DATA CENTER SOLUTIONS - Global commercial real estate services · Cloud and managed services offerings are a maturing ... Auxiliary Equipment Within Data Center Space ... DATA CENTER

DATA CENTER SOLUTIONSCONNECTED. COMMITTED. INNOVATIVE.

Prepared by:Mark BauerManaging DirectorData Center Solutions JLLT: +1 602 282 6259C: +1 602 418 [email protected]

Mark Stratman JrAssociateData Center Solutions JLLT: +1 602 282 6260C: +1 407 557 [email protected]

PING. POWER. PIPE.

Data centers can range from standalone enterprise facilities to multi-tenant colocation facilities. Colocation data centers have the ability to support large enterprises that need multiple megawatts of power or smaller customers needing only a single server or half a cabinet of space. There are benefits to both scenarios, but

more organizations are colocating their servers in order to reduce their capital and operational expenditures. Cloud and managed services offerings are a maturing segment offered by many colocation operators, which allows them to provide a scalable infrastructure with the ability to run a “lights out” configuration.

Traditionally, the evaluation of a data center included ping, power, and pipe – connectivity and bandwidth, available power, space, and cooling infrastructure; but sustainability and flexibility are becoming increasingly important in determining the total cost of ownership or occupancy.

Sustainability. Flexibility.

DATA CENTER STRATEGY

We assist tenants with data center real estate requirements. We will reduce your risk, validate and support your decision, put you on an even playing field with landlords and colocation / managed hosting operators and reduce your TCO (total cost of ownership), by leveraging the market in a competitive, strategic, process-driven environment.

StrategyIn today’s fast-changing business world, a sound data center strategy is essential to the long-term success of an organization.

Without sufficient planning to align real estate and IT needs, data centers can

account for a tremendous and costly impact to your bottom line.

AnalysisThrough our experience, we understand the technical elements that are critical to your

facility including power, cooling, fiber, latency, utilities, redundancy, taxes, construction,

public incentives and security.

ExecutionWhether your goal is to create the most

environmentally sustainable enterprise data center or to find a cost effective hosting or colocation site, we can help design, lease, purchase, finance, build and manage your

mission critical facility.

TAILORED SOLUTIONS

Site Selection Due Diligence Analysis

Colocation

Managed services

Cloud solutions

Containerized environments

Enterprise data centers

Powered shell buildings

Design/build

Greenfield

Business disruptions

Demographics

Power capacities and costs

Tax impacts

Environmental risks

Fiber accessibility

Infrastructure assessment

Service level agreement negotiation

Lease negotiation

Property analysis of land and building

Transaction structure

Financial analysis

Zoning and infrastructure

Easements and other legal issues

Tax implications

Project Development Services

Critical Facilities Management

Design requirements validation

Consultant retention and management

Budget preparation

Due diligence management

LEED certification analyses

Build-to-suit

Project management

Utility procurement

Infrastructure assessment

Move consulting

Systems reliability auditing

Systems and equipment commissioning

Standard operating sequences

Predictive and preventive maintenance

Employee and property specific training

Global failure alert network

Peer operational benchmarking

We understand technology drives your IT decisions. We know how to effectively communicate with IT professionals to ensure colocation and real estate decisions align seamlessly with the technical requirements of your organization.

Capital Markets

Investment property sales

Acquisition underwriting and transaction structuring

Asset-level equity

Value realization strategies

Opinion of value

Acquisition and permanent financing

Bridge and mezzanine financing

Construction financing

Note sales

Corporate Finance

Financing

Lease accounting

Tax and transaction structuring

Global access to capital

Financial planning

Optimize transaction economics

Maximize asset value

NATIONAL SITE SELECTION MATRIXWe provide site selection consulting services for colocation facilities, ground-up builds, and data center retrofits. Our process is designed to provide an in-depth analysis for your IT, procurement, and real estate departments and help communicate your decisions to upper management. Our services range from identifying the top cities and evaluating power considerations, natural hazard risks, latency concerns, energy profiles, water availability, free cooling, labor pools, flight strategy, and tax impacts all the way down to selecting the final location. Our national site selection matrix, shown below, allows our clients to view a dynamically updated “short list” of top markets within the country based on their needs, requirements, and sensitivities to different risk factors.

SERVICE LEVEL AGREEMENT NEGOTIATIONIf your requirement is going into a colocation facility, take advantage of our expertise in negotiating Service Level Agreements. The following aspects are all negotiable: your “upcharge” for mechanical systems (this is sometimes quoted as PUE or cooling factor), a ramp in for your power usage so that you are not paying for power that is not being used on day one, contract renewal negotiations, fees for cross connects, expansion and construction rights, graduated increases in your cost of power/rental rate, and more.

Item Request/Description Vendor Response

3. Facility Criteria (RFP) This section of the document provides details about the Request for Proposal (RFP). OPERATOR - FACILITY ADDRESS - DATE

3Tenant will require 3RD Party audit of security and services on regular basis and/or bridge letters to cover necessary time spans. Please confirm that you can meet to this requirement?

4Tenant will require Yearly validation of Tier 3 + Datacenter classification as defined by TIA-942. Please confirm that you can meet to this requirement?

5Please describe the environment and system monitoring reports, what where, when, how, and why? Also, what reports and real time monitoring does the customers have access to view? Is there a web based monitoring system provided?

6Does the Data Center have an area useable by Tenants for staging equipment?

1Customer shall have the right to install it's own security system for the purposes of monitoring the Premises? Customer shall have "read only" access to Operator's security systems showing/monitoring shared or common areas of the building, including the exterior?

Please provide a list of site security options? (i.e. Video Monitoring Services, etc…)

2Please describe the physical security controls for the building and sight?

3Please provide a copy of your Site Security Plan?

3.10 Security System CriteriaSecurity

Security Services:

Security Controls:

Security Plan:

This RFP constitutes only an expression of interest and shall not constitute a binding agreement between either party.If you have any questions or comments, please call or e-mail us at the following:

Mark D. Bauer Managing Director / National Director Data Center Solutions (DCS) group 3131 E. Camelback Road, Suite 400 Phoenix, AZ 85016 602.282.6259 [email protected]

Please submit your response no later than 00:00 PM on MONDAY DAY, 2013. Thank you for your prompt response and your cooperation. We look forward to working with you.

Auditing:

Tier 3+ Annual Certification:

Operational Reporting:

Equipment Staging Area:

10



12Where are the Emergency Power Off switches located? Are there any provisions to prevent accidental activation of an EPO switch? Will the activation of 1 EPO switch shut down the entire data center?”

13Please describe the physical grounding of the systems and environment?

14Please provide the maximum amount of Power (KVA) which can be used per equipment rack and also the entire space? (We anticipate an ultimate capacity of 10,000 kW for the primary and 10,000 kW for the backup)

15Do you have the ability to provide 208v 60amp 3 Phase redundant power or higher (400/440/480v)? Please describe your capabilities?

16Please provide identification of redundant power providers, substation quantities, locations and paths?

17Please describe in detail the design, configuration (N+N) of the cooling technology that supports the rentable square footage of the Data Center. Please describe in detail the Cooling Tower, Condenser, Water Piping and Pump, Chiller, Chilled Water Piping and Pump and CRAC?

18Describe the distributed cooling ability within the data center, i.e. how water is distributed to end devices within the data center.

19Please describe and provide humidification and dehumidification design of Data Center space?

EPO Design:

Ground Design:

Maximum Power Available:

Redundant Power Configuration Options:

Water Under the Raised Floor:

Redundant Power Providers Identification:

Redundant Cooling Design Description:

Humidification/Dehumidification Design:

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20Please describe measures taken to ensure Data Center space is free of contaminants and pollutants as these contaminants could affect operation and longevity of Data Center devices?

21Please describe building management system utilized to provide central monitoring of critical and mechanical systems?

22Please describe the on-site diesel fuel resources that are available, what kind of fuel quality control program is in place, and what kind of agreements are in place with local fuel suppliers.

1 SSAE 16 and/or SOC 1 & SOC 22 ISO 270013 FedRAMP / FISMA4 NIST5 LEED6 PCI DSS7 HIPAA8 NEBS9 Other - Specify

1Do you provide Carrier Neutral service, locations and ability to redundant path to MPOE or Meet-Me?

1Please identify all carriers currently serving the Premises, including installed capacity, and the availability of adding additional carriers?

Customer currently utilizes the following carriers:

2How many MPOE’s are in place in the facility?

Please describe your degree of compliance (or ability to support Customer's compliance) with the following standards:Certifications and Standards

3.7 Networks and External Carrier CriteriaNetworks

Carrier Neutral Design:

Carriers:

Contaminant and Pollutant Protection:

Building Mechanical Systems Management Systems:

3.6 Certification and Standards Criteria"

On-Site Diesel Fuel:

MPOE/’Meet Me Room’ Quantity:

8



3Customer shall have access to the MPOE or meet-me-room for the purposes of providing and/or access telecommunication services/hardware.

4No initial costs (“NRC”) or monthly-recurring costs (“MRC”) shall be charged to Customer for fiber cross connections used within the facility.

5Please provide any additional information you have to allow for a connection back to dark fiber service.

6Do you have Carrier staff permanently on site? If so, please identify them?

19Describe the areas available for a dedicated Teleco POP space.

1Please describe your typical timeframes for cross connects? (And related charges.)

2Do you provide a “remote hands” service in hourly and bulk models? Please also include rate card with response?

3Please provide a copy of your Operational Plan?

1Tenant will require Monthly reviews of products, services, environmental readings and power utilization. Please confirm that you can meet to this requirement?

2Tenant will require Quarterly operational reviews of products, services, environmental readings and power utilization, space utilization, capacity, billing status and any upcoming initiatives and/or projects. Please confirm that you can meet to this requirement?

Data Center Teleco POP Area:

OperationalCross Connect Lead Times:

Remote Hands:

Operational Plan:

3.9 Operational Reporting CriteriaReporting

MPOE Access:

Cross Connections:

Dark Fiber/Communication Network:

Carrier Onsite Technical Staff:

3.8 Operational Criteria

Monthly Reviews:

Quarterly Reviews:

9



19Please describe methods to minimize dust as well as keep fire-proofing material from flaking?

20Please describe any wall mounted equipment that may reside within the rentable Data Center space (EPO, Life Safety Kit, etc.)?

21Please describe the floor-loading maximum of Data Center space?

22Please describe structural engineering relationship to ensure structural analysis is performed to review reinforcement possibility?

23Please describe seismic installation design requirements within regions necessary?

24Is the Data Center space equipped with EMF Shielding as standard or as an option?

25Please describe water leak detection system?

1Do you support hot and cold aisles?

2Can you provide co-location space on slab vs. raised floors?

3Do you have the ability to provide storage space for operational stores and spare? Please provide location and costing information.

4Can you provide information on site capacity, occupancy trends, future build plans and timelines?

5Please list and describe any attributes that provide your hosting facility a competitive advantage?

Auxiliary Equipment Within Data Center Space:

Maximum Floor Loading:

Structural Engineering Certification:

Seismic Engineering Certification:

EMF Shielding:

Water Leak Detection System:

Dust Protection:

Market Differentiators:

3.4 Data Center Space Design CriteriaData Center Design

Hot and Cold Aisle Design Support:

Describe Floor Design:

Auxiliary Equipment Storage Space:

Site Future Trends:

5



4Have there been any failures during the testing of the generators since the building has been occupied?

5Have you ever had to run on Generators?

6Have there been any failures of the HVAC since the data center has been occupied?

7Have you been impacted by ANY Natural Disasters which were classed as ‘Force Majeure’ Events?

8List and describe any disaster that have affected the region where your data center is located in the last 10 years?

1Please describe Size of the Facility (Total SF)?

2Please describe the size of the rentable Data Center space (RSF) currently available (server area)?

3Please describe capability of Data Center expansion capacity (i.e., Data Center and all critical system environment)?

4Please describe the location of the high & medium voltage electrical rooms and switch gear that support the Data Center?

5Please describe the substation(s) that provide the electrical service and feeders to the Data Center?

6What is the sub-station bus configuration?

7Please describe the size and configuration of the electrical feeds that support the Data Center?

Describe Generator Test Failures:

Describe Your Experience Operating on Generator Power:

Total Rentable Square Footage (RSF):

Expansion Capacity:

Electrical Room Locations:

Describe Electrical Sub-Stations:

Electrical Sub-Station Configuration:

Describe Electrical Feeds to Data Center:

Describe HVAC Failures:

Natural Disasters:

Disaster Impact List:

3.3 Architectural, Electrical and Mechanical CriteriaArchitectural, Electrical and Mechanical

Total Square Feet (SF):

3



9Please describe current Status and condition of Facility (Turn-Key / PoweredShell, etc…)? Is the Data Center occupied? Please provide the current number of tenants?

10Customer shall have the right to design and lay out rack configurations in the Premises.

11Is the Data Center space a shared footprint (Dedicated Computer Suites, Cages, Partially Demised Enclosures, etc.)? What is the method to spearate and isolate your tenants?

12Describe location of facility loading dock in relation to the main security access point into the Data Center. How are the loading docks monitored by security?

13 Data Center Staff Support Rooms:Describe the area available for permanent staff, i.e. conference rooms, break area, and workspace.

1Please provide a description of what should expect to receive at mutual execution of the Lease and how and to what extent will Landlords "base building" improvements be delivered? (would like Condition of Premises for turn-key option, if applicable.)

1Have there been any data center wide outages or limited spot outages since the data center has been occupied? Have there been any other types of incidents that have affected the data center operations since the data center has been occupied? List and describe any data center outages that have happened at this facility in the past 3 years? If an outage occurred, what steps have been taken to prevent a similar outage in the future?

2Have there been any service provider outages affecting multiple customers since the data center has been occupied?

3Have there been any physical or logical security incidents since the data center has been occupied?

Outline Service Provider Data Center Outages:

Outline Security Data Center Incidents:

Describe Facility Condition:

Customer Design Specifications

Dedicated or Shared Space:

Describe Facility Loading Dock:

Customer Day One Expectations:

3.1 Construction CriteriaRequirements

3.2 Historical Performance CriteriaHistory

Outline Historical Data Center Outages:

2


1Please identify the owner(s) and managers of the property and indicate if there is on-site management. Please provide current financial statements and information about Operator as well as contact information for interviews if necessary.

2Please describe location (i.e. Property owner, land and building sizes, construction dates, parking, office space and other relevant information)?

3Is this property located in a 100 year, 500 year flood plain? Please provide the approximate distance to the closest active flood plain? (Please include ALTA/FEMA map)

4Please provide the distance from which the Data Center is located relative to major highways, railways or airports?

5Please describe the natural and physical security surrounding the perimeter of the Data Center (berm, bollards, etc.)?

6Please provide the methods and procedures of the onsite security detail relative to staffing, shift schedules and reporting structure?

7Please describe the methods and procedures by which a tenant would gain access to the facility and the layers of physical security (key card or biometric access required) from the first entry point within the Facility (Point #1 - External) to the tenant's designated computer space within the demised Tenants Data Center (Point #2 - Compute Space)?

8Please describe the operating procedures to gain access to the Data Center as an employee of the Landlord / Operator; as an approved contractor or third party representative of the Landlord / Operator; as an approved contractor or third party representative of the Tenant?

Distance from Major Highways and Airports:

Describe Natural and Physical Security:

Describe Onsite Security Measures:

Describe Access Procedures for Employees, Operators, Contractors:


3.0 Location Characteristics CriteriaRequirements

Ownership and Management:

Location Description:

Distance from nearest Flood Plain:

Describe Building Access Procedures:

1



8Please describe the size and configuration of the medium voltage transformers and switch gear that supports the Data Center? Is the switch gear in an enclosed shelter within the physical perimeter of the Data Center?

9Is the critical and mechanical load segregated by a dedicated Automatic Transfer Switch?

10Please describe if the mechanical system is a centralized chiller plant will water cooled units or are DX units utilized throughout the facility. If a centralized chilled water plant is used, describe the configuration (N, N+1, 2N, or 2N+1) of the chiller plant, the piping system, the CRAC’s and the total capacity (tonnage) of the chiller plant and each chiller.

11Please provide the power redundancy configuration of the CRACs that support the rentable Data Center space.

12Please describe slab to slab clearance within Data Center space.

13Please describe clear height of ceiling within Data Center space from the raised floor level

14Please describe raised floor depth of Data Center space. Is the raised floor accessible by the customer or limited to access by the Data Center Staff? Do you utilize overhead cable trays? What is the size of the tiles, if there are tiles?

15Please describe perimeter walls and doors fire rating?

16Please describe facility and Data Center space fire protection/suppression system?

17Please describe the design and model of the overhead sprinkler systems within Data Center space as well as proximity from the fusible link to the floor of the rentable Data Center space? Is the sprinkler system a pre-action system?

18Please describe type of ceiling within Data Center space?

Mechanical Redundancy:

Please provide power redundancy configuration of Computer Room Air Conditioning (CRAC):

Physical Data Center Clearance:

Physical Height:

Describe the Transformer and Switchgear Configurations:

Mechanical Load Segmentation:

Raised Floor Depth:

Fire Rating:

Fire Protection Systems:

Fire Protection- Overhead Sprinklers:

Ceiling Type:

4



1For the Power Supply, are the utility transformers sized for the entire building load in an N+1 or N+N configuration? N + 1 is a minimum design, N + N is a desirable configuration. Please describe your facility’s design?

2For the utility power, how many power grids supply the building? Are there separate demarcations for them coming into the building? (A desirable design for the Data Center would require minimum of two Power Grids.) Diverse substations would be desirable.

3For the generators, what is the redundant power generating capability for the building? Please describe the redundancy in detail?

4For the Switchgear, can all of the components be hot swapped? Are there any single points of failure?

5For the UPS, are they in air-conditioned rooms, maintained on a 24X 7 basis? Does the design allow bypass for the different circuits? Is the UPS configuration N, N+1, 2N, or 2(N+1)?

6For the Power Delivery, is there any single point of failure in the system?

7Is there Emergency lighting in all areas of the building? How are these powered?

8For Service Provider Entrances, are there at least 2 entrances with diverse routes?

9For the PDU’s, please describe the redundancy and protection in case of failure?

10How many megawatts of breaker power is available to support load within the Data Center?

11What are the current watts per sq. ft. of rentable Data Center space?

3.5 Flexible Power and Cooling CriteriaFlexible Power and Cooling Criteria

Transformer Configuration:

Multiple Power Grids:

Generator Power:

Breaker Power Availability:

Watts Per Square Foot:

Switchgear:

UPS Design:

Power Single Point of Failure:

Emergency Lighting:

Power Service Provider Entrances:

PDU Design:

6

Click here to learn more about the National Site Selection Matrix

SAMPLE PROPOSAL REQUEST

Our process for requesting proposals from colocation operators is very detailed and thorough. Our format accounts for everything from natural and man-made disaster risks to seismic bracing and a ramp for power utilization.

Click here to view a larger PDF version

http://marketing.joneslanglasalle.com/SouthWest/data_center_team/phx/sampleRFP.pdf

http://marketing.joneslanglasalle.com/SouthWest/data_center_team/phx/SiteMatrix.pdf

http://marketing.joneslanglasalle.com/SouthWest/data_center_team/phx/sampleRFP.pdf

Our team tracks an enormous amount of data nationwide for evaluating mission critical opportunities.

Tax

Working with our Business and Economic Incentives practice at JLL, we deliver statutory and discretionary incentives that are freely available and, more importantly, the non-discretionary incentives that are sourced and negotiated after working with local municipalities and economic development groups.

Natural Disasters

Natural disasters are often among the first considerations in any site selection process. However, that does not make them any less critical to understand and analyze.

Utilities

Power has tremendous implications on the total cost of operations for any data center requirement. Beyond understanding the cost of power is the fuel mix and the reliability of the power. Further, understanding the availability of other important utilities such as water, sewer, gas, etc. is imperative for managing risk and total cost of occupancy.

Fiber

With access to the fiber maps for hundreds of carriers nationwide, our group has the capability of evaluating site locations for fiber in the surrounding areas. We have relationships with teams that evaluate the cost to run fiber from an A to Z location compared to finding a lit site.

Flight

With a database of more than 1,500 airports in the country, we track the size of airports, flight volume, capability of handling cargo, and more.

Free Cooling

Free cooling is not just a buzzword anymore. We have the data to support site selections based on the latest ASHRAE standards, resulting in significant cost savings.

Flood

Holding digital flood data for all of the major markets, we have access to the floodways, base flood elevations, 100 year flood plains, 500 year flood plains, and more.

Research

Total Cost of Occupancy (TCO) is an incredibly important aspect in weighing your options. More important is comparing multiple proposals from multiple colocation operators in a true “apples to apples” comparison. One operator might quote an “all-in” cost per kW that does not include hidden fees while another breaks the cost down to power, space, cooling charges, mechanical uplift factors, and connectivity costs. We can help level your options, including lease vs. buy vs. build scenarios, so you understand your true TCO.

Financial Modeling

Analysis as of [ ]

Commit to 500 kW Commit to 2,000 kW Using [ ] Density (154 W/SF) At 200 W/SF At 250 W/SF Using [ ] Density (154 W/SF)Operator [ ] [ ] [ ] [ ] [ ] [ ]Location [ ] [ ] [ ] [ ] [ ] [ ]

Notes

[ ] proposed as [ ] ($1,499 per rack - 8.6 kW to

14.4 kW per rack) throughout the term with adding 10 cabinets per year (5 in beginning, 5 in end of

year) with 50 kW added per year. Ability to go up to 2 MW at any time. Would contractually agree

to preserving 2 MW and associated space; may not be

contiguous, but would be linked with fiber at [ ]'s cost.

Exact footprint of t-scif/slab unknown; estimating at 25

SF/cabinet.

Staged pricing using Level 1 through first three years, Level 2 for remainer. L1 is <8.7 kW/rack. L2 is 8.7kW-14.4kW/rack. Blocks

of power at $150 per kW. Primary/Failover circuit

installations priced in. Rack numbers assumed at 10 kW per rack for total of 200 racks. Exact footprint of t-scif/slab unknown;

estimating at 25 SF/cabinet.

Using estimated installation costs of $750,000 (including tenant's cost of build-out, whips,

cabinets, cabling, etc.) to make even comparison with the numbers quoted by

Switch. Based on DIRECTV's average ramp density of 154 W/SF. Rent based on the amount of power allocated to the square

footage such that the density is 200 W/SF.

Using estimated installation costs of $750,000 (including tenant's

cost of build-out, whips, cabinets, cabling, etc.) to make even

comparison with the numbers quoted by [ ]. Based

on [ ]-preferred density of 200 W/SF. Rent based on the amount of power allocated to the square footage such that

the density is 200 W/SF.




on a theoretical "strong case" density of 250 W/SF. Rent based on the amount of power allocated to the square footage such that




comparison with the numbers quoted by Switch. Based on [

]'s average ramp density of 154 W/SF. Rent based on the amount of power allocated to the square footage such that the density is

200 W/SF.

Term (Months) 120 180 180 180 180 180Date of Availability Q1 2013 Q1 2013 Q2 2014 Q2 2014 Q2 2014 NowRaised Floor Square Footage (Month 1) 125 625 1,623 1,250 1,000 1,623Raised Floor Square Footage (End of Term) 1,250 5,000 7,000 7,000 7,000 7,000Initial Monthly Cost per kW $299.90 $299.90 $140.00 $140.00 $140.00 $140.00Initial Kilowatt Capacity 50 250 250 250 250 250Final Month Cost per kW $345.62 $376.79 $211.76 $211.76 $211.76 $211.76Final Month Kilowatt Capacity 500 2,000 2,000 2,000 2,000 2,000Annual Escalations 3.0% 3.0% 3.0% 3.0% 3.0% 3.0%Uplift 0.00 0.00 1.40 1.40 1.40 1.40Power Expense (kWh) $0.0000 $0.0000 $0.0660 $0.0660 $0.0660 $0.0860

Total Rent $10,872,553 $67,351,391 $35,795,320 $32,168,430 $27,990,993 $35,795,320Total Expenses $0 $0 $13,072,198 $13,072,198 $13,072,198 $17,033,470Total Capital Costs $85,229 $340,914 $750,000 $750,000 $750,000 $750,000Avg. Monthly Base Rent (on NPV) $65,102.65 $230,990.99 $174,784.08 $159,828.19 $144,075.72 $188,454.97Total Pre-Tax Occupancy Costs $10,957,782 $67,692,305 $49,617,518 $45,990,628 $41,813,191 $53,578,790NET PRESENT VALUE @ 5%NPV of Total Occupancy Costs $7,812,318 $41,578,378 $31,461,134 $28,769,074 $25,933,629 $33,921,894

[ ]PRE-TAX OCCUPANCY COST ANALYSIS

Executive Summary

At 200 W/SF At 250 W/SF Commit to 2,000 kW Option A: Commit to 810 kW Option A: Commit to 2,000 kW Option B: Commit to 2,000 kW Option B: Commit to 2,000 kW[ ] [ ] [ ] [ ] [ ] [ ] [ ][ ] [ ] [ ] [ ] [ ] [ ] [ ]



comparison with the numbers quoted by[ ]. Based

on [ ]-preferred density of 200 W/SF. Rent based on the amount of power allocated to the square footage such that





on a theoretical "strong case" density of 250 W/SF. Rent based on the amount of power allocated to the square footage such that


All-in rate / rent includes the cooling factor/uplift. Uplift shown as "1.2" based on estimations of actual PUE (passthrough) in IO

modules.

[ ] originally quoted $0.044/kWh as their rate. However, as a conservative

measure, substituted in the state's national industrial average of $0.0691.

Using estimated installation costs of $750,000 (including tenant's cost of build-out, whips,

cabinets, cabling, etc.) to make even comparison with the numbers quoted by [

]. Six (6) months free rent. ROFR on power above 810 kW. Exact square footages of suites

TBD.


measure, substituted in the state's national industrial average of $0.0691. Using estimated

installation costs of $750,000 (including tenant's cost of build-out, whips, cabinets,

cabling, etc.) to make even comparison with the numbers quoted by [ ]. Six (6) months free rent. ROFR on power above 810

kW, but shown using [ ] ramp. Exact square footages of suites TBD.




cabling, etc.) to make even comparison with the numbers quoted by . Six (6) months free rent. Allocated and guaranteed the full 2 MW. Slight premium for the right and a faster ramp.

Exact square footages of suites TBD.




cabling, etc.) to make even comparison with the numbers quoted by [ ]. Six (6) months free rent. Allocated and guaranteed the

full 2 MW. Slight premium for the right, but shown with [ ]'s ramp. Exact

square footages of suites TBD.

180 180 180 180 180 180 180Now Now Now Q4 2014 Q4 2014 Q4 2014 Q4 20141,250 1,000 924 7,000 7,000 7,000 7,0007,000 7,000 4,620 7,000 7,000 7,000 7,000

$140.00 $140.00 $170.00 $110.00 $110.00 $115.00 $115.00250 250 250 270 250 250 250

$211.76 $211.76 $257.14 $171.23 $171.23 $173.95 $173.952,000 2,000 2,000 810 2,000 2,000 2,0003.0% 3.0% 3.0% 3.0% 3.0% 3.0% 3.0%1.40 1.40 1.20 1.40 1.40 1.40 1.40

$0.0860 $0.0860 $0.0670 $0.0691 $0.0691 $0.0691 $0.0691

$32,168,430 $27,990,993 $43,407,540 $18,732,709 $28,698,480 $37,265,109 $29,191,424$17,033,470 $17,033,470 $11,374,510 $9,381,187 $13,686,195 $17,584,430 $13,686,195

$750,000 $750,000 $750,000 $750,000 $750,000 $750,000 $750,000$173,499.08 $157,746.61 $189,891.62 $106,608.33 $147,786.62 $192,454.75 $149,505.33$49,951,900 $45,774,463 $55,532,050 $32,849,096 $48,948,675 $63,069,539 $49,441,619

$31,229,835 $28,394,389 $34,180,492 $19,189,499 $26,601,592 $34,641,856 $26,910,959

To see a larger PDF version of this sample TCO, click here

http://marketing.joneslanglasalle.com/SouthWest/data_center_team/phx/sampleFinancials.pdf

Data Center DashboardWe are actively involved in each of the top data center markets across the country. Using our dashboards, we track the availability of wholesale and retail colocation facilities, as well as buildings suitable for data center conversions and greenfield sites that lend well to build-to-suit projects. JLL’s Data Center Solutions practice monitors activity and maintains an inventory for the top markets nationally and internationally. Here’s just a sample of markets captured:

PhoenixPhoenix is no longer just an emerging market for data centers in the United States. As a hub for enterprise data centers in the Southwest, Phoenix is a top tier market and is poised for growth.

Los AngelesThe entertainment and media capital of the US is a hub for data center activity on the West Coast. The City of Angels is one of the entry points for the Trans-Pacific fiber cables lending to excellent connectivity for overseas operations.

Bay AreaWith a rich and detailed history of IT operations and entrepreneurial enterprises, Silicon Valley is well regarded as the birthplace for data centers in the country. With an influx of new space in the Bay Area, there are new opportunities for data center users.

New York/New JerseyBeing a key point of influence for North American and European fiber networks, New York continues to be a favorable market. The Big Apple is headquarters to many Fortune 500 companies and has many purpose-built facilities.

ChicagoBeing the third largest metropolitian area by population, Chicago has an influx of carriers and providers. One major driver for its data center market is financial services companies

DallasDallas remains one of the strongest data center markets in the country and continues to see steady growth. Its diverse economy and geographically neutral location are important factors to Dallas/Fort Worth’s data center market.

Due Diligence

We maintain a comprehensive database of data center opportunities across the country. We identify a range of information from power and environmental concerns to connectivity. At the property level, we verify and evaluate the risks, including environmental concerns, supporting infrastructure, uptime history, long-term viability of power, the ability for future expansion and more.

Digital DataOur digital datasets of fiber lines, substations, transmission lines, flood zones, utility territory data, colocation facilities and more give us the flexibility and agility to save time and improve accuracy in the due diligence process.

Northern VirginiaNear the nation’s capitol, Northern Virginia houses a well developed data center market. This area serves well for financial institutions as well as government entities.

MinneapolisMinneapolis has experienced an emergence of data center activity, bringing a host of new providers to the colocation market. With new legislative tax incentives, the data center landscape has dramatically shifted and is starting to compete on a national level for enterprise colocation users.

Stuart CoxToronto, Ontario

Jonathan MeiselTom ReillySumner PutnamNorthern New Jersey

Jeff GrohAllen TuckerNorthern Virginia

Conan LeeDanny Jackson

Seattle, Washington

Chris SumterRyan Atkinson

Northern California

Matt Carolan Sean Reynolds Andy Cvengros

Chicago, Illinois

Darren EadesSouthern California

Mike Dolan Ryan FetzAtlanta, Georgia

Hector KlerianMexico City, Mexico

AMERICAS TEAM LEADSMark Bauer

Bo BondJonathan Meisel

James QuinnGary YoumNew York, New York

Brian Brenner Ken TangHong Kong

APAC TEAM LEADJordan Berryman

Sydney, Australia

Mark Bauer Phoenix, Arizona

Simon WilliamsParis, France

Brian Ginkel Brett SeversonMinneapolis, MN

Shannon RobertsonBuenos Aires, Argentina

Marcelo ValdezSao Paulo, Brazil

Andrew Tangye Tahlil KhanJoshua Daly

Singapore

AMERICAS

Critical Environment Operations: Eric AdrianProject & Development Services: Spencer JurmanCorporate Finance: Tim Jordan, Dan BrysonCapital Markets: Michael Hochanadel

APAC

Critical Environment Management: Greg Wallace APAC Chair (Australia), Robert Timmermans (Singapore), Rajat Malhorta (India),

Project & Development Services: Ralph Davidson (Singapore), Corporate Capital: Rohit Hamnani (Hong Kong)

EMEA

Critical Facilities Management: Gordon Hollingsworth (London)

Bo BondAli Greenwood Curt Holcomb

Dallas, TX

Andrew CampbellPerth

Stuart RossAllen Chen

China

Neil HitchenTakanori Hayashi

Japan

We have dedicated team members spanning the globe to focus solely on data center real estate and colocation services. These highly skilled professionals utilize our integrated data center solutions platform to find the best solution for each client’s unique critical environment need which translates into a true business advantage for you.

Mark Bauer

NATIONAL DIRECTOR / MANAGING DIRECTOR

DATA CENTER SOLUTIONS (DCS) GROUP

3131 East Camelback Road Suite 400 Phoenix, Arizona 85016T +1 602 282 6259 M +1 602 418 7619 F +1 312 938 [email protected]

Mark Bauer has been involved in commercial real estate for over 27 years and has specialized in the data center and colocation industry for the past 15 years. Mark has served as an advisor to tenants, landlords, buyers and sellers, as well as serving as national consultant to a number of brokers, clients and data center developers across the United States. Mark’s experience includes an in-depth knowledge of the data center and telecommunications industries that assists clients with their mission-critical deployments of primary and disaster recovery data center needs. Mark has established himself as a master leader and recognized expert in his field and is a Managing Director and National Director at JLL in their Data Center Solutions (DCS) group that focuses on globally representing companies with their real estate planning and the execution of mission-critical data center relocations and expansions. His experience in the growing multi-tenant data center environments (colocation and wholesale colocation) is unmatched in the industry.

PROFESSIONAL AFFILIATIONS / ACCREDITATIONS

Arizona Technology CouncilNational Association of Industrial and Office Professionals (NAIOP)AFCOM Member7x24 Exchange Arizona Chapter Board MemberJones Lang LaSalle Data Center Solutions group

EDUCATION

University of Minnesota, Bachelor of Arts, Business and CommunicationsArizona Real Estate License

Mark Stratman Jr

ASSOCIATE

DATA CENTER SOLUTIONS (DCS) GROUP

3131 East Camelback Road Suite 400 Phoenix, Arizona 85016T +1 602 282 6260 M +1 407 557 6597 F +1 312 938 [email protected]

Mark Stratman Jr is an Associate in the Data Center Solutions (DCS) group of JLL. Prior to joining JLL, Mark worked as a mortgage origination officer for JP Morgan Chase, where he acted not only as a salesperson but also a consultant to help clients gather a deeper understanding of their personal finances to achieve the dream of homeownership. With his finance background, Mark carries an analytical understanding of evaluating rent structures and fees associated with mission critical real estate. As a part of the DCS group, Mark assists in site selection searches, colocation service level agreement negotiations, and financial analysis models which includes evaluating total cost of ownership and occupancy. Mark graduated from Florida State University with a Bachelor of Science in Finance and Real Estate as well as a minor in Entrepreneurship.

PROFESSIONAL AFFILIATIONS / ACCREDITATIONS

Arizona Technology CouncilNational Association of Industrial and Office Professionals (NAIOP)AFCOM Member7x24 Exchange Arizona Chapter \ MemberJones Lang LaSalle Data Center Solutions group

EDUCATION

Florida State University, Bachelor of Science, Finance and Real EstateArizona Real Estate License

SIGNIFICANT ASSIGNMENTS

• Banner Health - Strategic consulting for new data center development, lease colocation versus build to own in Phoenix, Arizona

• i/o Data Centers - Phoenix ONE Headquarters and Data Center ±530,000 SF - Long term lease and acquisition - 615 North 48th Street, Phoenix, Arizona | www.iodatacenters.com

• i/o Data Centers - Scottsdale ONE Data Center ±125,000 SF - Building acquisition and lease - 8521 East Princess Drive, Phoenix, Arizona | www.iodatacenters.com

• Digital Realty Trust - Multi Tenant Data Center ±400,000 SF - Sale and leasing - 120 East Van Buren Street, Phoenix, Arizona | www.digitalrealtytust.com

• ASU Research Park – Digital Realty Trust Single Tenant Data Center ±78,000 SF - Sale and leasing - 2055 East Technology Circle, Phoenix, Arizona | www.digitalrealtytust.com

• eBay – Mega Data Center Build-to-Suit ±500,000 SF in Salt Lake City, Utah | 10 MW Colocation in Phoenix, Arizona- Multiple strategic consulting assignments - Sale and leasing | www.ebay.com

• GoDaddy Software – Multiple Data Centers ±300,000 SF Total - Sale and leasing in Phoenix, Arizona | www.godaddy.com

• American Express - 30 MW Build-to-Suit - National Site Selection - Dual Data Centers, Worldwide Operations in Greensboro, North Carolina | www.americanexpress.com

• Charles Schwab - 27,000 SF, 1.8 MW, Colocation, - Strategic consulting for redevelopment in Phoenix, Arizona

ACCOMPLISHMENTS

• 8 million square feet of total transactions

• 3 million square feet of technology transactions

• Over 860,000 MW of power transactions

• Negotiated over $3.4 billion in total transaction consideration

• 28 years of commercial real estate experience with nearly two decades of data center advisory services

• DirecTV - Multiple Colocation, 3 MW in Phoenix, Arizona and 2 MW in Denver, Colorado

• Toyota Financial Services, 1 MW in Phoenix, Arizona and Dallas, Texas - Primary and backup facilities

• CyrusOne - Data center sites section consulting - 110 MW development in Chandler, Arizona

• State Farm - National data center consulting and site selection

DATA CENTER SOLUTIONS

CLIENTS REPRESENTED

Aetna HealthcareAmerican ExpressAPlusNetArizona State UniversityBanner HealthCyrusOneBoeingDigital Realty TrustDirecTVeBay Data CenterGo Daddy SoftwareGuitar Centers, Inc.HomeStore.comInSite OneIO Data CentersJDA SoftwareMaricopa Community CollegesMega Life and HealthNvidiaPlaza CompaniesRental Service CorporationScottradeStarwood Hotels & ResortsSterling PartnersToyota MotorsT-SystemsUniversity of PhoenixVerizon CommunicationsWells Fargo

CLIENT REFERENCES

Kevin KearnsSenior, Global Real Estate [email protected]: +1 408 967 2987

Paul SantanaDirector, Global Data Center [email protected]: +1 408 967 7580

Tim ConlonReal Estate [email protected]: +1 310 468 3521

Steven EngererNational Manager, Director of IT Enterprise [email protected]: +1 310 468 7662

DATA CENTER SOLUTIONS

Mark WalkerDirector of [email protected]: +1 415 738 6551

A. William SteinCFO & Interim [email protected]: +1 415 738 6500

Steve GanalonDirector, Corporate Real [email protected]: +1 310 964 2624

Dennis FlemingSenior Vice [email protected]: +1 310 964 1540

Hillary HatchVice President, Real [email protected]: +1 310 964 5252

Mark DuplessieDirector, Corporate Real EstateMark.Duplessie.Schwab.comT: +1 602 977 4396

Brian ColonnaVice President, Corporate Real [email protected]: +1 415 667 4707

Kevin TimmonsChief Technology [email protected]: +1 513 421 0133

Gary [email protected]: +1 513 397 7566

JLL(NYSE:JLL) is a professional services and investment management firm offering specialized real estate services to clients seeking increased value by owning, occupying and investing in real estate. With annual global revenue of $45 billion, JLL operates in 75 countries with a global workforce of approximately 53,000. When you partner with JLL for your critical environment real estate needs, you get a dedicated, experienced, global team. To learn more about how JLL can provide you real value in a changing world, please contact any of the professionals below. www.us.joneslanglasalle.com/datacenter.com

© 2015 Jones Lang LaSalle IP, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however, no representation or warranty is made to the accuracy thereof.

Mark Stratman JrAssociate3131 East Camelback Road, Suite 400Phoenix, Arizona 85016 tel +1 602 282 6260cell +1 407 557 [email protected]

Mark BauerManaging Director3131 East Camelback Road, Suite 400Phoenix, Arizona 85016tel +1 602 282 6259cell +1 602 418 [email protected]

Documents

DATA CENTER SOLUTIONS - Global commercial real estate services · Cloud and managed services offerings are a maturing ... Auxiliary Equipment Within Data Center Space ... DATA CENTER