RM BRADLEY Commercial Brokerage & Property Management PAYMENTS CASE STUDIES The Bushnell Center for the Performing Arts, Hartford, CT Reducing energy consumption at this century old Connecticut treasure became a high priority at The Bushnell, and critical to sustaining a healthy bottom line. Electricity makes up 53% of the organization's overall energy expense, as lighting is a critical component of every performance. A best practices approach to management, combined with technology expertise has allowed us to reduce energy consumption significantly in the last ten years. The Belding Proscenium 1,620 tiny light bulbs create a beautifully lit image over the stage. Each lamp burns 5 watts and requires replacement every other year, at a cost of $2.15 plus significant labor costs. In 2008, we replaced all the bulbs with custom designed LEDs that last 20x longer, and use 62% less electricity. Annual estimated savings: $10,341 Savings over 10 years: $112,000 The Mortensen Torchieres The Mortensen Theater features ten beautifully illuminated sconces, which are a key design attribute of the theater. However, their short bulb lifespan made them a maintenance and budget challenge. We were able to identify a specialty lamp that would produce the same look and feel of the old sconce, last 25 times longer, with five times less energy. Annual estimated savings: $4,192 Savings over 10 years: $57,000 Barings LLC Over the last 25 years, RM Bradley has represented Barings LLC as managing and leasing agents for eight office buildings totaling nearly 875,000 square feet located in the Boston and Hartford marketplaces. RM Bradley has assisted Barings in achieving the highest rental rates in the various marketplaces we have worked together. Barings relies on RM Bradley for local market knowledge, providing a tremendous tenant retention program and brokerage skills to attract new tenants to their properties. Our services for Barings have included due diligence reviews for property acquisitions, assessing building infrastructure and conditions, overall operational efficiencies and obtaining Energy Star certifications. Our construction management group assigned to the Barings account has been actively involved in maintaining and enhancing each property. Projects undertaken have included over 500,000 square feet of tenant build-out or renovations, building envelope repairs, major HVAC replacements, ADA compliance and energy efficiency programs. Our finance and accounting group provides support to our operations staff with full service financial reporting/lease administration and record keeping, customized to meet the needs of Barings. Energy Efficiency Programs, Boston, MA RM Bradley has notable experience in creating significant cost savings through the re-engineering of utility consumption. Specific projects have included lighting retrofit programs, installation of state of the art Direct Digital Control (DDC) systems, and the installation of variable speed drives. Our approach in this area is to undertake an energy audit by the Operations/Engineering staff at each facility to determine the overall condition of mechanical/electrical systems and to determine the applicable energy conservation measures currently in place. From the initial audit we then concentrate on the existing facility preventive maintenance programs and determine the level of existing operating efficiencies. Having completed these exercises, the specific systems/equipment are segmented and categorized into groups, potential level of opportunity and required investment to achieve any projected savings. We then develop short and long term strategic plans with specific process flows for specific areas of opportunity. As an example of our achievements in the area of energy efficiency , energy conservation measures and programs implemented at a 900,000 square foot mixed-use facility in Boston, MA., resulted in decreased electrical consumption of over 2.3 Million KWH annually, representing an 18% reduction. Our efforts at the this facility began immediately upon our award of the management contract with a two-phase energy conservation program. Phase I was comprised of a lighting retrofit which entailed changing over 16,000 lighting fixtures throughout 880,000 square feet of building space and encompassed replacement of incandescent lighting with compact fluorescent lighting, upgrading the existing fluorescent lighting with brighter and more efficient T-8 tubes and replacing electro-magnetic ballasts with new electronic ballasts. In addition, the perimeter offices had electronic dimming ballasts installed. These ballasts have fiber optic sensors which automatically dim the light down to a minimum 5% lighting output to maintain the ambient office illumination levels of 35 foot candles at desk level. Phase II of the project consisted of specific energy conservation programs which further reduced electrical consumption at the facility by approximately 750,000 KWH annually. The most significant energy conservation program was the installation of a new Direct Digital Control (DDC) Energy Management System. Utilizing state-of-the-art computer technology this EMS allows Building Control personnel to monitor and operate the building more efficiently. The DDC system is capable of calculating optimum start/stop times for the building equipment based on inputs such as space and outside temperatures. The system also monitors the electrical demand, and will shed non-essential loads once the demand rises to a pre-determined limit. Phase II also involved the conversion of the chiller plant to variable flow primary/secondary pumping, and the conversion to a stratified thermal storage system which upgraded the plant to its highest load management potential, reducing electrical consumption by approximately 350,000 KWH annually. These conversion recommendations were based on research and experience gained in the thermal storage field since the completion of the existing plant design. Fair City Mall, Fairfax, Virginia Fair City Mall, a pioneering suburban shopping development when it was built 40 years ago, has been reborn. Major transformations include the addition 19,500 sq ft of retail space, relocated, remodeled and reconfigured tenant space, outdoor lighting and parking lot improvements. New to the mall are the City of Fairfax's first and only Best Buy and DSW Shoes with new and improved brick façade treatments to continue the historic colonial-like appearance of the City of Fairfax's buildings. Fair City Mall has been a part of the City of Fairfax community for many years. The ownership is proud to have made a major investment that will enhance the gateway to the City of Fairfax. The Gold Building, Hartford, CT One Financial Plaza, Hartford's Gold Building, was built in 1973 and was one of Hartford's first Class-A office towers and has become an icon for the city and home to some of the biggest names in corporate America. However, the building began to suffer some image problems by the 1990's, mostly due to its aging infrastructure. Fortunately, the building has enjoyed a great roster of tenants, as well as supportive ownership lineage, with United Technologies owning the building in the 80's, The Principal Financial Group owning it in the 90's, Talcott II Gold, LLC owning it until 2019 and LS Gold LLC recently purchasing the building. Each of these owners have reinvested in the building so that it remained a competitive office tower. RM Bradley, has been the building's property manager since it was opened in 1973. Under the management of RM Bradley and with the foresight of its owners, One Financial Plaza has undergone a transformation. The first and most visible project entailed a complete public area renovation including lobby updates with granite floors, custom designed lighting, new signage, new revolving doors and an architecturally sculpted ceiling. In addition, each multi-tenant floor was completely remodeled including lighting, carpeting, ceilings and wall covering. Estimated at approximately $2 million in total, these improvements brightened the image of the building for visitors as well as tenants. As a result of these improvements, One Financial Plaza consistently has one of the highest occupancy rates in the city.. This project included complete replacement of the 12 passenger elevators as well as nearly $450,000 worth of cab interior upgrades. Behind the scenes, the work was only just beginning. The original chillers were replaced with state of the art energy efficient machines at a cost of nearly $1.5 million. A cooling tower replacement a few years later at a cost of $1.2 million rendered the buildings' air conditioning system virtually brand new. The attached eight-story parking garage has also had extensive structural and aesthetic remodeling that includes waterproofing, energy efficient lighting, and façade repair. It also included a state of the art revenue control system. Finally, the building has undergone a complete replacement of its fire alarm system at nearly $1.3 million. This is the third such system upgrade in the buildings history which illustrates the dedication ownership has had for tenant life safety. All of these projects have been completed under the oversight and management of RM Bradley, with careful attention not to cause disruption to tenant comfort. As a result, the the building maintains a nearly 100% occupancy rate as a result of these improvements. One Financial Plaza might be one of Hartford's earliest Class A buildings, but as a result of diligent management and generous ownership, it has become one of Hartford's newest high rise buildings as well. Plaza at Landmark, Alexandria, Virginia Plaza at Landmark has undergone a renovation of such significance it has transformed a trusted, successful retail establishment into a landmark community center in Northern Virginia/Washington D.C. market. The discriminating trade area consumer required an enhanced shopping experience which consisted of a complete facade renovation of the center originally designed in the 1960's. The project featured two main areas of concentration - renovation of the facade and roofs and reconstructing and re-merchandising levels 1 and 2 of an existing building to accommodate one of the largest furniture retailers in the Greater D.C. area. Levels 1 and 2 of the 6200 building were completed in the fall of 2009 to accommodate the opening of Regency Furniture with common retail space elements that aligned with vanilla shell finishes. Newly installed lights provide a brighter, more open space and additional storefronts have been added for better enhancement to the facade. Levels 1 and 2 now feature 60,000 sq ft of home furnishings. The renovation was completed in the summer of 2010. The renovation has brought several new retailers, including Regency Furniture, Game Stop, Landmark Dental and Goldzone Tanning. The exterior facade represents a streets-cape atmosphere including pedestrian access and a distinguishable facade marking the gateway into Fairfax County. The entire look and feel of Plaza at Landmark has undergone significant changes and continues to evolve, creating a more appealing and functional environment for customers. SERVICES EXPERTS LISTINGS CASE STUDIES ABOUT NEWS CONTACT Hartford Boston