Return on Investmentfor a LEED Commercial \ÇàxÜ|ÉÜá Projectj

petrobras americas headquartersenglish + associates architects, inc. yÉÜ

English + Associates Architects, Inc. g ,Principal Architect Kathleen EnglishInterior Designer Rose LopezProject Designer Maritza VegaP j t D i Ch i H lProject Designer Chris Hale

Dominion Interests, Inc.MEP Engineer Michael GreenMEP Engineer Michael Green

Redding Lidden BurrCommissioning Agent Roscoe Rogersg g g

HOAR ConstructionProject Manager David Stallman

DIRTT Modular WallsDIRTT Champion Benjamin Urban

team players +

This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by y pp ythe AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this ,presentation.

L E A R N I N G O B J E C T I V E S:

1. Understand a Return On Investment evaluation process as applied to various construction methods and design solutionsvarious construction methods and design solutions.

2. Comprehend the sustainable advantages to designing with reconfigurable and flexible construction materials in commercial interior spaces.

modular walls access floors lighting

components of the project +

The churn rate within the office is relatively highThe churn rate within the office is relatively high.

Petrobras is a rapidly evolving company.

HSE policies are a core part of the company’s values.

p y g p y

programming considerations +

need for flexibility

already green based on company philosophy

no need to be punished with costs for the way they practice business

already green based on company philosophy

designing portable elements into the spaces

critical issues +

modular walls

modular furniture

highly efficient lighting

modular furniture

access flooring

early design solutions +

Can we

afford it?

f kd d t t

e+a frameworkvendors and contractors

were involved in providing

preliminary cost estimatespreliminary cost estimates.

decision process +

(modular)

(walls)

cost analysiscost analysis

+

_Compare the total cost of "real estate" for a specified number of people (625) over a designated timeframe (11 years).

_80% of the program space is typical office. We created 1 full floor of i l ffi f i typical office for comparison.

one full floor typical as modular (148 people) 4.25 floorsone full floor typical as conventional (125 people) 5 full floors

If modular construction is utilized for the full 5 floors, it will house 748 people, an dditi l p pl ith t i i l tadditional 123 people without an increase in lease cost.

premise +

Identified additional construction cost 1

for modular furniture in the initial build-out: $11.33/S.F.

Assume 15% of space is reconfigured annually @ $30/NRSF 2

Assume 15% of space is reconfigured annually @ $30/NRSF. Assume $30/NRSF for reconfigured area for conventional constructionAssume $15/NRSF for reconfigured area for modular construction

A cost escalation of 2% annually was added to future construction cost per square foot.3

A depreciation savings was calculated for use of furniture vs. hard walls 7 years versus 31.5 years

4

Cost comparison assumes all new furniture for both scenarios.5

cost criteria +

31 private offices15 shared offices64 cubicles

125 spaces

conventional scheme +

31 private offices15 shared offices87 cubicles

148 spaces

modular scheme +

Unit Cost Projected CostSI# Description Qty. Unit 5 Floor Cost05120 Structural Steel 1 l.s. 2,593.25 $2,593.25 $12,966.25

(unistrut for TV's, projectors and screens)06100 Rough Carpentry 1,600 b.f. 2.51 $4,016.00 $20,080.00

(blocking in wall for millwork, etc.)06200 Finish Carpentry/Millwork/upper and low. Cabinets 65 l.f. 363.06 $23,598.90 $117,994.50conventional construction

06201 Wood Wall Finish 850 s.f. 77.80 $66,130.00 $330,650.0006202 Wood base 800 s.f. 3.41 $2,728.00 $13,640.0007210 Sound Insulation 2,000 s.f. 0.36 $720.00 $3,600.0007211 RA Boots 50 ea. 77.80 $3,890.00 $19,450.00

08000 Doors & Frames 58 ea. 561.57 $32,571.06 $162,855.3008001 Double Herculite Entry Doors 2 pr. 5,186.50 $10,373.00 $51,865.00

08400 Glass Partitions 4,050 s.f. 23.86 $96,633.00 $483,165.0008700 Hardware 58 ea 512 16 $29 705 28 $148 526 4008700 Hardware 58 ea. 512.16 $29,705.28 $148,526.4009200 Gyp. Bd. Partitions to grid 9,000 s.f. 3.69 $33,210.00 $166,050.0009201 Gyp. Bd. Partitions to deck 2,795 s.f. 3.40 $9,503.00 $47,515.0009202 Gyp. Bd. Partitions at columns 2,376 s.f. 2.55 $6,058.80 $30,294.0009201 Gyp. Bd. Finish at perimeter spandrels 1,563 s.f. 0.49 $765.87 $3,829.3509500 Ceiling/Tile (install only) 20,855 s.f. 0.93 $19,395.15 $96,975.75

09600 Linoleum 460 s.f. 2.07 $952.20 $4,761.0009650 Carpet/Carpet Tiles 20,000 s.f. 3.33 $66,600.00 $333,000.00

6 R bb B ( l i d ffi ) l f 609651 Rubber Base (columns, perimeter, and offices) 3,250 l.f. 1.56 $5,070.00 $25,350.0009652 Stone Flooring 500 s.f. 20.75 $10,375.00 $51,875.0009700 fabric wrapped homasote w/ aluminum trim 3,300 s.f. 11.04 $36,432.00 $182,160.0009701 Dryerase marker surface/walltalkers w/ alum. trim 3,800 s.f. 13.25 $50,350.00 $251,750.0009702 W.C. @ Core ($8 materials) 2,268 s.f. 2.07 $4,694.76 $23,473.80

09900 Paint 14,065 s.f. 0.57 $8,017.05 $40,085.2510400 Signage 125 ea. 75.00 $9,375.00 $46,875.0011310 Appliances (dishwashers icemakers microwaves refrigerators) 6 ea 800 00 $4 800 00 $24 000 00

Projected Cost 5 Floor Cost

Subtotal $756,041.01 $3,780,205.05

G.C. OHP $113,406.15 $567,030.76Appliances (dishwashers, icemakers, microwaves, refrigerators) 6 ea. 800.00 $4,800.00 $24,000.00

12400 Window Coverings (by landlord) 0 0.00 $0.00 $0.0015000 Mechanical System (interior zones) 20,855 s.f. 2.59 $54,014.45 $270,072.2515400 Fire Protection Sprinklers 20,855 s.f. 1.24 $25,860.20 $129,301.0015500 Plumbing 4 1,815.28 $7,261.12 $36,305.6016000 Electrical Lighting (install only-stocked) 321 ea. 67.42 $21,641.82 $108,209.1016001 Specialty Lighting 50 ea. 250.00 $12,500.00 $62,500.0016001 Electrical Plug Load 200 ea. 158.34 $31,668.00 $158,340.0016002 Electrical floor cores 20 ea. 77.80 $1 556.00 $7 780.00

Subtotal $869,447.16 $4,347,235.81

Contingency $43,472.36 $217,361.79

TOTAL $ $ 6 616002 Electrical floor cores 20 ea. 77.80 $1,556.00 $7,780.0016004 Fire alarm system 20,855 s.f. 1.04 $21,689.20 $108,446.0017000 Commissioning 20,855 s.f. 1.98 $41,292.90 $206,464.50

Subtotal $756,041.01 $3,780,205.0515% G.C. OHP $113,406.15 $567,030.76

Subtotal $869,447.16 $4,347,235.815% Contingency $43,472.36 $217,361.79

TOTAL $912,919.52 $4,564,597.60

TOTAL $912,919.52 $4,564,597.60Cost/S.F. $38.87 $38.87

itemized cost comparison +

TOTAL $912,919.52 $4,564,597.60

COST/SF (based on 23,488 NRSF/Floor) $38.87 $38.87

Unit Cost Projected Cost5

SI# Description Qty. Unit 5 Floor Cost05120 Structural Steel 1 l.s. 2,593.25 $2,593.25 $12,966.2506100 Rough Carpentry 250 b.f. 2.51 $627.50 $3,137.5006200 Finish Carpentry/Millwork/upper and lower cabinets 87 l.f. 363.06 $31,586.22 $157,931.1006201 Wood Wall Finish (Elevator Lobby only) 360 s.f. 77.80 $28,008.00 $140,040.0006202 Wood base (base in modular walls) 0 s.f. 0.00 $0.00 $0.00

S d I l i ( f ) f 6 6

modular construction07210 Sound Insulation (conferences) 2,000 s.f. 0.36 $720.00 $3,600.0007211 RA Boots 50 ea. 77.80 $3,890.00 $19,450.0008000 Doors & Frames 9 ea. 561.57 $5,054.13 $25,270.6508001 Double Herculite Entry Doors 2 pr. 5,186.50 $10,373.00 $51,865.0008400 Glass Partitions 450 s.f. 23.86 $10,737.00 $53,685.0008700 Hardware 9 ea. 512.16 $4,609.44 $23,047.2009200 Gyp. Bd. Partitions to grid 486 s.f. 3.69 $1,793.34 $8,966.7009200 Gyp. Bd. Partitions to deck 2,795 s.f. 3.40 $9,503.00 $47,515.00

G Bd P i i l 6 f 6 8 809202 Gyp. Bd. Partitions at columns 2,376 s.f. 2.55 $6,058.80 $30,294.0009201 Gyp. Bd. Finish at perimeter spandrels 1,563 s.f. 0.49 $765.87 $3,829.3509500 Ceiling/Tile (install only) 20,855 s.f. 0.93 $19,395.15 $96,975.7509600 Linoleum 460 s.f. 2.07 $952.20 $4,761.0009650 Carpet/Carpet Tiles 20,000 s.f. 3.19 $63,800.00 $319,000.0009651 Rubber Base (bldg. perimeter and columns) 1,150 l.f. 1.56 $1,794.00 $8,970.0009652 Stone Flooring (Elevator Lobby Only) 500 s.f. 20.75 $10,375.00 $51,875.0009700 fabric wrapped homasote w/ Alum. Trim 300 s.f. 11.04 $3,312.00 $16,560.00

D k f / Al T i f 809701 Dry-erase marker surface w/ Alum. Trim 300 s.f. 13.25 $3,975.00 $19,875.0009702 W.C. @ Core ($8 material) 2,268 s.f. 2.08 $4,717.44 $23,587.2009900 Paint 3,600 s.f. 0.85 $3,060.00 $15,300.0010000 Access Floor System 18,513 s.f. 6.16 $114,040.08 $570,200.4010001 Modular Wall System (doors, hardware, tackwall, writeboard, glass, wood and base) 1,295 l.f. 308.89 $400,012.55 $2,000,062.7510400 Signage 133 ea. 75.00 $9,975.00 $49,875.0011310 Appliances (dishwashers, icemakers, microwaves, refrigerators) 6 ea. 800.00 $4,800.00 $24,000.0012400 Window Coverings (by landlord) 0 0.00 $0.00 $0.00

Projected Cost 5 Floor Cost

Subtotal $976, 428.86 $4,882,144.30

G.C. OHP $146,464.33 $732,321.6515000 Mechanical System (interior zones) 20,855 s.f. 2.59 $54,014.45 $270,072.2515400 Fire Protection Sprinklers 20,855 s.f. 1.24 $25,860.20 $129,301.0015500 Plumbing 4 ea. 1,815.28 $7,261.12 $36,305.6016000 Electrical Lighting (install only - stocked) 321 ea. 67.42 $21,641.82 $108,209.1016001 Specialty Lighting 50 ea. 250.00 $12,500.00 $62,500.0016001 Electrical Plug Load 40 ea. 158.38 $6,335.20 $31,676.0016002 Electrical floor cores 20 ea. 77.80 $1,556.00 $7,780.0016004 Fire alarm system 20,855 s.f. 1.04 $21,689.20 $108,446.00

Subtotal $1,122,893.19 $5,614,465.95

Contingency $56,144.66 $280,723.30

TOTAL $ 8 $ 8 816002 modular electrical (cost included in the access floor) 185 ea. 150.00 $27,750.00 $138,750.0017000 Commissioning 20,855 s.f. 1.98 $41,292.90 $206,464.50

Subtotal $976,428.86 $4,882,144.3015% G.C. OHP $146,464.33 $732,321.65

Subtotal $1,122,893.19 $5,614,465.955% Contingency $56,144.66 $280,723.30

TOTAL $1,179,037.85 $5,895,189.24

TOTAL $1,179,037.85 $5,895,189.24Cost/S.F. $50.20 $50.20

COST/SF (based on 23,488 NRSF/Floor) $50.20 $50.20

itemized cost comparison +

Y Y Y

conventional construction*117, 440 NRSF allows 625 people 188 sf/person

build ut $454 198 Year 1 Year 2 Year 11

June 2008 June 2009 June 2018

rent $1,455,766 $2,495,600 $2,495,600

fi ti $ $ 8 8 $6 8

build out: $454,198furniture: $5,753,750NPV: $21,107,718

reconfiguration $0 $528,480 $631,583

tax/depreciation -$283,132 -$481,828 -$4,725

total $1,172,634 $2,542,252 $3,122,458

cumulative $7,380,581 $9,922,834 $36,406,183

cost ofconstruction:

$6,207,948 cumulative $7,380,581 $9,922,834 $36,406,183$ ,2 7,94

modular construction*98,125 NRSF allows 625 people 157 sf/person

Year 1 Year 2 Year 11

June 2008 June 2009 June 2018

rent $1,216,341 $2,085,156 $2,085,156

build out: $1,491,250furniture: $4,583,750NPV: $17,218,656

reconfiguration $0 $264,240 $315,791

tax/depreciation -$293,025 -$502,153 $0

total $923,316 $1,847,243 $2,400,947cost of

construction:6

cost comparison +cumulative $6,998,316 $8,845,558 $28,985,693$6,075,000

$7.4 million over an 11 year period

$

$40,000,000

7 4 y p

Conventional C i

$30,000,000

$35,000,000

Modular

Construction

Construction

$20,000,000

$25,000,000

$10,000,000

$15,000,000

$0

$5,000,000

2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018

construction cost comparison +

freestanding furnitureg

modular furniture

Approximately 30% less components = 20-30% less initial cost

design considerations +

design considerations +

(li h i )(lighting)cost analysisy

other issues evaluated +

lighting energy comparison

$700,000

$800,000

Base Building$500,000

$600,000

Option A

Current Standard

E Eff U d

$300,000

$400,000Option B

Option C

Energy Efficient Upgrade

State of the Art$100,000

$200,000

Option D

$0

2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018

ROI Lighting +

intangible benefitsHigh performance space with lower cost of operation

flexibilityLonger design duration faster construction

aesthetics

Longer design duration, faster construction

framework for evaluating future projects

conclusion +