Burns & McDonnell RFP Response_FINAL

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REQUEST FOR PROPOSAL

12. Provide a detailed plan of the proposed approach and available tools to market and identify real estate options and the process for evaluating these options, and developing a short list and recommendations for review for the projected Denver office expansion. The following is a detailed outline for the three (3) phases (Design/Diagnosis/Delivery) our team will follow as part of a large HQ requirement. Additionally, we’ve highlighted the suite of technology tools we would utilize throughout the evaluation process on the subsequent pages. Typically, we would be engaged at least 18 months in advance of a lease expiration date for a project of this size, so if engaged we’ll immediately work with the B&M team to determine where we can cut time out of the schedule without compromising our leverage to drive the most value for B&M . We do believe we are uniquely positioned to execute this transaction in the most efficient and timely manner in comparison to our competitors for three distinct reasons: 1. Steven Billigmeier and John DeHardt have a long history of working with B&M, know all of the key individuals at B&M involved with real estate, and have negotiated all of the leases/expansions for B&M’s current facility in Denver. 2. C&W has the highest market share of large tenant rep transactions in the southeast suburban submarket. The local large deal experience will allow the team to leverage prior negotiations at many of the top properties in consideration. 3. The unparalleled experience by C&W’s Workplace Strategy team representing the largest engineering firms provides immediate access to industry trends and benchmarks.

DISCOVERY

DIAGNOSIS

DELIVERY

OBJECTIVE: To complete a deep dive of client’s objectives and develop a strat egy for the project. DURATION: 90 Days

OBJECTIVE: To thoroughly evaluate all options to formulate a recommended course of action DURATION: 120 Days

OBJECTIVE: To leverage all of the due diligence completed during the prior phases in order to maximize the best outcome for the client. DURATION: 270 Days until Lease Commencement

PROJECT KICKOFF MEETING

WORKPLACE STRATEGY STRATEGY

MARKET EVALUATION FINANCIAL & COMPARATIVE ANALYSIS

SPACE & BUILDING DUE DILIGENCE

NEGOTIATIONS

LEASE REVIEW & EXECUTION

PROJECT MANAGEMENT

LEASE AUDITING & ONGOING SERVICES

DEVELOPMENT

30 days INITIATIVE OBJECTIVE SCOPE OF SERVICES WORK PRODUCT DELIVERABLES

45 days

45 days

60 days

60 days

60 days

60 days

60 days

150 days

150 days

To establish and develop a framework for delivering a successful transaction

To understand current trends in workplace strategy and discuss a customized approach that works best for the client’s business objectives and budget.

To summarize prior findings to create strategies for maximizing success.

To complete a comprehensive survey of the market and filter through the options.

To analyze and have an in-depth understanding for the quantitative and qualitative aspects of the potential buildings.

To evaluate design and cost of the space plans in order to guide the schedule, budget, and negotiations.

To leverage market conditions and knowledge of the landlord’s position to achieve the most cost effective, beneficial, and customized office possible in line with previously defined objectives. 1. Engage in as many rounds of counter proposals as necessary to achieve desired

To finalize lease, space planning, construction budgets, etc.

To complete all construction, punch list items, and manage the entire move.

To limit real estate costs throughout the life of the lease through annual audits and manage key lease dates.

1. Engage C&W

1. Finalize construction documents 2. Manage and monitor construction 3. Coordinated weekly progress calls 4. Conduct architect/ engineer walk through and provide detailed list/report of contractor deficiencies 5. Initiate move coordination 6. Conduct post-move set-up and systems

1. Finalize space planning and pricing 2. Conduct word by word

1. Engage architect to complete initial space plans and pricing detail 2. Identify and refine construction budget and schedules based on pricing estimates from space plans 3. Building systems due diligence 4. Verify the workplace strategy has been implemented into space plans 5. Engage FF&E vendors

1. Distribute RFPs or proposals to candidates

1. Initial long list surveys of all on/off market opportunities 2. Identify candidate buildings 3. Conduct site tours DISCOVERY

1. Review market conditions and trends 2. Review and finalize

1. Define project goals and develop project vision 2. Document existing space utilization and production patterns via leadership interviews and employee surveys 3. Create strategy for future space utilization and generate corresponding space budget 4. Analyze how best

1. Review current lease situation 2. Discuss team members and their roles/ responsibilities 3. Establish preferred channels for correspondence and regular meetings 4. Define project schedule and timeline

lease auditor and administrator 2. Initiate annual lease auditing program that meet the clients specific needs 3. Actively review for errors in invoices and identify significant opportunities for savings 4. Review CAM, utility, and operating expense reconciliations 5. Upload lease dates into C&W’s Salesforce program to notify of key notice dates throughout the term of the lease • Salesforce Database Management • Lease Audit Summary Report (Annually)

DIAGNOSIS

DELIVERY

review of the draft lease document to

2. Initiate blocking plans with C&W’s workplace strategy team 3. Evaluate location and commuting challenges 4. Conduct comparative financial analysis 5. Schedule secondary tours as necessary 6. Determine short list

the agreed upon requirement and budget 3. Develop strategy

ensure that the terms negotiated are clearly set forth as agreed 3. Coordinate legal ensure that the terms negotiated are clearly set forth as agreed 4. Coordinate legal review with all parties involved 5. Execute lease and distribute originals 6. Follow up with estoppels, SNDAs, etc. • Consolidated Lease Comments & LOI Comparison • Fully Executed Lease • Lease Abstract - New Lease review of the draft lease document to

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for maximizing leverage in the

market incorporating objectives reached by workplace analysis and financial goals. 4. Evaluate all alternative strategies including renewals and purchases Project Kickoff

Workplace Strategy

practices may apply to client’s goals and objectives

Strategy Development

Market Evaluation

• Project Management Report

• Fully Executed LOI

• Space & Pricing Plans • Architectural & Engineering Firm Evaluation • General Contractor Cost Comparison • Pricing Estimate Summary Space & Building Due Diligence

• Market Survey Book - Long List • Tour Books

• Request for proposals • Blocking plans • Location analysis • Quantitative & Qualitative Analysis

• Surveys & Assessments • Space Budget

• Market Report • Requirement &

• Kickoff Meeting Agenda • Lease Abstract - Existing Lease • Customized Project

Financial & Comparative Analysis

Strategy Summary

• Rough Order of

Magnitude (ROM) Budget Summary

Timeline (Discovery, Diagnosis & Delivery)

Negotiations

Lease Review & Execution

A “Project Strategy Report” that includes a comprehensive summary of the work product produced during the Discovery phase that will provide the guiding principles for the requirement.

A “Real Estate Brief” that includes a comprehensive summary of the work product produced during the Diagnosis phase that will provide extensive data to maximize the leverage during the negotiations.

A “Closing Book” that includes a copy of the fully executed lease, final financial analysis, lease abstract, floor plans, and primary contacts.

Project Management

Lease Auditing & Ongoing Services (Full Lease Term)

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M O N T H

Signed LOI

Signed Lease

Lease Expires / Move Date

Kickoff Meeting

19 RFP for Real Estate Services BURNS & MCDONNELL