Embed Size (px)
Citation preview
ALTERNATIVE WORKPLACE SOLUTIONSJune 4, 2018
2
Today’s Presenters
State of Tennessee Real Estate Asset Management
John HullDeputy Commissioner
Jennifer MurphyExecutive Director of Real Estate Strategy and Workplace Planning
Kevin PowellDirector of Facilities Management
3
Who is STREAM?
• Business Functions▫ Capital Projects▫ Leasing▫ Facilities Management▫ Strategy▫ Acquisitions/Dispositions▫ Compliance▫ Workplace Planning and
Design
• 96 staff members• We manage:
▫ 900,000 Acres▫ 5,000 buildings, totaling
34M sq. ft.
4
Guiding Principles
5
Overview of Real Estate Portfolio
General Gov’t 34M
Higher Education 63M
State Portfolio97M SF
State Map – General Gov’t Owned and Leased Properties
84% owned 16% leased
6
Downtown Nashville Office Submarket Facts
2,900,00019%
12,700,000
81%
Inventory SFState-owned Remaining Inventory
15.9M Sq. Ft.Office Space
Source: CoStar, Downtown Office Submarket, Nashville, TN Report; 13 Mar 2018
WHERE WE WERE…
8
Where we were – 2011
9
Where we were – 2011
10
Where we were – 2011
11
Where we were – 2011
12
Where we were – 2011
13
Where we were – 2011
14
Where we were – 2011
15
Where we were – 2011
Air filters in some buildings had not been cleaned/changed in at least 10 years.
Air filtration room in Legislative Plaza/War Memorial had not been opened in over 20 years.
16
Where we were – 2011
BEFORE: 11 windows fell out of the Polk Building from not correcting a glass to frame separation.
17
Where we were – 2011
Storage room was cluttered and had an oil spill near the drain, increasing risk of environmental pollution and plumbing and/or electrical system failure
Main electrical switch gear was next to a urinal,
creating a life/safety issue and increased risk of
electrocution and/or fire
STATE OF TN – OUR STATS
19
Tennessee State Statistics
42,000General Government employees
LargestEmployer in the state
$37 Billion BudgetReal Estate is the 5th Largest Expense
20
Tennessee State Statistics
Almost an hourAverage one-way commute time in Metro Nashville
< 2%Of employees worked from home
8% - 10%Average number of employees out on leave on any given day
21
Tennessee State Statistics
47Average age of State employees
46% of State employeesare within 5-10 yrs. of retirement
$42,723Average income of a state employee
22
Desirable Employee Benefits
23
The Opportunity
• Increased productivity and flexibility for our employees• Changing the culture of State Government• Recruitment and retention of top talent• Better customer service for our citizens• Lower cost of real estate – better space utilization
INTRODUCING AWS
25
What is AWS?
Alternative Workspace Solutions (AWS) is a physical and cultural transformation using non-traditional workspaces to promote efficiency and flexibility
“It’s really the idea of letting people work how they work best,for the job they are currently doing.”
26
Three Categories of AWS
Work from Home
Free Address
Mobile Work
27
Cultural Analysis Exercises
Cultural Activity
Image Activity Work Styles ExerciseFocus Group Session #1 Focus Group Session #2
28
Cultural + Space Analysis
29
What Does AWS Look Like?
30
What Does AWS Look Like?
Mapping out floor plans for an upcoming DOHR move.
This will result in a 32% reduction in their square footage.
TENNESSEE TOWER, 16TH FLOOR TENNESSEE TOWER, 17TH FLOOR
ARC FREE ADDRESS HR OPS
QA / REC ER/LEGAL
ARC ASSIGNED HR BP
SLS EXISTING CFG / UNUSED SPACE
COMMISSIONER FREE ADDRESS
31
State Offices – 2017
Heads down work stations, with sit-stand desks
Open, collaborative workspaces
32
State Offices – 2017
A variety of seating options to
suit how the employees need to
work that day.
33
State Offices – 2017
“Enclaves” for smaller group meetings that require privacy
All employees are assigned lockers for their personal belongings
“Teaming” spaces
34
State Offices – 2017
Collaboration Spaces for Group Work
Casual Seating Options
Heads Down Work Spaces for Concentration
35
State Offices – 2017
Updated break rooms
Updated conference rooms
36
Implementations
73% 71%
26% 28%
0%
10%
20%
30%
40%
50%
60%
70%
80%
TDFI ECD TDVS F&A
AWS Implementation% Reduction
More than 103K sq. ft. reduction$2M + Rent Reduction
Currently 4,000 Tennessee Employees are participating in an AWS arrangement
37
50% 49% 46%42%
24%
13%
0%
10%
20%
30%
40%
50%
60%
DHS C&I DIDD DoHR DCS TDOT
Current AWS ProjectsEstimated % reduction
Reducing Space Needs
Estimated reduction of more than 176K sq. ft.$3.5M Rent Reduction
HOW DOES AWS AFFECT FACILITIES?
39
SMART BUILDINGS: Advanced Sequence of Operation
40
Utilization of Systems – Access Control
41
Utilization of Systems - Access Control
42
Utilization of Systems
43TN Tower Citizens Plaza
Utilization of Systems
44
Utilization of Systems
Occupied77%
Vacant23%
Tn. TowerSpace Utilization
45
Utilization of Systems – Occupancy Sensors
46
Utilization of Systems – Occupancy Sensors
47
Utilization of Systems – Occupancy Sensors
OUR RESULTS
49
A Success Story – DHS Memphis
Attendance rate on first day in new space was 100%
Wait time in old locations was 2 ½ hours, now it’s documented at 2 ½ minutes.
50
A Success Story – TDFI
Citizens PlazaTotal Square Footage:
18,448
Citizens PlazaTotal Square Footage:
18,448
TN TowerTotal Square Footage:
9,408
TN TowerTotal Square Footage:
9,408
Rent Reduction: $481K
2015 2017
Dept. of Financial Institutions Example
51
Tracking Tennessee’s Reductions
52
Things to consider
• HR▫ Policies▫ Training (Management and
Employees)
• Technology• ADA Accommodations• Personnel Performance
Evaluations
• Parking• Current Building Systems /
Security• Financial
▫ Costs and Benefits ▫ Swiss Cheese / Rent Gaps
• Culture
53
Questions?
53
Nothing stops an organization faster than people who believe that the way they worked yesterday is the best way to work tomorrow.
– John Madonna, Former Chairman and CEO of KPMG International
