Mechanical Infrastructure
Maintenance
Operational Efficiency
Adjacencies, Layouts and
Interconnections
 Legal Considerations
“Future-Proof” Infrastructure
 Building Automation Design
– The integration of the control of all the building services
such as advanced security and access control systems,
sophisticated fire safety controls, environmental control
and monitoring under a uniform cabling infrastructure is
essential to meeting these challenges. Whatever the
initial cost of the building at inception, the lifetime costs
of building management are potentially much lower with
this concept due to the improved efficiency and flexibility
of use of building space, lowered lifecycle building
costs, greatly enhanced information capacity and
productivity, higher rental returns and elevated tenant
satisfaction.
People
 Design partnerships Field sales engineers
 Extensive dealer
 Global account specialists
network
 Architectural interior
 Design resource centerspecialists
People
 Local A&D support  Sustainability specialists
 Project managers  Local and corporate sales
support
Walking the talk
Measured Performan






Accelerate schedule by 20-40%
Reduce space requirement by 5–20%
Reduce total churn cost by up to 90%
Reduce lighting energy costs by $0.35–1.50/sf/year
Measured Performance
Reduce HVAC operating costs by up to 30%
Overall real estate overhead reduced by $5.00–
20.00/sf/year
Cost Segregation Section
Increase proportion of space that
qualifies as personal property.
US DEPRECIATION
Fixed in place construction depreciates over 39 years
Movable walls depreciate over 7 years
Raised technology floor, modular power and carpet tile depreciates
over 5 years
Year 1 bonus depreciation of 50% until Jan 1, 2005
BASED ON CASE STUDY PROJECT – AT END OF YEAR 1
57% OF MODULAR PROJECT DEPRECIATED COMPARED TO ONLY 3%
OF CONVENTIONAL EQUIVALENT.
CASH SAVED - $1,688,746 - $4.47/SFT
BASED ON CASE STUDY PROJECT – AT END OF YEAR 7
98% OF MODULAR PROJECT DEPRECIATED COMPARED TO ONLY 18%
OF CONVENTIONAL EQUIVALENT.
CASH SAVED - $3,822,217 - $10.11SFT
Components Of The Benefit
– Accelerated Deductions
– Bonus Depreciation
– Current Period Expensing
 Section 162
 Section 174
Cost Segregation /
Tax Advantaged Design
Objectives
– Accelerate Depreciation for Tax Purposes
– Identify Section 1245 Property
– Design Review Additional Section 1245
Property
– Early Involvement
TAD vs. Cost Segregation
– Generates additional opportunity to
accelerate tax depreciation
– Examples of additional personal property
 Supplemental & Task Power and Lighting
 Mechanical Systems & Other Items and
Processes
 Proprietary Drywall System
– Better Documentation Limits Audit Risk –
“contemporaneous documentation”
captures each construction step to satisfy
Lighting Example
– Building Lighting
– Supplemental
and Task Lighting
– Decorative
Lighting
– Circuiting
Electrical Panels (Before)
Electrical Panels (After)
Power Example
– Building Power
 Housekeeping
power
 Related to and
 Supplemental
operations
Task
Power &
– maintenance
Power to cubicles
– Clean power
Emergency Gen.
– Emergency power /
Generator
– Redundant power
– Power to qualifying
HVAC

Primary Power
UPS
Critical
HVAC
HVAC Example
– Building HVAC
 Normal operation and
maintenance
Battery Room
Telecom
Conf
– Supplemental and Task
HVAC
 Computer / Data /
Telecom Rooms
 Training /
Conference
Rooms
 Cooling load
Computer Room
Add’l VAV’s
Telecom
Kitchen
Drywall Example
– Demountable
Office Dividing
Partitions
– Removable and
Reusable
Installation
– Alternative to
Regular Drywall
 No Demolition
/ waste
 No New
Drywall De-installation
Other Examples
– Plumbing
 Building Toilets
 Plumbing to Equipment (HVAC, Etc.)
 Plumbing to Personal Property
– Architectural Finishes
– Millwork
 Decorative
 Counters, Cabinets & Shelves
– Access Floor
Process
–
–
–
–
–
–
–
–
–
–
Feasibility
Kick-off Meeting
Asset Identification Meetings
Pricing
Project Meetings
Supporting Documents Review & Edit
Client Updates
Site Visits
Fixed Assets Reconciliation
(Internal Process)
Deliverable
– Coordination With Fixed Asset System
– Financial Data Exhibits
– Contemporaneous Documentation
 Third Party Letters
 Architects & Engineers Drawings
 Photographs
– Legal Precedents / Justifications
Selected Clients
– Anadarko
Petroleum
– Fina Oil and Gas
– Great Lakes Gas
– Koch Industries
– Minnesota Life
– Jackson National
– American
Express
– Compuware
– General Mills
– Medtronic
– PNC Bank
– Mellon Bank
– The New York
Times
– A G Edwards
– Union Pacific
Value Additives
 Intellectual knowledge bank
– generic & vertical markets
– partnering with best in class
 Platinum status consultant referrals
 Code- based design compliance for protection of life and
property
 Standards- based compliance for interoperability of
vendors
 Real-time IT application analysis and provisioning
 Single point of technology representation
 Technology site audit & proposal-cost effective and forward
thinking
The Technology Group
 is a multi-dimensional service provider. The team
develops the most comprehensive strategies for
integrating technology based systems into each
development, tenant improvement, renovation or
re-engineered project. We have the capability of
analyzing the market opportunities for a particular
project, evaluate the full range of current
requirements that will enhance existing
installations. The final result is a game plan that
includes planned technology, recommended
capital expenditures, and promotable space.
Timeline and Milestones
 Presentation
 Focus Groups
Questions
Dates
Target Groups/Industries-Markets
Invites
 Seminars
 White Papers
Architectural interiors





Reduce cost of change by 90%
Reduce schedule up to 40%
Reduce operating costs by 10-30%
Architectural Interiors
Provide customer-driven design
and solutions
Evolve with the future
WHAT IS A BUDGET AND WHERE DO
THE MONEY GO ANYWAY?
• 67% of projects are bid
• 63% based on fixed price/lump sum
• Only 59% come in on budget
• Only 13% used a consultant to set budgets.
• Only 33% of projects come in on time
• 41% based on client deadline requirements
• Only 6% of used method to create schedule
IFMA BENCHMARKS 2002
Reduce Real Estate Requirement
a comparison:
Based on 416,250 sf rentable area at $34.50/sft rent and operating costs
People sft/person
Rent &
Cost/person
1,110
375 sf
$12,938
Smaller Offices
354 sf
$12,213
$2.14
23,250 sf
Workstations
341 sf
$11,765
$1.29
14,040 sf
Designed Consolidation 340 sf
$11,730
$0.10
1,041 sf
$1,208
$3.53
Historical
AMOUNT SAVED
34 sf
Savings/sft
Real Estate
Reduction
38,331 sf
Real Estate requirement reduced by 9.21% to 378,000 sf
REDUCED RENT & OP COSTS PER ANNUM - $1,340,880
REDUCED TI SCOPE AND COST $2,299,860
Reduce Churn Costs
Based on an overall 50% churn rate.
Moving 30 Offices and 5 workstations per year.
Conventional
Move Cost
Private Offices $8,770
Workstations
$1,375
Modular
Move Cost
Savings per
Move
Annual
Savings
$1,070
$7,700
$231,000
$590
$785
$ 3,925
TOTAL SAVED PER ANNUM $234,925
Salary and benefits - $334.37/sf/annum
• Better air quality and individual temperature control
• Reduced impact of churn & change – less downtime & disruption
• Reduce lighting glare – right-to-light
• Ergonomics and user comfort
• Reduced absenteeism
• Increase employee retention – cost to replace is 2 – 3 times salary
Based on 2,040 hrs per year and 245 working days per year
5 minutes per person per day and reduced downtime and
disruption from churn saves
$1,126,171.00/annum
or $2.98/sft
Salary and benefits - $334.37/sft/annum
• Better air quality and individual temperature control
• Reduced impact of churn & change – less downtime & disruption
• Reduce lighting glare – right-to-light
• Ergonomics and user comfort
• Reduced absenteeism
• Increase employee retention – cost to replace is 2 – 3 times salary
Based on 2,040 hrs per year and 245 working days per year
5 minutes per person per day and reduced downtime and
disruption from churn saves
$1,126,171.00/annum
or $2.98/sft
378,000 sf – 1,110 people
Faster Schedule• Reduced fit out time 2 – 3 weeks per floor over 9 floors.
Reduction in Real Estate•
•
•
•
Reduced total requirement by 40,000 sf – Approx 10%.
Effective reduction in rent - $1.3 million per annum
On total space this is equivalent to rent reduction of $3.50/sft/annum.
Reduced TI costs by $2.2 million due to less fit out requirement.
Reduced Churn Costs• Based on 50% churn rate – 5% of which involves construction moves –
Saving of $230,000 per annum.
Reduced Operating Costs• Lower energy consumption will reduce operating costs by $200,000 per
annum.
Increased Productivity• Reduced downtime and disruption from changes and 5 minutes a day per
person from better ergonomics, daylighting and light levels is equivalent of
$1.4 million per annum.
TOTAL SAVINGS OVER 10 YEAR LEASE
$34 MILLION.
Operational Pains
“It is estimated that approximately 30% of
a building's life cycle cost is lost due to
redundant information and processes
that could be avoided by improved
collaboration and data management. ”
SOURCE: International Alliance of Interoperability
www.iai-na.org
© 2003 Cisco Systems, Inc. All rights reserved.
79
Walking the talk
Measured Performan






Accelerate schedule by 20-40%
Reduce space requirement by 5–20%
Reduce total churn cost by up to 90%
Reduce lighting energy costs by $0.35–1.50/sf/year
Measured Performance
Reduce HVAC operating costs by up to 30%
Overall real estate overhead reduced by $5.00–
20.00/sf/year
Savings On Construction Cost
Put the network in early…
Value
Cost
• Get the benefit (value) for more of the life cycle
• More cost efficient to put the network in during
construction phase
1
2
Years
Concept
Design
Construct
Maintain & Operate
30
The Related Companies
Overall Infrastructure
IP Phones
MQC – 2900/3550
Floor Y
IDF – Cat 4507
Floor X
Core - Cat 6500
Call Manager
(Commercial Interior)
(Residential Interior)
(Retail Interior)
….and the connect the portfolio
Technology Components
Section
Mobility Tools Enable Flexibility
Laptop
Today – multiple proprietary
networks
COMMUNICATIONS
Voice/Video/Data
FIRE
LIGHTING
Functionality
checks
Detector service
Fire, Life, Safety
Schedules
Occupancy Sensing
ELEVATORS
Breakdown
Maintenance
Traffic Performance
SECURITY
Doors
PIR
Integration
24/7 Monitoring
ACCESS
Breakdown
Plant Tuning
Conditioned Monitoring
Car Park Utilisation
Doors
Buildings
Occupancy
Feed Forward
ENERGY
HVAC
Utility Monitoring
(Elec/Water/Gas/Oil)
Tenant Building
Air/Water
Heat
Lighting
Back-up Generation
Air-Handling Unit
Boilers
Pumps
Fans
Energy Control
Variable Air Volume
Air Quality
Multiple Control Environments
Tomorrow – single IP network
COMMUNICATIONS
Voice/Video/Data
FIRE
LIGHTING
Functionality
checks
Detector service
Fire, Life, Safety
Schedules
Occupancy Sensing
ELEVATORS
Breakdown
Maintenance
Traffic Performance
SECURITY
Doors
PIR
Integration
24/7 Monitoring
ACCESS
Breakdown
Plant Tuning
Conditioned Monitoring
Car Park Utilisation
Doors
Buildings
Occupancy
Feed Forward
ENERGY
HVAC
Utility Monitoring
(Elec/Water/Gas/Oil)
Tenant Building
Air/Water
Heat
Lighting
Back-up Generation
Air-Handling Unit
Boilers
Pumps
Fans
Energy Control
Variable Air Volume
Air Quality
Single Control Environment
Sustainability
Environmental Sustaina
 Sustainable processes and products
 Industry leader
 GREENGUARD™ – 95% of N. American
Environmental Sustainability
sales
 LEED™ and beyond
Communications Systems
 Converged voice, data, multimedia,
Internet telecommunications system
 Next generation Voice-over-Internet Protocol
(VoIP) voice/data system
 One network and cabling system for all
services
 Feature-rich, fully customizable IP “soft
phones”
 Integral voice mail and FAX system
 Supports video-teleconferencing
Security
A typical intelligent building system will allow mode, function and
operation to be controlled for, a) Access control, b) Intrusion
detection, and c) Video surveillance including the following
applications;
 Card access
 Elevator interface
 Door interface
 Intrusion detection
 Sensor detection (temperature, moisture, glass breakage, etc.)
 Guard tours
 Parking Controls
 RFID
 Card Key Access
 Monitoring Systems
Disaster Recovery





Backup Systems
Redundancy
Generators
Hot Sites
Offsite Backup
Information Systems







Internet
Lexis-Nexis
Blumberg/Reuters
Information Concierge
Industry Related Information Services
Cable TV
Satellite Access
Voice and Data Communications
 Voice and Data In-Building Communications;
 Voice services, e.g., telephones, voice-mail and
intercoms
 Building systems, e.g., paging, elevator music and
kiosks
 Video and audio conferencing
 Local and wide area networks, network services (e-mail,
file services,etc.), internet access, database access
 Ability to access building services remotely (central or
remote locations, from home, etc.)
 Television Systems
HVAC and Indoor Air Quality
HVAC systems are generally controlled by building
automation systems that can;
 Permit individual occupants to adjust workspace
temperatures (within preset limits)
 Monitor temperatures, and adjust according to usage
profiles
 Adjust indoor air quality based on room occupancy and
building standards
 Adjust humidity, temperature and air flow speeds
 Use either variable air volume or constant volume air
distribution designs.
Life Safety Systems
Life safety systems (fire systems) are code
controlled, but are driven by similar safety
functions with HVAC, e.g., smoke extraction,
stairwell pressurization and elevator recall
and security, e.g. releasing doors under
emergency conditions.
Integration with BAS can provide additional
functionality;
 Lighting control during emergencies
 Real time sensor data during a fire
 Paging systems broadcasting prerecorded
messages during emergencies
Fire Alarm Interface
Building Condition Monitoring
 Rooftop loads in heavy snow areas
 Strain on key structural members (wind,
crowds, exhibits, stadiums)
 Moisture detection
 Temperature in electrical switchgear, panels
 Monitoring current flow in lamps and other
electrical devices to detect problems
 Vibration on mechanical systems to detect
needed maintenance
Energy




Sufficient Power
Backup Systems
Power Quality
Cost
Energy Efficiency/Energy
Management
Intelligent building technologies permit each of
the following energy sources to be managed
based on criteria that can include the fluctuating
pricing of;
 Traditional electrical generating and distribution
 New electrical generating methods
 Oil
 Gas
 Future sources that may involve photovoltaic
sources and wind
Energy Management
Temperature Control
Lighting Control
Lighting
 Current lighting systems can;
 Automatically turn on and off lights by photocell or
computer schedule
 Modify lighting levels through the use of
photochromatic windows
 Allow individuals to adjust their lighting through
computer or telephone interfaces
 Link the lighting controller to a graphical user
interface with icons, for centralized control
 Turn circuits on and off through computer control
 Manage energy consumption by monitoring room
occupancy and adjusting lighting to suit
Lighting
 Energy efficient design — reduce energy and
heat loads up to 50%
 Quality light in your environment
Architectural Interiors
 User control
Efficient Lighting Design
Reduce foot candles
Daylight harvesting and daylight sensors
Occupancy sensors
Glass fronts
Electricity Rate: $0.11/kWh
60 Foot Candles
30 Foot Candles
Electricity savings - $161,661
Heat load reduction - $57,255
TOTAL SAVINGS - $218,916/ANNUM
Adjust temperature through a
Phone!
LEGAL ISSUES















Lease vs. license agreement
Environmental representations and indemnity
Lender protective provisions
Non-disturbance agreement
Assign ability
Alterations
Use clause
Zoning restrictions and approvals
Interference with other telecommunications equipment
Restoration at end of term
Compliance with laws
Relocation
Local 3 Electricians vs. Construction Workers of America (CWA)
Contractors expertise and experiences
Service Level Agreements (SLA’s)
TYPES OF TELECOMMUNICATIONS
AGREEMENTS AND SUITABLE PROPERTIES










Inbound/Access vs. Outbound/Transmission
Small Rooftop Antennas
Larger Rooftop Antennas
Inside Building Wiring, Intelligent Buildings and Plug ’N’ Go Space
Wi Fi and In Building Wireless Networks
Telecommunications Closets, Hub Sites and Switch Hotels
Rooftop Management Agreements/Master Leases
Antenna Towers
Antenna Farms, Teleports, Real Estate Teleports and Virtual Teleports
Disaster Recovery and Hot Sites
Raised-access floors





Solutions for new construction and renovation
Flexible infrastructure of power and communications
Optimized HVAC and comfort delivery for each user
Reduce energy cost by up to Architectural
30% Interiors
Easy access, rapid change, no downtime, improved
air quality
Technology




One infrastructure – multiple applications
Plug-and-play solutions
Reduce total churn cost by 90%
Lower labor cost of installation up to 60%
Architectural Interiors
Moveable walls
 Responsive architecture
 Quality construction for beauty and
consistency
 Unitized construction reduces installation
time up to 70%
 Ease and speed of change
Architectural Interiors
Furniture





Meet changing needs
Optimize technology
Improve human performance
Add lasting value
Choose from multiple lines and
applications
Furniture
Systems
 Broadest platform variety on the market
 Multiple configurations that adapt to varying work
styles
 Leading power capacity/cable routingFurniture
capabilities
 Quick to install and reconfigure
 Lasting value and durability