Linn County West Feasibility Report 092209

Introduction

Linn County West Feasibility Report September 22, 2009

Introduction Linn County West (LCW) is the adaptive re-use of a building constructed in 1978-79 as a Montgomery Wards department store, one of four original anchor stores for Westdale Mall shopping center. The LCW building contains just under 120,000 gross square feet of space divided between two levels. Almost 75,000 square feet are located on the lower level and almost 45,000 square feet including the mechanical penthouse and the unheated “Outdoor Sales Area” are on the upper level. Both levels are directly accessible from surface parking lots and both levels have direct access to Westdale Mall.

Linn County leased the space to provide emergency housing for a number of its departments displaced by the 2008 flood. Linn County would now like to consider the feasibility of converting the former Montgomery Wards store into permanent County administrative offices.

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Linn County West Feasibility Report September 22, 2009

In an attempt to make the findings of this feasibility study comparable with other options that the County is considering, the renovation of Linn County West has the following goals: 1. Provide permanent office space for the departments currently located at Linn County West and identified by Linn County as intended to remain. 2. Provide permanent office space for as yet unidentified departments, agencies or tenants with a similar use of space as those departments being relocated to other facilities from Linn County West. 3. Bring Linn County West into conformance with current building and energy Codes. 4. Provide finishes consistent with proposed renovation of the Linn County Administrative Office Building (AOB). 5. The offices located at Linn County West are to remain open and accessible to the public throughout construction. 6. The renovated Linn County West will qualify for LEED Silver certification.

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Executive Summary

Linn County West Feasibility Report September 22, 2009

Executive Summary Area of Linn County West Land:

8.9+/- Acres

Building:

119,544 s.f.

Renovation Goals 1. Provide permanent office space for the departments currently located at Linn County West and identified by Linn County as intended to remain. 2. Provide permanent office space for as yet unidentified departments, agencies or tenants with a similar use of space as those departments being relocated to other facilities from Linn County West. 3. Bring Linn County West into conformance with current building and energy Codes. 4. Provide finishes consistent with proposed renovation of the Linn County Administrative Office Building (AOB). 5. The offices located at Linn County West are to remain open and accessible to the public throughout construction. 6. The renovated Linn County West will qualify for LEED Silver certification. Renovation First Cost:

$ 15,289,000

Anticipated Annual Energy Costs:

$

77,500

Annual Common Area maintenance (CAM) Fees

$

50,000

Life Cycle Cost Analysis: Calculated Total Present Worth

$ 19,409,030

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Space Needs

Linn County West Feasibility Report September 22, 2009

Space Needs The current configuration of spaces in the Linn County West building includes a number of agencies or departments already scheduled to be relocated to other facilities. The specific space requirements for these agencies are not included as part of this study, but the square footage they occupy is. These departments or agencies scheduled for relocation include: •

Clerk of Courts – Juvenile & Traffic

•

Court – Family, Traffic & Juvenile

•

General Assistance

•

Juvenile Probation

•

Linn County Community Services (LCCS)

•

LCCS Financial

•

LCCS Conference Rooms

•

MHDD – Case Management

•

MHDD / CPC

•

MHDD – In-Home Services & Supervised Apartment Living

•

MHDD - Intake Services

•

MHDD – Protective Payee

•

Veterans Affairs

Most of these agencies are located on the second floor of the LCW building and occupy all of that level except the Loading Dock and Purchasing/Mail Room. Family, Traffic and Juvenile Court, the Clerk of Courts for Juvenile & Traffic and the Juvenile Probation office occupy a large area on the ground floor of the LCW building.

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Linn County West Feasibility Report September 22, 2009

The Board of Supervisors has considered other departments currently housed at the LCW building for relocation to the Administration Office Building (AOB). These other departments would remain at Linn County West if renovation of this facility into permanent county offices is judged to be more feasible than other options. Table 1 lists the agencies that would remain at LCW, the square footage they currently occupy, the space that has been assigned for them at the AOB, and the space that has been budgeted to them in the LCW for this study. The larger square footages occupied by each department in the current configuration is assumed to be the result of inefficiencies in the layout driven by the need to locate the offices in the LCW quickly and with minimum remodeling. The AOB space assignments result from a more careful consideration of departmental needs and more accurately reflect the true space requirements for each department. The program spaces used for this study are based on the space assignments established for the AOB.

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Linn County West Feasibility Report September 22, 2009

Table 1: Space Needs for County Departments Identified To Remain At LCW

LCW Current

AOB Space

Space Usage Assignment

Assumed Space Needs

Departments to Remain at LCW

Sq. Ft.

Sq. Ft.

Assessor – County

3,024

2,668

2,700

Auditor

7,104

4,480

4,500

3,536

3,500

1,680

1,700

Board of Supervisors / Finance

Sq. Ft.

6,984 Human Resources / Risk Supervisor’s Meeting Room

1,152

1,928

2,000

Purchasing / Mail Room

1,728

1,232

1,200

Recorder

5,760

4,928

4,900

10,080

6,048

6,000

Planning / Development

4,608

2,760

2,800

IT Dept.

4,032

3,192

3,200

Unknown

2,658

2,700

690

6,104

6,100

285

400

899

1,500

42,398

43,200

Treasurer / Motor Vehicle

Facilities Shared Conference Rooms Electrical/Communications

3,664 Mechanical Spaces Total

48,826

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Linn County West Feasibility Report September 22, 2009

The total area of program spaces identified in Table 1 is considerably less than the available space in the building. For the purposes of calculating air conditioning requirements and energy demands for this study, it will be assumed that the County would fill the available space in the building with other departments having similar offices.

Conference rooms are necessary to conduct routine business in most offices. Because they are typically not used continuously, conference rooms offer an opportunity to share a resource among departments. Strategic location of the conference rooms allows individual departments to take ownership of smaller conference rooms, controlling that room’s scheduling for their convenience, while facilitating the use of that same room by other departments when needed. Larger conference rooms should be considered community property and should be located so that they are not likely to become the property of any one department. Instead they should be located for convenient use by multiple departments or by the public.

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Existing Conditions

Linn County West Feasibility Report September 22, 2009

Available Space The Lynn County West building includes 74,820 gross square feet on the lower level. The upper level includes 36,444 gross square feet plus 4,616 gross square feet in what had previously been known as the “Outdoor Sales Area”.

The “Outdoor Sales Area” is protected by its roof, a wall it shares with the main building on the north and another wall that separates it from some mechanical spaces on the east. The south and west sides are open to the weather, enclosed only by columns supporting the roof with steel gates between. Since the closing of the Wards store, painted plywood attached to the interior side of the steel gates has sealed the space from public view and to reduce the need for maintenance in the area. Although not originally intended as part of the building’s interior space, it would not be difficult to renovate this area into interior space. However, for the purposes of this study, when energy costs and life cycle costs are calculated, the “Outdoor Sales Area” will not be counted as conditioned interior space. The following table summarizes the available space at Linn County West:

Table 2: Available Space at Linn County West Upper Level Primary Space

36,444 g.s.f.

Former Outdoor Sales

4,616 g.s.f.

Mechanical Penthouses

2,991 g.s.f.

Mechanical Rooms

673 g.s.f 44,724 g.s.f.

Lower Level Total

74,820 g.s.f. 119,544 g.s.f.

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Linn County West Feasibility Report September 22, 2009

The land associated with Linn County West covers an area of just under nine acres and includes driveways and paved parking areas on the north, east and south sides of the building. Surface parking is provided for 553 vehicles. The parking areas and driveways are paved with asphalt originally installed in 1980. The condition of the asphalt is poor. Stormwater management occurs off-site.

Existing Conditions: Site Most of the site beyond the footprint of the Linn County West building is paved for walks, drives and parking. Most of that pavement is in poor condition and has been allowed to deteriorate to the point that it should be replaced. Vegetated areas are limited to a narrow strips between the building and the perimeter sidewalk, to a steep side slope separating the south parking area from the east parking area, to a small and narrow side slope separating the east parking area from an entrance drive, and one small, triangular island marking the north side of an access drive. There is no provision for detaining or treating stormwater on site.

Existing Conditions: Building Structure and Envelope The Linn County West building is a free-standing, two-story, steel-framed structure independent of the structure of Westdale Mall. Elements of the existing steel frame appear to be in good condition as does the elevated floor slab. The joint separating the two structures is bridged by cap flashing and sealants on the exterior, and by joint covers on the interior. If the mall building were to be razed, wall materials would be exposed to view and to the weather that were not intended to be exposed. The Linn County West building would remain essentially complete, but new cladding would be needed in these areas to protect and conceal the newly exposed wall materials.

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Linn County West Feasibility Report September 22, 2009

A building envelope is the assembly of materials that shelter the building’s interior spaces from the outdoor environment: the roof, the walls with doors and windows, the foundation and the floor slab at grade. The visual characteristics of the building envelope provide cues to a building’s style and appeal. The performance characteristics of the building envelope play a large role in determining a building’s energy efficiency and the comfort of its inhabitants.

The existing building envelope at Lynn County West is in need of extensive maintenance work. Water infiltration to occupied spaces following recent rains indicates that the building envelope may be failing at a number of points. The building is poorly insulated by today’s standards. The masonry exhibits extensive damage attributable to water infiltration and thermal movement.

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Linn County West Feasibility Report September 22, 2009

The original roof design was a built-up bituminous membrane laid over 2 1/4” of rigid insulation on a structurally sloped roof deck. The existing roofing system is a fully-adhered TPO membrane over insulation on most of the building area. Two areas of roofing flanking the mechanical penthouse have a ballasted TPO membrane. No roofing cores were taken at the time observations were made for this study to determine the type or thickness of insulation in the current roofing assembly. A warranty placard on display at the roof access indicates that the TPO roofing system was under warranty until August 7, 2002. The system is now seven years beyond its warranty date. Observations on the roof of fresh sealant applied at membrane flashing keeper bars, of newer membrane patches and of ballast raked back to expose membrane seams suggest an on-going battle against leaks. The roof exhibits numerous repairs and is old enough that total replacement as part of the renovation makes the most sense.

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Linn County West Feasibility Report September 22, 2009

The exterior masonry is a veneer of dark-colored, king-size, fired-clay brick units set in a 1/3 running bond. Typically, the masonry has an 8” steel stud frame back-up, but in specific areas, such as at stair towers or at elevator shafts, the masonry has a concrete block back-up. There is 3 ½ “batt insulation with a vapor barrier facing the building’s interior between the studs where the back-up is steel stud framing. Only ¾” thick rigid insulation is indicated for locations having block back-up.

Typical for masonry veneer wall construction in the late 1970’s, the wall is treated as a barrier with little or no provision made to manage water that may infiltrate the wall system. There is no space between the brick veneer and its back-up to channel water away from the building’s interior. There is no damp-proofing or building wrap indicated between the brick and the back-up sheathing. No through-wall flashings are indicated in the plans for the foundation-masonry interface or for other key locations, and no evidence of through-wall flashings was observed on site. Relief joints in the masonry require new sealants. The existing sealants at relief joints have cracked and pulled away from the masonry, providing little or no protection against water infiltration.

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Linn County West Feasibility Report September 22, 2009

There are no windows penetrating the masonry envelope. The only windows to the exterior in the Linn County West building are side lights at the entrance vestibules and some skylights over the escalators. The absence of natural light in the building’s interior may have been suitable for a department store, but it is not acceptable for office space.

Parapets are those portions of the wall rising above a building’s roof line. The Linn County West building features fairly tall parapets made to look like a seamless continuation of the wall below. The framing for the parapets is typically a balloon-framed extension of the lower wall’s back-up framing. The roof side of most parapets is clad with painted, corrugated steel panels over a double layer of gypsum board sheathing. The paint on the steel panels is heavily oxidized and the panels exhibit rust in many places. The wall that is common with mall is faced with fired clay brick set in a 1/3 running bond backed with concrete masonry units. Metal cap flashings at parapets also exhibit some rusting.

The Linn County West building also features five porches at the public entrances. The porches feature masonry columns supporting massive masonry volumes designed to break down the building’s scale and provide visual interest. The masonry volumes provide no usable space within the building. The porches also feature banks of skylights over key entrances. The masonry at the porches is in poor condition. There is evidence of water leaking into the wall system from the skylights and of thermal stress on the brick units.

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Linn County West Feasibility Report September 22, 2009

The original construction drawings show that the concrete foundations were to be protected from water infiltration by the application of a 20 mil neoprene membrane extending from grade to the footing, and with a flashing of the same neoprene material across the top of the footing adding protection to the joint between the footing and the foundation wall. Four-inch diameter footing drains to intercept ground water were to be installed at the base of the south foundation wall and along the south end of the east foundation wall where the earth is graded up to the building’s upper floor level. No clean-outs were observed for this footing drain and no outlet for this drain was observed. No determination of silting within the drain could be made. Whether or not the footing drain is functioning at all was not determined. County employees have installed a new sump and pump along the building’s east wall outside of the freight elevator shaft. The new sump pump is set to discharge water to the adjacent planting bed.

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Linn County West Feasibility Report September 22, 2009

The original construction drawings indicate that 1” thick rigid insulation was to be applied to the top four feet on the exterior side of foundations walls that were not exposed. Where the upper parts of foundation walls were exposed, such as at the loading docks, the insulation was to be applied to the first four feet below grade. The existence or condition of this insulation has not been confirmed.

The original construction documents show the floor on the ground level of the building constructed as a 4” concrete slab over a 6 mil membrane on a sand bed at least 4” thick. A water stop was to have been cast into the joint between the floor slab and the foundation wall.

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Linn County West Feasibility Report September 22, 2009

Existing Conditions: Electrical Power Distribution and Lighting Linn County West inherited a 277/480 volt, 3,000 amp electrical service when it took possession of the former Montgomery Wards store. The main switchboard is fed from a pad-mounted transformer owned by Alliant Energy. The main switchboard feeds several 277/480 volt distribution panels throughout the facility as well as a motor control center located in the mechanical penthouse. At each 277/480 volt distribution panel location there is a transformer and 120/208 volt panelboard. The original design drawing indicates that the large feeders used aluminum conductors.

Generally, the electrical distribution system is functional; however, it is nearing the end of its service life. Since the facility was designed as a department store, the major electrical loads were cooling, heating and lighting with little 120/208 volt distribution. At least two of the underground feeder conduits were conveying ground water into the distribution panels.

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Linn County West Feasibility Report September 22, 2009

Emergency power is provided by a 45 kW gasoline engine driven generator and an automatic transfer switch feeding an emergency panel. The engine-generator is original to the building. It was not functional at the time of inspection, but was in the process of being repaired. The engine generator is at the end of its service life and does not meet Linn County’s requirements to have emergency power for the entire facility.

Lighting systems in the building date to the original construction. Open areas are lit with 6-lamp fluorescent fixtures with egg-crate grills. Storage areas are lit with continuous rows of open lamp fluorescent T12 strip fixtures. Lighting control is through lighting contactors distributed throughout the facility.

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Linn County West Feasibility Report September 22, 2009

The existing lighting systems exceed current energy code power density limits. The light fixture type and light distribution is not appropriate for an office environment.

Existing telecommunicating infrastructure consists of a central computer room and intermediate distribution points located throughout the facility. All current telecommunication facilities were installed by the County. All telecommunications facilities will require replacement or relocation to dedicated equipment spaces and cable pathways.

The existing fire alarm system is an addressable Notifier system with audible and visual annunciation throughout the building and with smoke detection in select areas. The system does not meet the County’s requirement to combine the fire alarm with a mass communication system and no components are salvageable.

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Linn County West Feasibility Report September 22, 2009

Existing Conditions: Mechanical Systems Cooling The building is cooled by three water cooled reciprocating chillers and a cooling tower located on the roof outside the mechanical penthouse. The mechanical penthouse also contains two custom built air handling units. Each unit contains a large array of pleated filters, direct expansion cooling coils and a belt driven fan with inlet vanes for air volume control. HR Green was unable to determine whether the inlet guide vanes still operated or what controls the position of the vanes. Conditioned air is delivered to spaces via ductwork containing variable air volume boxes that modulate in response to space temperatures. Air is returned to the unit through a return air plenum above the ceiling on both floors. The mechanical penthouse contains two large outside air louvers and two large relief air louvers each with roll-up doors on the exterior side. Outside air and return air are mixed in the space outside the air handling unit rooms. Currently, both relief air louvers are blocked causing relief air to exit by exfiltration through mall entrances. One outside air louver has been blocked and the other has been reduced in size resulting in an unknown amount of outside air entering the building.

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Linn County West Feasibility Report September 22, 2009

The cooling system dates from original construction with very few modifications since that time. The system was reported to be functional but all the equipment has exceeded its useful life. The cooling tower shows signs of organic deposits on the interior of the unit which reduces the efficiency of the unit. The chillers are less efficient than currently available cooling systems and also contain the refrigerant R-22 which is being phased out of production in 2010. The existing ductwork is sized and arranged to accommodate an open floor plan department store. The ductwork is not sized correctly nor will the ductwork layout be sufficient when the space is converted to an office type environment. In addition, due to its age, the ductwork is assumed to have air leaks which result in higher energy costs. The entire cooling system including ductwork and the air handling units will require replacement.

The computer/communications room is cooled year-round by a split system air conditioning unit installed as part of the temporary renovation required for the county to occupy the building. The space is served by a single unit and no backup system is present if the primary system fails.

Heating The building is heated by a separate ductwork system. Electric resistance furnaces are located above the ceiling and scattered throughout the building. The furnaces use air from the return plenum above the ceiling and supply warm air through diffusers identical in appearance to the cooling system diffusers. Smaller spaces created by the temporary remodel are likely to have only one supply of air (hot or cold). Heat in entrances and auxiliary spaces is provided by electric unit heaters and electric radiant heaters. Electric baseboards are used to handle the skin loads in rooms with exterior walls. The two air handling units are reported to still operate during the winter months to provide ventilation air to the building. The ventilation air is not

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Linn County West Feasibility Report September 22, 2009

conditioned during the winter and a high return air to outside air ratio must be relied upon to keep supply air temperatures high enough to avoid occupant discomfort.

The use of electric resistance heating throughout the building leads to high electrical consumption and demand charges during the winter months. In addition, the entire heating system dates from original construction making the equipment approximately 31 years old. The equipment has exceeded its useful life and is an inefficient way to heat the building. The entire heating system will require replacement.

Controls The building is currently controlled by a pneumatic control system dating from the original construction. The control system is reported to be working but the level of actual control over the system is unknown. Due to the age of the system, it is very likely that the control has diminished since original installation and that portions of the system may not function. In addition, current Linn County building standards utilize direct digital control systems. The control system will need to be completely removed and replaced.

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Linn County West Feasibility Report September 22, 2009

Fire Protection The existing fire protection system was installed to meet the requirements of an open floor plan department store. Conversion of the space to an office layout will change the sprinkler requirements. In order to adequately protect the new layout, the existing sprinkler will need to be completely demolished and a new system designed and installed.

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Linn County West Feasibility Report September 22, 2009

Plumbing The building contains plumbing from original construction along with new plumbing that was added to meet the needs of the temporary reconstruction. Locations of restrooms and quantity of fixtures will be modified if the space is remodeled resulting in the need to remove all existing plumbing. The existing fixtures do not meet the water efficiency requirements of the Energy Policy Act (Epact) of 1992 or the LEED rating system and they will need to be replaced with more water efficient fixtures.

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Project Constraints

Linn County West Feasibility Report September 22, 2009

Applicable Codes As a County-owned facility, Linn County West is subject to applicable Linn County’ Codes: •

International Building Code (IBC), 2006 Edition as amended by the Linn County Board of Supervisors;

•

International Fire Code (IFC), 2006 Edition as amended by the Linn County Board of Supervisors;

•

Uniform Plumbing Code (UPC), 2003 Edition as amended by the Linn County Board of Supervisors;

•

ICC Electrical Code, 2006 Edition as amended by the Linn County Board of Supervisors;

•

Linn County Mechanical Regulations: o

International Mechanical Code (IMC), 2006 Edition as amended by the Linn County Board of Supervisors;

o

International Fuel Gas Code (IFGC), 2006 Edition as amended by the Linn County Board of Supervisors.

The Cedar Rapids Zoning Ordinance applies to parking requirements. (Section 32.05.020 Parking Standards, B. Off-Street Parking Requirements, 2. Amounts of Off-Street parking Required – See Table 32.05-4:Minimum Off-Street Parking Requirements for Office; business, professional, or governmental not listed separately: 4 per 1,000 s.f. Gross Floor Area.) With a gross floor area of 119,544 square feet, Linn County West is required to provide 479 off-street parking spaces.

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Linn County West Feasibility Report September 22, 2009

Easements and Agreements The real estate associated with Linn County West is encumbered with a series of easements and agreements that integrate the use of the building and land associated with Westdale Mall with the building and parking areas belonging to Linn County West. These provisions grant each party easements into, over and across each other’s land and define how the maintenance and operation of common areas will be managed and paid for. Succession and assignment clauses cause the easements and agreements to run with the land and to survive changes in ownership until July 14, 2037.

Some of the key easements are: •

For the passage and parking of vehicles and accommodation of pedestrians;

•

The right to eject persons not authorized to use the common area;

•

For the installation, operation, maintenance, repair or relocation of underground utilites;

•

For the purposes of development and construction.

Key agreements address common area development and maintenance and include: •

Proportional responsibility for costs associated with construction of improvements to the common areas;

•

Allocable Share of Common Area Maintenance Costs (CAM)

•

Restrict designated employee parking to spaces at least 250 feet from the enclosed mall;

•

Process for withdrawing a tract from the maintenance and operation provisions of the agreement for the common areas;

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Linn County West Feasibility Report September 22, 2009

•

Required parking ratio (5.3 automobile parking spaces for each 1,000 gross square feet of floor area = (119,544 g.s.f. / 1,000 g.s.f) x 5.3 = 634 automobile parking spaces.);

•

Membership in the Merchants Association;

•

Maximum development of floor area for Linn County West limited to 126,000 square feet;

•

Signage characteristics;

Some costs to Linn County West associated with the Common Area Maintenance (CAM) provisions are known. For the purposes of this study, the CAM assessments will be assigned the value of $50,000 annually. Other costs, such as the dues for membership in the Merchants Association are unknown and not factored into the operating costs addressed in this study.

If Linn County were to pursue making the former Wards store into permanent County offices, it may want to open negotiations with the Mall operator over issues such as membership in the Merchants Association and its share of CAM fees. The CAM fees are structured on the assumption that every property or tenant associated with the mall benefits equally per square foot from the amenities of the enclosed mall. This may have been true when all of the occupants were retail businesses that depended for their revenues on the traffic these amenities generated. The County enjoys no such benefit, and in fact may help to generate traffic to the benefit of its neighbors at the mall.

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LEED

Linn County West Feasibility Report September 22, 2009

LEED Silver Certification Linn County has set a goal for the renovation of Linn County West to be certified with a LEED Silver rating. The LEED® (Leadership in Energy and Environmental Design) Green Building Rating System is a voluntary, third-party certification process that evaluates projects using a consensus-based rating system for the design, construction and operation of high-performance green buildings. “LEED 2009 for New Construction and Major Renovations”, recently published by the U.S. Green Building Council, provides the criteria used by this study.

LEED has four levels of certification: Certified, Silver, Gold and Platinum. A project must earn 50-59 of the possible 100 points available in the rating system to achieve LEED Silver certification. Key areas evaluated in the certification process include “Sustainable Site Development”, “Energy Efficiency”, “Indoor Environmental Quality”, “Water Efficiency” and “Materials and Resources”.

The Linn County West renovation project offers many opportunities to make improvements in each of these areas. A preliminary tabulation of the potential LEED points this project could earn indicates that the Linn County West renovation can achieve LEED Silver certification with 55 LEED points. See Appendix A.

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Linn County West Feasibility Report September 22, 2009

Sustainable Site Development (21 LEED Points Anticipated) The site scores very well in the categories of good community connectivity and access to public transportation with no effort. Linn County West can earn five points for its location alone: It is located on a previously developed site. It is within ½ mile of a residential neighborhood averaging ten housing units per acre. It is within ½ mile of at least ten basic services and has pedestrian access between Linn County West and those basic services. Another six points is earned because two Cedar Rapids Transit bus routes, Route #10 and Route #12, run to Westdale Mall and have stops within ¼ mile walking distance from the front entrance of Linn County West.

The project can earn an additional LEED point by providing bicycle storage for at least 5% of all of the building users in conjunction with providing shower and changing facilities for ½% of the building’s full-time equivalent employees. Another three LEED points can be earned by reserving 5% of the parking spaces for low-emitting and fuel efficient vehicles and locating those reserved spaces closest to building entrances. (Spaces reserved for handicapped persons will always have precedence in being located close to building entrances over other kinds of reserved parking.)

Choices made regarding the design of the proposed roof replacement and re-pavement of the parking areas can result in a reduction of the heat island effect and possibly earn another two LEED points. Choosing parking lot lighting fixtures that direct light downward and do not bleed light off of the property will earn another point for Light Pollution Reduction.

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Linn County West Feasibility Report September 22, 2009

Additional work could be done to reduce the rate of stormwater run-off from Linn County West, and to improve the quality of stormwater discharged from the site. However, these improvements would have a large impact on the project cost and only earn a maximum of two LEED points, so they have not been included among the strategies being pursued in this study.

Water Efficiency (6 LEED Points Anticipated) Water use reduction by 20% is a prerequisite of the LEED certification. This study anticipates reducing water use at Linn County West by 30% to earn two LEED points. All of the existing plumbing fixtures, which are thirty years old, are proposed to be replaced with new, waterconserving fixtures in the renovation.

The local plumbing Code does not permit the use of gray water for flushing toilets. Further reductions in water use can be achieved, however, by selecting plant materials for landscape areas that require little or no irrigation and by using only collected rainwater for the irrigation that does occur. The project could earn an additional four LEED points for eliminating the need for using potable water for landscape support.

Energy & Atmosphere (13 LEED Points Anticipated) LEED has three prerequisites that must be met before any additional points are earned in the Energy and Atmosphere category: Fundamental Commissioning must be performed to verify that the project’s energy-related systems are installed and calibrated

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Linn County West Feasibility Report September 22, 2009

to perform as intended. The renovated building’s energy performance must be 5% better than the renovated building’s calculated baseline performance rating. The renovated building’s HVAC system must use no CFC-based refrigerants.

Most of the LEED points to be gained under the category of Energy Efficiency will be found in the sub-category of “Optimize Energy Performance”. Optimizing energy performance involves the pursuit of strategies that improve a building’s energy performance beyond the standard of the prerequisite. Strategies for optimizing a building’s energy performance include improvements to the building envelope’s thermal performance, use of high-efficiency HVAC systems, the use of high efficiency lighting fixtures, and the use of occupancy sensor controls for lighting and ventilation. This study anticipates earning seven LEED points for optimizing Linn County West’s energy performance.

Other strategies proposed for earning LEED credits under the category of Energy & Atmosphere for Linn County West include Enhanced Commissioning, Enhanced Refrigeration Management and Measurement & Verification.

Enhanced Commissioning involves an independent commissioning authority who reports directly to the Owner early in the design process to lead, review and oversee the completion of all commissioning process activities. The Commissioning Authority participates through the construction period to review contractor submittals and to perform basic commissioning services. Ten months after substantial completion the Commissioning Authority reviews operation of the building and provides recommendations for fine-tuning or recalibration of systems. Enhanced Refrigeration Management requires the selection of central HVAC

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Linn County West Feasibility Report September 22, 2009

equipment that minimizes the use of ozone-depleting refrigerants and the implementation of an equipment maintenance program to prevent refrigerant leakage. Measurement & Verification requires the development and implementation of a plan to meter equipment and track energy use against the predicted performance of the design. This study anticipates earning six more LEED points for pursuing these strategies.

Materials and Resources (2 LEED Points Anticipated) The category of Materials and Resources awards LEED points for the recycling and re-use of used materials, the incorporation of recycled materials into new work, the re-use of existing buildings, minimizing the distance materials need to be transported and for the selection of renewable products. It is the realization of the concept to “reduce, reuse, recycle” at the heart of the green movement. The Linn County West Renovation project will pursue points under the subcategories of Construction Waste management and Regional Materials.

Construction Waste management involves recycling or salvaging nonhazardous construction and demolition debris. A construction waste management plan would be implemented to identify materials that are to be diverted from the waste stream. For the Linn County West project materials that could be diverted from the waste stream include: light gauge steel framing members, hollow metal doors and frames, gypsum board, glass, aluminum storefront framing, copper piping and cables, steel ceiling suspension grid, fired-clay brick, Portland concrete and asphaltic concrete. It is assumed that these materials will easily constitute over 55% of the total waste by weight generated for this project. Implementation of construction waste management plan would earn the project one LEED point.

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Linn County West Feasibility Report September 22, 2009

Regional Materials awards points for the incorporation of materials that are extracted and manufactured within 500 miles of the project to minimize the impact of transporting materials. It is assumed that at least 10% of the materials incorporated into the Linn County West renovation, based on cost, will be from sources within that 500 mile radius earning one more LEED point.

This study is not assuming that the Linn County West project will earn the any of the three LEED points available for the re-use of an existing building. At least 55% of the original building’s structure and envelope must be re-used to qualify for the first point. The Linn County West renovation project may not meet this threshold because this study assumes that all of the existing masonry veneer will be replaced to enhance the building’s thermal performance and water infiltration management.

Indoor Environmental Quality (8 LEED Points Anticipated) The Indoor Environmental Quality credits support project choices that enhance the health and well-being of building occupants through the reduction of indoor air pollutants, good ventilation, reduction of indoor contaminants and provision of the means to isolate and filter those contaminants that are present, the introduction of natural daylight into occupied spaces and views to the outside.

This study focuses on those sub-categories addressing indoor air quality, control of lighting systems by occupants and thermal comfort for strategies to earn LEED points. The HVAC system for the Linn County West renovation is assumed to include a building automation system

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Linn County West Feasibility Report September 22, 2009

that monitors air flow and carbon dioxide levels, and issues a warning when measurements vary by more than 10%. Monitoring outdoor air delivery in this way earns one LEED point.

Implementing an indoor air quality plan during construction is important because the facility will be occupied throughout construction, and it will earn the project one more LEED point.

Specifying low-emitting adhesives and sealants, paints and coatings, and carpet systems reduces the contamination of indoor air with volatile organic compounds (VOC) and earns another three LEED points for the project.

Providing control of lighting to individual occupants or groups of occupants allows them to tailor their light usage to their particular needs and earls one more LEED point for the project.

Providing occupant control for thermal comfort may be achieved through multiple strategies including the use of individual thermostat controls, operable windows, manual diffuser dampers and control of individual radiant panels. Enabling a minimum of 50% of the building’s occupants to make adjustments to meet their individual needs and preferences will earn Linn County West one LEED point.

This study also assumes that the Linn County West renovation will be designed with an HVAC system and building envelope meeting the requirements of ASHRAE Standard 55-2004, Thermal Comfort Conditions for Human

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Linn County West Feasibility Report September 22, 2009

Occupancy, earning one LEED point. The HVAC system would include a permanent monitoring system to measure and track the building’s performance against design comfort criteria to provide verification. Verification would be also be provided by a thermal comfort survey proposed to occur six to eighteen months after occupancy to assess overall occupant satisfaction with the thermal performance of the building or to identify thermal comfort-related problems. These verification efforts will earn Linn County West one additional LEED point.

This study assumes that daylighting will be greatly enhanced at Linn County West by the introduction of many windows and some skylights to a building that has virtually none now. However, the geometry of the building makes it very difficult to meet the threshold to earn additional LEED points for daylighting and views. This study does not assume any LEED points will be earned under these subcategories.

Innovation in Design (1 LEED Point Anticipated) The Innovation in Design category provides one LEED point that should be a given on any project seeking LEED certification: one LEED point for having a LEED accredited professional on the design team. There are additional points that can be earned under this category for innovative design. This study assumes that the point for including a LEED accredited professional is earned, but does not assume any innovative design credits are earned.

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Linn County West Feasibility Report September 22, 2009

Regional Priority (4 LEED Points Anticipated) Regional Priority credits can are bonus points awarded in addition to the base 100 points available. Up to four Regional Priority credits can be earned by obtaining the LEED credits for categories that have been identified by the USGBC regional council as having special environmental importance for that region. The following categories have been designated as regional priorities in the area of Linn County West: •

Sustainable Sites Credit 2: Development Density and Community Connectivity

•

Sustainable Sites Credit 4.1: Alternate Transportation – Public Transportation Access

•

Sustainable Sites Credit 4.2: Alternate Transportation – Bicycle Storage and Changing Rooms

•

Sustainable Sites Credit 6.1: Stormwater Design – Quantity Control

•

Water Efficiency Credit 2: Innovative Wastewater Technologies

•

Materials & Resources Credit 2: Construction Waste Management

This study has already indicated anticipation that Linn County West will earn the available points for four of the identified regional priorities: Development Density and Community Connectivity, for Alternate Transportation – Public Transportation Access, for Alternate Transportation – Bicycle Storage and Changing Rooms and for Construction Waste Management. Linn County West should, therefore, qualify for the associated LEED points for Regional Priority.

It has been determined that a LEED Silver Rating is very achievable for the Linn County West project. If the County chose to pursue all of the credits identified in this study as having a moderate impact on the design for Linn County West, a total of 79 points could be earned for a possible LEED Gold rating.

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Renovation Scope

Linn County West Feasibility Report September 22, 2009

Renovation Scope The scope of construction work required to achieve the goals of this renovation is assumed as follows:

Site Work This study assumes that all of the parking area and drives paved with asphalt will be repaved as part of the Linn County West renovation. Two different strategies for replacing the pavement were given consideration. The first strategy is the most basic: simply repave those areas currently paved with asphalt with new asphalt. The second strategy considered the potential for improving the site’s stormwater retention by replacing 20% of the traditional asphalt paving with a permeable pavement system. The construction cost for pursuing the second strategy was 42% greater than repaving with traditional asphalt. The goal of earning LEED Silver certification for this project can be accomplished without incurring the cost of installing the permeable pavement. For this study it is assumed that permeable pavement is not used.

Some additional green space will be obtained by the elimination of part of the truck well outside of the loading docks on the south side of the building’s upper floor. The truck loading dock built to support shipments to the Montgomery Wards department store is greatly oversized for the operation of a county office building. Of the six existing loading bays, one is dedicated for refuse collection and five are set up for loading and unloading semi trucks. At least three of the bays will be converted to other uses and about 1,700 square feet of pavement front of them will be demolished to create the new garden area.

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Linn County West Feasibility Report September 22, 2009

Building Demolition Demolition of the existing finishes, partitions, fixtures and equipment will be extensive. This study assumes that the roofing will be torn-off down to the metal roof deck. The exterior wythe of masonry will be removed, but the steel back-up framing will be retained. The existing entrance porches and their structure would also be removed. All interior partition framing and gypsum board, finishes, plumbing, lights and equipment would be removed. The escalators would be removed. The existing passenger elevator would also be removed. The existing fire sprinkler system would be removed. And finally, the existing HVAC system and all of its ductwork would be removed.

Building Construction The building envelope will require a great deal of work. A new built-up roofing system will be installed with insulation to raise the roof’s R-value to 30. A “green” roofing system was considered, but discarded for this study. The existing roof structure would need to be enhanced to support the loads for a traditional “green” roof, and the LEED points available for this work were not needed to achieve the goal of LEED Silver certification.

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Linn County West Feasibility Report September 22, 2009

Insulation for the exterior walls will also be enhanced raising their R-value to 24. The exterior walls would be reconstructed to manage water infiltration. Masonry walls would be constructed as rain-screen cavity walls with a 1 ½” to 2” air space immediately behind the brick to intercept water that penetrates the system and then channel it to flashings that redirect the water back to the outside of the wall. A continuous 2” layer of rigid insulation board and a weather barrier are located over the sheathing on the inboard side of the cavity to minimize thermal bridging at the studs. Fiberglass batt insulation would be installed in the spaces between the existing 8” deep steel studs. The wall would be finished with a continuous vapor barrier covered with 5/8” gypsum board on the interior side.

The added insulation and air space required for the masonry rain-screen cavity walls requires an additional 4” wall thickness. Because we are re-using the steel stud back-up framing in place, that entire additional width is toward the outside of the wall. Where masonry rain-screen walls are to be constructed for this project, therefore, foundations will need to be made 4” thicker as well. Excavations to modify the foundations provide an opportunity to refresh foundation damp proofing.

Not all of the existing masonry would be replaced with new masonry rain-screen cavity walls. Introducing day lighting and views to the renovated building is part of the strategy for achieving LEED Silver certification. Up to 40% of a wall can be opened as windows and still meet the requirements of the Energy Code. Curtain wall rain-screen will be used in lieu of masonry in some areas. Curtain wall provides the opportunity to introduce light and views, to manage water infiltration and to enhance thermal performance without the need to make the foundation any thicker.

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Linn County West Feasibility Report September 22, 2009

The number of entrances would be reduced. The existing building has four large entrances on the lower level, two facing north and two facing east, plus one large entrance to the upper level from the south. This study assumes that there will be only two entrances on the lower level, one from the north and one from the east, and one to the second level from the south. Each exterior entrance will feature two pairs of glass doors in a glass and thermally broken aluminum storefront fame with a second set of two pairs of glass doors in a glass and storefront frame to create a vestibule.

The number of sanitary plumbing fixtures will be increased and public restrooms will be relocated for more convenient access. Most of the restroom fixtures are currently located on the lower level near the center of the south wall. Three single-user restrooms are currently located on the upper level near the west end of the south wall. With all of the restrooms combined, the existing fixture count does not satisfy the requirements of the Uniform Plumbing Code for Linn County West’s occupant load. For the purposes of this study it is assumed that the renovation will provide one public restroom for each sex centrally located on each level, one public family

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Linn County West Feasibility Report September 22, 2009

restroom on each level located near the public restrooms, a staff restroom with a single shower for each sex to be located near an employee lunch room and a private, unisex restroom located near the Supervisors’ Board Room. A janitor’s closet with mop sink would be located on each floor. Four pairs of drinking fountains would be located along corridors. Relocating plumbing fixtures will entail cutting openings in the floor slab for installation of the new drains.

The escalators are to be removed because there is not enough expected traffic to justify their continuous energy consumption and because they represent a safety risk. During a visit to Linn County West in preparation of this report, a senior citizen was observed trying to descend on the escalator. He was unsteady and having difficulty coordinating his step with the movement of the escalator. In his first attempt he nearly pitched forward down the steps. Before he tried again, one of the observers suggested that he may prefer using the passenger elevator. He was grateful to find out that there was a passenger elevator. He had looked for one, but couldn’t find it. For the renovation, we are proposing that the escalators be replaced with a new, centrally located elevator, and that the two levels of Linn County West should be connected with a new, centrally located open stairway.

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Linn County West Feasibility Report September 22, 2009

Power Distribution and Grounding

The electrical service will consist of a new 277/480, electrical service with new distribution to mechanical equipment, lighting panels and 120/208 volt branch panels. Branch panels are to have 200% rated neutrals for non-linear loads. All dry-type transformers are to be NEMA T-3 energy efficient, and K-rated. Feeds will be

EIA/TIA 607 Telecommunications Grounding Bars

designed for a 2% max voltage drop. Surge protective devices (SPDs) will be provided on the main switchboard and all 120/208 volt branch panels. A dedicated transformer and branch panel will be provided for the main telecommunication room in accordance with EIA/TIA 568.

A new grounding electrode system will be established and telecommunications grounding system will be installed in accordance with EIA/TIA 607.

All conduits will be provided with an equipment ground conductor.

Emergency Power

The emergency power system will be capable of supplying power to the entire facility. A diesel driven engine-generator will be housed in a walk in weatherproof enclosure with a 24 hour base mounted fuel tank. A closed-transition transfer switch will allow power to

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Linn County West Feasibility Report September 22, 2009

be switched from source to source without interruption of power, allowing the facility to be on an interruptible electrical rate, or control their electrical demand.

Lighting

A new fluorescent lighting system will be designed to work with a new task lighting system and provide an overall lighting system with a power density of 0.75 watts per square foot exceeding ASHRAE 90.1 and applicable Energy Codes. The

High Performance T8 Lighting

lighting system will utilize high-performance T8 lamp and ballast combination and LED task lighting.

LED Task Lighting

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Linn County West Feasibility Report September 22, 2009

A lighting control system incorporating daylighting control, occupancy sensors and schedules will control the lighting system. Architectural lighting will be installed at select public areas.

Exterior lighting will be designed to exceed energy code requirements. All exterior lights will be full cut-off.

Telecommunications Infrastructure

The telecommunications infrastructure will be in accordance with EIA/TIA 568 and 569. Category 6 cables will be routed through a cable tray system to a central telecommunications room. Intermediate communication rooms will be provided as required to meet EIA/TIA 568. Telecommunications shall be complete from the outlet to the patch panel.

Access Control System and Closed Circuit Television

An Access Control System (ACS) using the County’s approved vendor will be installed. The ACS will utilize proximity card readers to control exterior doors and select interior doors. A total of 16 controlled doors are anticipated. An IP based closed circuit television system will be interfaced with the access control system to record activity at select controlled doors. Additional cameras will monitor public areas and public transaction counters. A total of 16 cameras are anticipated.

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Linn County West Feasibility Report September 22, 2009

Fire Alarm / Mass Notification System

A new addressable fire alarm system with voice annunciation will be installed. Smoke detection will be limited to select areas. The sprinkler system will be monitored and duct smoke detectors will be installed where required. The mass notification system will be capable of distributing an audible message throughout the facility.

Fire Alarm with Voice Notification

HVAC System The new heating, ventilation and air conditioning (HVAC) system will consist of variable air volume built up air handling units. The units will contain full energy recovery wheels that will transfer thermal energy from the exhaust air stream to the outside air stream. The full energy recovery wheels will decrease the energy costs associated with bringing outside air into the building and will help the building obtain LEED silver certification. In addition, the units will have full economizer capability in order to use cool, dry outside air for cooling when outside air temperatures are suitable. This feature also helps to reduce the energy usage of the building and contributes toward LEED silver certification. The fans on the air handling units will have variable frequency drives that will vary the fan speed in response to building heating and cooling demands. Variable air volume boxes with and without hot water re-heat coils will be located throughout the building to provide individual temperature control for spaces.

The units will be equipped with outside air dampers to provide the amount of outside air required by ASHRAE standard 62.1 in order to maintain acceptable indoor air quality for the building. The units will use an energy saving feature called demand controlled ventilation to

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Linn County West Feasibility Report September 22, 2009

determine the required amount of outside air during different levels of occupancy. The outside damper will modulate to allow more or less outside air depending on the concentration of carbon dioxide in the return air stream. This feature reduces energy consumption by delivering only the needed outside air to the building.

Cooling for the building will be provided by two water-cooled frictionless bearing centrifugal chillers, with each chiller sized for 65 percent of the load. The chillers will provide chilled water to each of the air handling units. The condenser water will be cooled by a fiberglass cooling tower located on the roof of the building. The frictionless chillers exceed current energy code requirements for full-load and

Centrifugal Chiller

part-load energy efficiency and will reduce the electrical usage of the building. The chillers also use the environmentally friendly refrigerant R-134a which does not deplete the ozone and is not currently subject to a phase-out schedule.

The building will be heated with gas-fired condensing hot water boilers. The boilers will provide hot water to pre-heat coils located in the air handling units and re-heat coils located in variable air volume boxes to allow for individual temperature control. Condensing boilers have combustion efficiencies near 98 percent and will reduce the cost to heat the building. Condensing boilers far exceed the energy code required efficiency for boilers and will contribute to the building earning LEED silver certification.

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Linn County West Feasibility Report September 22, 2009

The computer/communication rooms will be cooled by a high efficiency dedicated computer room air conditioning unit designed to operate year round. Each room will also have a variable air volume box to provide backup cooling in the event that the computer room air conditioner fails.

A ground source geothermal heat pump system was also evaluated for the Linn County West Building. The current parking lot is in disrepair and will need to be replaced creating the opportunity to install the borefield underneath the parking lot. A ground source geothermal system has the potential to provide energy savings in addition to those provided by the system described above. For purposes of this study, the built up air handling unit system with water cooled chillers was used in order to maintain consistency with the proposed design for the Administrative Office Building. The Weidt Group has been hired by MidAmerican Energy and Alliant Energy to review the feasibility of installing a ground source geothermal system at the Administrative Office Building and to investigate what potential rebates would be available from the utilities.

Controls The HVAC controls system will be a complete direct digital control system. The system will control all of the HVAC equipment and to provide a central point of control for the building. The control system will also reduce energy consumption by allowing for scheduling of occupied and occupied periods. During unoccupied periods, temperatures will be reset to warmer temperatures in the summer and cooling temperatures in the winter.

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Linn County West Feasibility Report September 22, 2009

Plumbing System The new plumbing system will incorporate dual-flush toilets, low-flow urinals, low-flow faucets, and low-flow showerheads to reduce the building water consumption. The plumbing system will be designed to meet the requirements of the Uniform Plumbing Code (2003). The building will also feature a rainwater collection system that will collect rainwater from the roof of the building and store for landscape irrigation. The reduction of water usage by these strategies will help achieve the Dual Flush Flushometer LEED silver rating for the building.

Hot water for lavatories will be provided by instantaneous tankless water heaters located underneath the lavatories. Tankless water heaters reduce the energy usage for hot water and will help the facility to achieve the LEED silver certification. The restroom containing the shower facilities will require an electric tank-type hot water heat to provide sufficient hot water to the showers. Using this combination of point-of-use hot water heaters eliminates the cost of installing hot water piping throughout the facility and eliminates the energy consumption of a hot water circulation system.

Fire Protection A new sprinkler system will be installed to meet the light-hazard occupancy classification of the office areas and will be appropriately design to protect storage areas. The new system will be designed in accordance with the International Fire Code 2006

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Linn County West Feasibility Report September 22, 2009

Sequence of the Work Because the building will be occupied and open to the public throughout the renovation, the demolition and subsequent construction will need to occur in a piecemeal fashion. It is assumed that all of the departments scheduled to be relocated to alternate facilities have completed that move before demolition begins, which leaves the upper level vacant except for Purchasing and the Mail Room. The area on the lower floor currently occupied by the Courts, the Clerk of Court and Juvenile Probation will also be vacated. Having these large areas vacated prior to construction will facilitate the process by allowing the renovation to be completed in one area before a department is relocated to its new permanent office space, opening the next area for construction.

There are costs associated with staging a renovation project in this fashion. Construction moves slower, so the fixed monthly costs to the contractor, collectively known as general conditions costs, are greater. Although precautions are taken, there is greater risk that an employee of the county or a member of the public could be injured as the result of construction activity, so insurance premiums are a little higher. There is no easy way to demolish the heating, ventilating and air conditioning (HVAC) system and install a new one without affecting the offices served. This study anticipates the contractor renting and installing, and eventually removing, a temporary HVAC system to condition occupied spaces during the transition from the building’s old to new mechanical system.

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Opinion of Cost

Linn County West Feasibility Report September 22, 2009

Opinion of Renovation Cost Howard R. Green Company has prepared a preliminary opinion of construction cost for the renovation of Linn County West into permanent County offices. Assumptions underlying our opinion of the cost of the work are discussed in the sections of this study titled “Renovation Scope” and “Sequence of Work”. Table 3 provides a detail summary of the opinion of construction cost.

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Linn County West Feasibility Report September 22, 2009

Table 3: Preliminary Opinion of Construction Cost

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Annual Energy Costs

Linn County West Feasibility Report September 22, 2009

Anticipated Annual Energy Costs The energy costs for operating a building are estimated using the actual rates charged by utilities applied to a building model that simulates the consumption of electricity and gas to heat, cool, ventilate, light and operate incidental equipment in the building. For budgeting and comparison purposes these costs are typically aggregated as annual costs.

HR Green utilized the Carrier E20-II load calculation and simulation program to estimate energy usage and costs for the Linn County West building over a period of one year. The building model incorporated the proposed new mechanical and electrical systems discussed in this report and also included all proposed architectural changes. The following assumptions were also used in the analysis. •

Only office equipment plug loads were included in the analysis. Office equipment plug loads included computers, monitors, printer & copiers. Computers and monitors were assumed to be in sleep/stand-by mode during hours when the building in unoccupied.

•

Space usage and occupancy levels are similar to the current layout at Linn County West. Offices were assumed to be occupied from approximately 8am to 5pm, Monday through Friday and conference rooms were assumed to be occupied sporadically throughout the day.

•

Lighting levels were set at 0.75 watts per square foot.

•

Entrance snow melting energy usage was not included in the analysis.

•

Exterior lighting and elevator electrical usage were not included in the analysis.

•

Building temperatures set points of 74/80 were used for occupied/unoccupied periods during the summer and 70/64 during the winter.

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Linn County West Feasibility Report September 22, 2009

•

Electric rates used were for Large General Service from Interstate Power and Light Company as listed in the Electric Tariff dated March 17, 2009.

•

Gas rate - $1.00 per therm.

•

Historical weather data for Cedar Rapids was input to simulate average weather conditions for the entire year.

Using these assumptions, the annual energy cost for the renovated Linn County West building is estimated to be approximately $77,500 per year. The complete energy usage and costs report is found in Appendix B.

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Life Cycle Analysis

Linn County West Feasibility Report September 22, 2009

Life Cycle Analysis A life cycle cost is a number representing the cost of owning and operating a building over a set period of time for the purpose of comparing different buildings or different building strategies. Calculation of the life cycle cost considers the initial investment in construction costs, the cost of energy to operate the building, the cost of maintenance and effect of inflation on those costs over the life period. These costs are distilled into a single index called the “total present worth”. By itself, the calculated total present worth is not a very meaningful number; it becomes meaningful when compared to the total present worth of an alternate that has been analyzed using similar assumptions.

HR Green utilized the Carrier Engineering Economic Analysis program to determine the life cycle cost of the Linn County West Building. The estimated annual energy costs were imported from the annual energy use analysis. Increases in energy, labor and material costs over time are estimated by using escalation rates to inflate future costs. In order to perform the analysis the following assumptions were used. •

Length of Analysis – 25 years

•

Discount Rate – 4 %

•

Energy Costs Escalation Rate – 2.6 %

•

Maintenance Cost Escalation Rate – 1.8 %

•

Equipment Cost Escalation Rate – 1.8 %

•

HVAC system maintenance costs were calculated in accordance with the 1999 ASHRAE Applications Handbook Chapter 35 and the ASHRAE Owning and Operating Cost Database based on ASHRAE Research Project 1237-TRP.

•

Equipment Useful Life – Obtained from ASHRAE useful life data

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Linn County West Feasibility Report September 22, 2009

•

Annual common area maintenance (CAM) Fee of $50,000 per year

The life cycle cost analysis estimated the total present worth of the Linn County West building to be $19,409,030. The total present worth is the combination of the estimated initial construction cost of $15,289,000 and the estimated annual operating cost of $207,360. Operating expenses for each year of the analysis are discounted into today’s dollars using the discount rate in order to calculate the total present worth. The life cycle cost report is found in Appendix C.

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Summary

Linn County West Feasibility Report September 22, 2009

Summary Extensive work is required to adapt the former Montgomery Wards department store into permanent County offices. Only the building’s frame, floor slabs, roof decking and side-wall back-up framing are salvageable for re-use.

The Linn County West renovation project can achieve a LEED Silver certification in support of the County’s “green” building initiative.

The renovation can be sequenced so that County offices currently housed at Linn County West and intended to remain there can remain open to the public throughout the construction period, provided that the offices intended for relocation to other sites have completed their transitions.

Howard R. Green Company has developed a preliminary opinion of construction costs for the renovation totaling $15,289,000.

Annual energy costs are expected to be about $77,500 for the renovated building.

The current annual Common Area Maintenance (CAM) fees are about $50,000. If Linn County elects to pursue renovation of Linn County West, then the CAM fees should be renegotiated to better reflect the how the County is or is not benefitted by the amenities supported by the fees.

A life cycle cost analysis results in Linn County West having a calculated total present worth of about $19,409,000.

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Appendix A

Linn County West - LEED Feasibility Calculation Administration Feasible Y/N/?

Base Maximum Number of Number of Remarks: Credits Points Anticipated Anticipated

Credit Pts

Sustainable Sites Prereq Credit Credit Credit Credit Credit Credit Credit

1 1 2 3 4.1 4.2 4.3 4.4

0 1 5 1 6 1 3 2

Construction Activities Pollution Prevention Site Selection Development Density & Community Connectivity Brownfield Redevelopment Alt. Transportation: Public Transportation Alt Tran: Bicycle Storage & Changing Rooms Alt Tran: Low-Emitting & Fuel Efficient Vehicles Alt Tran: Parking Capacity

Y Y Y N Y ? Y Y

0 1 5 0 6 1 3 2

0 1 5 0 6 1 3 2

Mandatory - provide a construction activities pollution prevention plan Existing site meets the criteria for site selection Existing site has access to services to meet community connectivity standard This site is not considered a Brownfield site Existing bus routes service this site Provide bike racks and showers, included in AOB design Provide designated parking spaces for low-emitting and fuel efficient vehicles No new parking or reduce the number of existing parking spaces To achieve this credit a large portion of the parking lot would need to be converted to green space or the roof would need to be restructured to support a green roof To achieve this credit a large portion of the parking lot would need to be converted to green space or the roof would need to be restructured to support a green roof Decrease the existing storm water run off by 25% - collect roof & pervious paving Pervious paving and sand filtration basins at perimeter and medians or vegetated filter strip Specify light colored or pervious paving in parking lot Specify light colored roof surface Design choices for site lighting and internal lighting to minimize light pollution

Credit

5.1

1

Site Development: Protect & Restore Habitat

N

0

0

Credit

5.2

1

Site Development: Maximize Open Space

N

0

0

Credit Credit Credit Credit Credit

6.1 6.2 7.1 7.2 8

1 1 1 1 1

Storm Water: Quantity Control Storm Water: Quality Control Heat Island Effect: Non-roof Heat Island Effect: Roof Light Pollution Reduction Sustainable Sites Points Anticipated

? ? Y Y Y

0 0 1 1 1 21

1 1 1 1 1 23

Water Use Reduction: 20% Water Efficient Landscaping: 50% reduction Water Efficient Landscaping: No Potable Water Innovative Wastewater Technologies Water Use Reduction Water Efficiency Points Anticipated

Y Y Y ? Y

0 2 2 0 2 6

0 2 2 2 4 10

Low flow fixtures choices Use collected rain water & use drought tolerant plants Use collected rain water & use drought tolerant plants Water conserving fixtures & use collected rain water Water conserving fixtures & use collected rain water

Mandatory - provide base commissioning for the project Mandatory - exceed ASHREA 90.1 2007 standards by 5% Mandatory - no CFC are currently being used in the building Improved thermal performance of building envelope, high efficiency system To achieve this credit solar panels or wind generators would need to be installed Contract for full commissioning services, which is a wise choice for a public building this size HVAC system choices, ground source heat pump Develop and implement a measurement and verification plan Negotiate with utility provider to purchase a percentage of power as green power. While the impact on the project is minimal, the requirement to make a long term commitment that effects operating costs makes this credit less desirable.

Water Efficiency Prereq Credit Credit Credit Credit

1 1.1 1.2 2 3

0 2 2 2 4

Energy & Atmosphere Prereq Prereq Prereq Credit Credit Credit Credit Credit

1 2 3 1 2 3 4 5

0 0 0 19 7 2 2 3

Fundamental Commissioning Minimum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance On-Site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement & Verification

Y Y Y Y N Y Y Y

0 0 0 7 0 2 2 3

0 0 0 11 0 2 2 3

Credit

6

2

Green Power

?

0

2

14

20

Energy & Atmosphere Points Anticipated

Administration Feasible Y/N/?

Base Maximum Number of Number of Comments: estimated task needed to achieve this credit Credits Points Anticipated Anticipated

Materials & Resources Prereq Credit Credit Credit Credit Credit Credit Credit Credit

1 1.1 1.2 2 3 4 5 6 7

0 3 1 2 2 2 2 1 1

Storage & Collection of Recyclables Building Reuse: Maintain Existing Walls, Floors, Roof Building Reuse: 50% Non-Structural Elements Construction Waste Management Material Reuse Recycled Content: Regional Materials: Rapidly Renewable Materials Certified Wood Materials & Resources Points Anticipated

Y ? N Y N ? Y N N

0 0 0 1 0 0 1 0 0 2

0 2 0 2 0 2 2 0 0 8

Space assigned for recycling and signs Reuse building structure and shell, minus opening for improving natural light levels To achieve this credit 50% of interior elements would need to be reused Specifications to require recycling of waste during construction Specify salvaged materials be used on the project Specify products with recycled content Specify products produced within a 500 mile radius of the site Specify products made from plants that are harvested within a 10-year or shorter cycle. Specify wood that is certified by the Forestry Stewardship Council

Code requires this level of IAQ State law requires ETSC Include outdoor air monitoring in mechanical system Additional ventilation is required by code, but the level to achieve this credit would have a negative impact on EA credit 1 Control filtration per standards and documentation Slow flush of building while occupied Specify products with low VOC's Specify products with low VOC's Specify products with low VOC's Specify composite wood products that have no urea-formaldehyde resins Design building to standards outlined in this credit description Provide controllable task lighting for work spaces Additional zones for the HVAC system Build to the design standard of this credit for the mechanical system Conduct a post occupancy survey Increase natural light levels through windows and skylights The shape of the building does not lend itself to providing view to the outside for the required percentage of the building

Indoor Environmental Quality Prereq 1 Prereq 2 Credit 1

0 0 1

Minimum IAQ Performance Environmental Tobacco Smoke Control Outdoor Air delivery Monitoring

Y Y Y

0 0 1

0 0 1

Credit

2

1

Increased Ventilation

N

0

0

Credit Credit Credit Credit Credit Credit Credit Credit Credit Credit Credit Credit

3.1 3.2 4.1 4.2 4.3 4.4 5 6.1 6.2 7.1 7.2 8.1

1 1 1 1 1 1 1 1 1 1 1 1

Const. IAQ Management Plan: During Const. Const. IAQ Management Plan: Before Occupancy Low-emitting Materials: Adhesive & sealants Low-emitting Materials: Paints & coatings Low-emitting Materials: Carpet systems Low-emitting Materials: Composite Wood Indoor Chemical & Pollutant Source Control Controllability of Systems: Lighting Controllability of Systems: Thermal Comfort Thermal Comfort: Design Thermal Comfort: Verification Daylight & Views: 75% of spaces (light level)

Y ? Y Y Y N ? Y N Y Y ?

1 0 1 1 1 0 0 1 0 1 1 0

1 1 1 1 1 0 1 1 0 1 1 1

Credit

8.2

1

Daylight & Views: 90% of spaces (view to outside)

N

0

0

8

11

0 1 1

2 1 3

4

4

Indoor Environmental Quality Points Anticipated

Innovation & Design Credit Credit

1 2

5 1

Innovation in Design LEED AP Innovation & Design Points Anticipated

? Y

Possible place to pick up some points if needed Have a LEED AP on design staff

Regional Priority Credit SS SS SS SS WE MR Total

1 2 4.1 4.2 6.1 2 2

4

Regional Priority Credit Development Density & Community Connectivity Alt. Transportation: Public Transportation Alt Tran: Bicycle Storage & Changing Rooms Storm Water: Quantity Control Innovative Wastewater Technologies Construction Waste Management (75%) Regional Priority Points Anticipated

Y Y ? ? ? ?

110

O:\PROJ\196530J\REPORT\images & additional documentation\[LEED_NC v.3 cost spreadsheet.XLS]Sheet1

Up to 4 points can be achieved for Regional Priority. An additional point is awarded to the project for achieving the credits determined by the USGBC as important for the area. The credits listed are the credits that are eligible for regional priority for this site. Of the 6 available, we have determined that 2 are easy to achieve and 4 have a moderate impact on the project and should be considered. 4 56

4 79

Appendix B

Annual Cost Summary Linn County - Feasibility Study Model Howard R. Green Company

09/21/2009 11:28AM

Table 1. Annual Costs Linn County West ($) 7,784

Component Air System Fans Cooling

7,248

Heating

7,445

Pumps

4,011

Cooling Tower Fans HVAC Sub-Total

4,341 30,829

Lights

28,161

Electric Equipment

17,495

Misc. Electric

879

Misc. Fuel Use

0

Non-HVAC Sub-Total

46,535

Grand Total

77,364

Table 2. Annual Cost per Unit Floor Area Linn County West Component ($/ft²) Air System Fans 0.069 Cooling

0.064

Heating

0.066

Pumps

0.036

Cooling Tower Fans HVAC Sub-Total

0.039 0.274

Lights

0.250

Electric Equipment

0.155

Misc. Electric

0.008

Misc. Fuel Use

0.000

Non-HVAC Sub-Total

0.413

Grand Total

0.687

Gross Floor Area (ft²)

112683.0

Conditioned Floor Area (ft²) 112683.0 Note: Values in this table are calculated using the Gross Floor Area. Table 3. Component Cost as a Percentage of Total Cost Linn County West Component (%) Air System Fans 10.1 Cooling

9.4

Heating

9.6

Pumps

5.2

Cooling Tower Fans HVAC Sub-Total

5.6 39.8

Lights

36.4

Electric Equipment

22.6

Misc. Electric

1.1

Misc. Fuel Use

0.0

Non-HVAC Sub-Total

60.2

Grand Total

100.0

Hourly Analysis Program v.4.4

Page 1 of 1

Annual Component Costs - Linn County West Linn County - Feasibility Study Model Howard R. Green Company

09/21/2009 11:28AM

Air System Fans 10.1%

1.1% Misc. Electric 22.6% Electric Equipment

Cooling 9.4%

Heating 9.6%

Pumps 5.2% Cooling Tower Fans 5.6%

36.4% Lights

1. Annual Costs Annual Cost ($) 7,784

($/ft²) 0.069

Percent of Total (%) 10.1

Cooling

7,248

0.064

9.4

Heating

7,445

0.066

9.6

Pumps

4,011

0.036

5.2

Component Air System Fans

Cooling Tower Fans

4,341

0.039

5.6

30,829

0.274

39.8

Lights

28,161

0.250

36.4

Electric Equipment

17,495

0.155

22.6

879

0.008

1.1

0

0.000

0.0

46,535

0.413

60.2

Grand Total 77,364 0.687 Note: Cost per unit floor area is based on the gross building floor area.

100.0

HVAC Sub-Total

Misc. Electric Misc. Fuel Use Non-HVAC Sub-Total

Gross Floor Area Conditioned Floor Area

Hourly Analysis Program v.4.4

112683.0 ft² 112683.0 ft²

Page 1 of 1

Annual Energy Costs - Linn County West Linn County - Feasibility Study Model Howard R. Green Company

09/21/2009 11:28AM

HVAC Electric 30.2%

60.1% Non-HVAC Electric

HVAC Natural Gas 9.6%

1. Annual Costs Annual Cost ($/yr)

($/ft²)

Percent of Total (%)

23,384

0.208

30.2

7,444

0.066

9.6

Fuel Oil

0

0.000

0.0

Propane

0

0.000

0.0

Remote Hot Water

0

0.000

0.0

Remote Steam

0

0.000

0.0

Remote Chilled Water

0

0.000

0.0

30,829

0.274

39.9

Component HVAC Components Electric Natural Gas

HVAC Sub-Total Non-HVAC Components Electric

46,532

0.413

60.1

Natural Gas

0

0.000

0.0

Fuel Oil

0

0.000

0.0

Propane

0

0.000

0.0

Remote Hot Water

0

0.000

0.0

Remote Steam

0

0.000

0.0

46,532

0.413

60.1

Grand Total 77,361 0.687 Note: Cost per unit floor area is based on the gross building floor area.

100.0

Non-HVAC Sub-Total

Gross Floor Area Conditioned Floor Area

Hourly Analysis Program v.4.4

112683.0 ft² 112683.0 ft²

Page 1 of 1

Monthly Component Costs - Linn County West Linn County - Feasibility Study Model Howard R. Green Company

09/21/2009 11:28AM

Air System Fans

Cooling

Heating

Pumps

Cooling Tower Fans

Lights

Electric Equipment

Misc. Electric

2500

Cost ($)

2000 1500 1000 500 0 Jan

Feb

Mar

1. HVAC Component Costs Air System Fans Month ($) January 417

Apr

May

Jun Jul Month

Aug

Sep

Oct

Nov

Dec

Cooling ($) 49

Heating ($) 2,343

Pumps ($) 17

Cooling Towers ($) 0

HVAC Total ($) 2,826

0

1,860

February

372

48

1,425

15

March

394

246

880

300

48

1,868

April

404

274

185

286

109

1,258

May

609

594

7

404

425

2,039

June

1,232

1,479

0

706

986

4,403

July

1,403

1,859

0

817

1,179

5,258

August

1,241

1,598

0

704

970

4,513

September

571

639

7

406

424

2,047

October

410

361

243

325

200

1,539

November

339

51

649

14

0

1,053

December

392

50

1,706

16

0

2,164

7,784

7,248

7,445

4,011

4,341

30,829

Month January

Lights ($) 2,263

Electric Equipment ($) 1,438

Misc. Electric ($) 69

Misc. Fuel Use ($) 0

Non-HVAC Total ($) 3,770

Grand Total ($) 6,596

February

2,277

1,406

72

0

3,754

5,614

March

2,213

1,352

70

0

3,634

5,502

April

2,148

1,317

68

0

3,533

4,791

May

2,092

1,311

65

0

3,468

5,507

June

2,806

1,719

89

0

4,614

9,017

July

2,610

1,636

81

0

4,327

9,585

August

2,796

1,729

88

0

4,613

9,126

September

2,121

1,317

66

0

3,504

5,551

October

2,184

1,369

68

0

3,621

5,160

November

2,295

1,445

71

0

3,810

4,863

December

2,357

1,458

74

0

3,888

6,052

28,161

17,495

879

0

46,535

77,364

Total

2. Non-HVAC Component Costs

Total

Hourly Analysis Program v.4.4

Page 1 of 1

Monthly Energy Costs - Linn County West Linn County - Feasibility Study Model Howard R. Green Company

09/21/2009 11:28AM

HVAC Electric

5500

HVAC Natural Gas

Non-HVAC Electric

5000 4500

Cost ($)

4000 3500 3000 2500 2000 1500 1000 500 0 Jan

Feb

Mar

Apr

May

Jun Jul Month

Aug

Sep

Oct

Nov

Dec

1. HVAC Costs Remote Hot Remote Chilled Water Remote Steam Water ($) ($) ($) 0 0 0

Electric ($) 484

Natural Gas ($) 2,343

Fuel Oil ($) 0

Propane ($) 0

February

435

1,425

0

0

0

0

0

March

989

880

0

0

0

0

0

April

1,072

185

0

0

0

0

0

May

2,032

7

0

0

0

0

0

June

4,403

0

0

0

0

0

0

July

5,258

0

0

0

0

0

0

August

4,513

0

0

0

0

0

0

September

2,040

7

0

0

0

0

0

October

1,297

243

0

0

0

0

0

404

649

0

0

0

0

0

Month January

November December

458

1,706

0

0

0

0

0

23,384

7,444

0

0

0

0

0

Electric ($) 3,770

Natural Gas ($) 0

Fuel Oil ($) 0

Propane ($) 0

February

3,754

0

0

0

0

0

March

3,634

0

0

0

0

0

April

3,532

0

0

0

0

0

May

3,467

0

0

0

0

0

June

4,613

0

0

0

0

0

July

4,326

0

0

0

0

0

August

4,613

0

0

0

0

0

September

3,504

0

0

0

0

0

October

3,621

0

0

0

0

0

November

3,810

0

0

0

0

0

December

3,888

0

0

0

0

0

46,532

0

0

0

0

0

Total 2. Non-HVAC Costs

Month January

Total

Hourly Analysis Program v.4.4

Remote Hot Water Remote Steam ($) ($) 0 0

Page 1 of 1

Appendix C

Lifecycle Summary Project: Linn County - Feasibility Study Model Prepared By: Howard R. Green Company

9/22/2009 9:56:32 AM

Linn County West Life Cycle Cost Analysis The purpose of this life cycle cost analysis is to determine the total present worth of the Linn County West Building. The analysis includes the estimated initial construction cost, annual maintenance cost and annual energy costs. Type of Analysis Type of Design Alternatives Length of Analysis Discount Rate

Table 1. Executive Summary Economic Criteria Incremental SIR Analysis Lowest Total Present Worth Lowest Annual Operating Cost Lowest First Cost

Public Sector Lifecycle Analysis Mutually Exclusive 25 yrs 4.00 %

Best Design Case for Each Criteria Linn County West Linn County West Linn County West Linn County West

Table 2. Design Cases Ranked by First Cost Design Case Name Design Case Short Name Linn County West LCW Table 3. Incremental Analysis Data Challenger Base Case LCW [Winner]

LCW [Winner]

Engineering Economic Analysis v 3.0

Value ($) $19,409,032 $207,360 $15,289,000

Total Present Annual Operating Worth ($) Cost ($/yr) $19,409,032 $207,360 Additional NPW Savings First Cost ($) ($) $0 $0

SIR 0.000

First Cost ($) $15,289,000 Payback Period (yrs) n/a

Page 1 of 1

Cash Flow Details Project: Linn County - Feasibility Study Model Prepared By: Howard R. Green Company

9/22/2009 9:56:43 AM

Linn County West Life Cycle Cost Analysis The purpose of this life cycle cost analysis is to determine the total present worth of the Linn County West Building. The analysis includes the estimated initial construction cost, annual maintenance cost and annual energy costs. Type of Analysis Type of Design Alternatives Length of Analysis Discount Rate

Public Sector Lifecycle Analysis Mutually Exclusive 25 yrs 4.00 %

1A. Component Cash Flows [Linn County West], Actual Value Year Date Cash Loan Loan Interest Investment ($) Principal ($) ($) 0 1 2 3 4

Initial 1 2 3 4

15,289,000 0 0 0 0

Engineering Economic Analysis v 3.0

0 0 0 0 0

0 0 0 0 0

Total Investment Cost ($) 15,289,000 0 0 0 0

Annual Operating Cost ($) 0 211,711 216,157 220,699 225,340

Non-Annual Operating Cost ($) 0 0 0 0 0

Total Operating Cost ($) 0 211,711 216,157 220,699 225,340

Total Cash Flow ($) 15,289,000 211,711 216,157 220,699 225,340 Page 1 of 3

Cash Flow Details Project: Linn County - Feasibility Study Model Prepared By: Howard R. Green Company

Year

5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Totals

Date

Cash Investment ($)

5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 15,289,000

9/22/2009 9:56:43 AM

Loan Loan Interest Principal ($) ($) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

1B. Present Worth Cash Flows [Linn County West] Year Date Total Investment Cost Total Operating Cost ($) ($) 0 Initial 15,289,000 0 1 1 0 203,569 2 2 0 199,849 3 3 0 196,201 4 4 0 192,622 5 5 0 189,111 6 6 0 185,667 7 7 0 182,288 8 8 0 178,973 9 9 0 175,721 10 10 0 172,530 Engineering Economic Analysis v 3.0

Total Investment Cost ($) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 15,289,000

Annual Operating Cost ($) 230,082 234,927 239,878 244,937 250,105 255,387 260,784 266,299 271,934 277,693 283,578 289,592 295,738 302,019 308,437 314,997 321,701 328,553 335,555 342,712 350,027 6,878,842

Non-Annual Operating Cost ($) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total Operating Cost ($) 230,082 234,927 239,878 244,937 250,105 255,387 260,784 266,299 271,934 277,693 283,578 289,592 295,738 302,019 308,437 314,997 321,701 328,553 335,555 342,712 350,027 6,878,842

Total Cash Flow ($) 230,082 234,927 239,878 244,937 250,105 255,387 260,784 266,299 271,934 277,693 283,578 289,592 295,738 302,019 308,437 314,997 321,701 328,553 335,555 342,712 350,027 22,167,842

Total Present Worth ($) 15,289,000 203,569 199,849 196,201 192,622 189,111 185,667 182,288 178,973 175,721 172,530 Page 2 of 3

Cash Flow Details Project: Linn County - Feasibility Study Model Prepared By: Howard R. Green Company

Year 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Totals

Date 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

Total Investment Cost Total Operating Cost ($) ($) 0 169,400 0 166,329 0 163,317 0 160,361 0 157,461 0 154,616 0 151,824 0 149,085 0 146,397 0 143,761 0 141,173 0 138,635 0 136,144 0 133,699 0 131,301 15,289,000 4,120,034

Engineering Economic Analysis v 3.0

9/22/2009 9:56:43 AM

Total Present Worth ($) 169,400 166,329 163,317 160,361 157,461 154,616 151,824 149,085 146,397 143,761 141,173 138,635 136,144 133,699 131,301 19,409,034

Page 3 of 3

Study Inputs Project: Linn County - Feasibility Study Model Prepared By: Howard R. Green Company

9/22/2009 9:56:53 AM

Study Title Linn County West Life Cycle Cost Analysis Study Description : The purpose of this life cycle cost analysis is to determine the total present worth of the Linn County West Building. The analysis includes the estimated initial construction cost, annual maintenance cost and annual energy costs. Type of Analysis Type of Design Alternatives Base Year Currency Symbol Length of Analysis Discount Rate

Engineering Economic Analysis v 3.0

Public Sector Lifecycle Analysis Mutually Exclusive 1 $ 25 yrs 4.00 %

Page 1 of 1

Cedar Rapids, IA 8710 Earhart Lane SW P.O. Box 9009 Cedar Rapids, IA 52404 319.841.4000 FAX 319.841.4012 800.728.7805

New Lenox, IL 323 Alana Drive New Lenox, IL 60451-1766 815.462.9324 FAX 815.462.9328

Chicago, IL 225 W. Washington Street 22nd Floor Chicago, IL 60606 312.775.1002 FAX 312.924.0201

Sioux City, IA 519 Nebraska Street P.O. Box 3556 Sioux City, IA 51102 712.258.4487 FAX 712.255.0697

Des Moines, IA 5525 Merle Hay Road, Suite 200 Johnston, IA 50131 515.278.2913 FAX 515.278.1846 800.593.2339

St. Louis, MO 16020 Swingley Ridge Road Suite 120 St. Louis, MO 63017 636.519.0990 FAX 636.519.0996 888.368.4389

Houston, TX 11000 Richmond Avenue Suite 300 Houston, TX 77042 713.965.9996 FAX 713.965.0044

Sioux Falls, SD 6010 South Minnesota Avenue Suite 102 Sioux Falls, SD 57108-2715 605.334.4499 FAX 605.338.6124 800.765.3008

McHenry, IL 420 N. Front Street Suite 100 McHenry, IL 60050-5528 815.385.1778 FAX 815.385.1781

St. Paul, MN Court International Building 2550 University Avenue West Suite 400N St. Paul, MN 55114 651.644.4389 FAX 651.278.1846 800.765.2008

Moline, IL 1515 5th Avenue Heritage Place, Suite 102 Moline, IL 61265 309.764.1220 FAX 309.764.1921 800.214.2731

Yorkville, IL 651 Prairie Pointe Suite 201 Yorkville, IL 60560-6506 630.553.7560 FAX 630.553.7646

www.hrgreen.com